Los Gatos real estate market trends and statistics

Low inventory has been the headline story in the Los Gatos real estate market for the last year. Here’s a multiple year view of single family homes for sale in Los Gatos 95030 and 95032 since January 2015 – I find this to be enlightening since any one year can be an anomaly. The chart below shows us that the average inventory for Los Gatos in March can vary, but not by a large margin and usually sits somewhere between the mid 50s to 60s. This March fell well below that range with only 43 active listings, the lowest across all visible years.

Seasonal trends for 2020 were thrown completely off after the lockdown order with inventory has been unusually consistent since March with little fluctuation, the result of which was a higher than average inventory in December and lower averages throughout the rest of the year.

 

InventoryLG-Mar2021

 

The ultra low number of listings is due to many factors, one of them being the current coronavirus pandemic and health and safety concerns. For a look at how Covid-19 is affecting the local real estate market today, please check Coronavirus Impact on Real Estate Sales on my other blog.

Some homeowners may be waiting until the restrictions are lifted to list their home, but seller’s willing to jump through a few hoops are benefitting from a very hot seller’s market with limited inventory. If you’re interested in selling your home this year, check out my article on how to Sell Your Home in 2021. When you’re ready to talk to an agent I would love to hear from you!

What is selling best in LG right now?

In general, single family homes listed at or under roughly $2.5 million are selling well, averaging around 6.3% over list price in March. Those listed around $2.5 millions and upward are also frequently selling above asking with an average of roughly 3.9% above list price in March. Even so, there are exceptions in both groups. Certain things can skew the data. For instance, a home in Los Gatos listed under $2 million took over 8 months to sell and sold $1 over asking, while another listed around $3.7 million sold over 28% above asking in just 7 days. When planning to buy or sell, it’s best to look at the data within a mile of your home (or the one you want to buy), and across similar properties, excluding the odd sales which aren’t comparable.

By the numbers: Of the 46 single family home sales in Los Gatos (not including the mountain market) in March on the MLS, none sold under $1 million, 13 closed at or below $2 million (3 went below $1.5 million), 19 sold above $2 and below $3 million, 11 above $3 and below $4 million, and 3 sold ranging from $4 million to $4.6 million. The high end price point tends to be around $3,000,000 and up for this part of Santa Clara County. The vast majority of what sold would not be considered luxury properties, even though in most areas of the U.S. these would be luxury price tags.

Los Gatos real estate statistics at a glance for 95030 & 95032

Next, data from the RE Report for Los Gatos (“in town”), in the Los Gatos Mountains, and for Los Gatos condos (only in town, none in the mountain communities). Below that are the live Altos Research charts, updated automatically each week. Altos uses list prices, not sold prices.

The numbers below analyze data gathered during the first week of each month and cover real estate statistics from the month prior in Los Gatos 95030 & 95032 (all areas / school districts), or MLS “area 16”. See the full RE Report here.

Trends At a Glance Mar 2021 Previous Month Year-over-Year
Median Price $2,695,000 (-5.4%) $2,850,000 $2,565,000 (+5.1%)
Average Price $2,659,670 (-19.3%) $3,297,760 $2,807,500 (-5.3%)
No. of Sales 44 (+51.7%) 29 24 (+83.3%)
Pending 65 (+22.6%) 53 29 (+124.1%)
Active 40 (+17.6%) 34 57 (-29.8%)
Sale vs. List Price 105.1% (+3.8%) 101.2% 102.8% (+2.2%)
Days on Market 34 (-51.1%) 69 14 (+134.5%)
Days of Inventory 27 (-13.8%) 32 71 (-61.7%)

Prices fell from last month and aren’t far from last year. However, last month had a rare +$10 million sale, so take last month’s average price with a grain of salt. The number of sales and sales pending are well above last month and last year showing heightened activity. Available inventory, on the other hand, continues to fall short of last year, but grew a little month-over-month. The sales vs list price ratio jumped to a hot 105.1%, rising well above last month and last year. Overall it’s an increasingly busy seller’s market in Los Gatos, possibly impacted by delayed activity from earlier this year.

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