Los Gatos real estate market trends and statistics

The Los Gatos real estate market is cooling, but it is still a strong seller’s market – just not as “white hot” as it was a few months ago, and the trends are all pointing to a calmer, slower, more balanced market.

As of today, June 8, some info on single family  homes in LG 95030 & 95032:

  • 55 single family homes are on the market in “Active” status – it was 43 when I last updated this article on May 5 (of those, 1 is listed as “agent only, show”, and 7 are “agent only, do not show”). The agent only listings means that they are not syndicated to other websites.
  • 1 house is under contract but there are contingencies of some kind in place (could be loan, appraisal, property inspection, buyer to sell current home, seller to find a replacement home) – so those sales may not go through.
  • 22 houses are sale pending, no contingencies (this is a small number compared to the active listings) – it was 27 at my last update for this post
  • 26 houses have closed escrow in the last month, down from 33 in early May (fewer pendings – sales are decelerating).
  • The average sale price to list price ratio for these 26 houses was 108%, a very significant drop over last month’s 118% .

 

Here is some data that I pulled directly from the MLS:

Lack of inventory remains pronounced, but there is a shift, and finally the inventory is higher than last year. But take a look at ALL of the previous years. What is “normal”? I think 70 – 80 is pretty normal.  When it gets to be over about 100 it seems to be a slower market.

 

Los Gatos Inventory 

 

 

 

Sale Price to List Price Ratio for Los Gatos 95030 & 95032 houses

The sale price to list price ratio is a new high in April but backed way down in May. The sky isn’t falling, though. May’s ratio is still one of the highest on record.

Read more

Selling Your Home in a Rainy El Ni

January 19, 2010

Lightning is flashing, thunder is rumbling, the rain is coming down and instead of hibernating, you are trying to sell your home.  With a front yard saturated and soupy, what can you do to make your home inviting and pleasing to the serious home buyers who brave this kind of soggy winter weather?

Winter home selling poses some challenges, and all of them are exaggerated in a year like this El Ni

Simple Rules for Landscaping to Sell Your Home

March 01, 2008

We all like easy answers, preferably with a short list. That’s why titles like “Five Easy Ways to Make Millions” seem to sell so well. With that in mind, let me provide a few very simple rules of thumb for staging your Silicon Valley home to sell in any real estate market. But let me warn you: I’m going to be painfully, brutally blunt. 

The first rule for “staging your home to sell” is the topic of today’s post and it involves landscaping and curb appeal. The front of the house needs to look great. Seriously. If the front doesn’t look wonderful (or at least really good), the buyer will never go inside to see how great your home is.  Especially now, when the majority of homes are not selling.

Here’s Mary Pope-Handy’s “Simple Rules for Landscaping to Sell Your Home”:

  • Street view of a Los Gatos home that features a wall of juniper in front. Get rid of juniper. I’m not kidding. And ivy too, while you are at it. These two plants are hated by most buyers and tend to give them the sense of “if they’ve lived with that, what else have they lived with?”  There are front yards which consist of nothing but ivy and juniper. Tear it out.
  • Make sure the door(s) and windows are fully viewable and not at all obstructed from the street. This is dual purpose. First, it allows the buyer to see the home as uncrowded from the outside, and it lets a maximum of light get inside. If your bushes are growing over any part of the window, beat it back. I mean, trim it back. Mature landscaping is good. Overgrown is bad.
  • Have a healthy lawn in front. Fresh sod is nice, but a nearly weed-free, inviting patch of green will do. (In ground sprinklers required. Timers and auto drip a plus to buyers.)
  • Plant colorful flowers near the walk way and near the front door.
  • If you have a porch, make it appealing with good furniture – but not overcrowded. Think uncluttered. If it’s a tiny porch, use tiny bistro-like furniture.
  • Keep garden hoses rolled up and tidy, keep walkways clear of debris, keep all the living things healthy (unless you’ve got moss – get rid of that living thing!).
  • Clean your windows, door, porch, exterior. A power washer is a good friend – it’ll help you clear cobwebs. Make sure the door opens easily and the hardware is clean.
  • How’s your mailbox? If it’s tired, replace it. Ditto that for the front mat.
  • When selling, make sure to keep your garage door closed (and that it operates properly). If the driveway, walkway or sidewalk is badly cracked or damaged, consider repairing or replacing it. This is particularly true if there is any tripping hazard. (Imagine a buyer getting hurt while viewing your property – you want to eliminate this possibility.)

That’s it for the exterior. Not too painful, was it? (Well, not if you didn’t start with a heavy load of juniper and ivy.) If you can make your front yard approachable and welcoming (no walls of ivy, no overgrowth), it will do wonders at beckoning people to see the inside of your home too.