Los Gatos

Los Gatos

Vista del Monte MapAre you interested in Los Gatos real estate and Los Gatos neighboorhoods? Over on my Live in Los Gatos blog, I’ve been reworking articles about the various residential areas of town, digging into the county records for subdivision info, shooting video as I’m driven through various neighorooods and adding MLS information. Today I completed a whole new article with video on the Vista del Monte neighborhood in east Los Gatos.

Please have a look!

http://liveinlosgatosblog.com/the-vista-del-monte-neighborhood-in-los-gatos/

Or if you’d just like to see the video, here it is (bigger version on Live in Los Gatos):

As a Los Gatos Realtor and resident, I  hope to showcase more & more areas within the town, as well as in San Jose and the greater Silicon Valley area.  If you are interested in buying or selling a home here, please call or email me today!

  1. 5 beds, 4 baths
    Home size: 2,988 sq ft
    Lot size: 11,251 sqft
  2. 3 beds, 2 baths
    Home size: 1,862 sq ft
    Lot size: 12,218 sqft
  3. 8 beds, 10 baths
    Home size: 11,000 sq ft
    Lot size: 51.34 ac
  4. 3 beds, 2 baths
    Home size: 1,718 sq ft
    Lot size: 28,801 sqft
  5. 5 beds, 6 baths
    Home size: 7,152 sq ft
    Lot size: 1.07 ac
  6. 3 beds, 2 baths
    Home size: 947 sq ft
    Lot size: 4,599 sqft
  7. 3 beds, 3 baths
    Home size: 3,153 sq ft
    Lot size: 3.12 ac
  8. 3 beds, 2 baths
    Home size: 2,625 sq ft
    Lot size: 39,125 sqft
  9. 3 beds, 2 baths
    Home size: 1,466 sq ft
    Lot size: 22,925 sqft
  10. 5 beds, 7 baths
    Home size: 6,294 sq ft
    Lot size: 2.26 ac

See all Real estate in the 95030 zip code.
(all data current as of 9/19/2017)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Surrey Farm Neighborhood Los Gatos CA (Silicon Valley)A Los Gatos neighborhood which is “close to town” but feels further out is the highly sought after Surrey Farms area, located off Kennedy Road less than a mile from Los Gatos Boulevard, and less than 1.5 miles to all the local public schools:  Van Meter or Blossom Hill Elementary, Fisher Middle, Los Gatos High.

There are about 70 single family homes or houses in Surrey Farms, most of them on quarter acre or third of an acre lots, but a couple are much smaller and two are more than an acre.   The houses were first constructed there in the mid 1950s and completed in about 1960.  At that time, they were all “ranch style” and consisted of about 2000 to 3000 SF in most cases.  Today many have been remodeled, enlarged or even fully rebuilt, and the home sizes are bigger, with more than 10% of them over 4,000 SF today.

Regarding the name: folks in Los Gatos do call this subdivision “Surrey Farms”, but I did some research on the county records and it appears that the original name was “Surrey Farm” – singular!  My best guess is that it was a farm or horse ranch by that name prior to the housing being built…but that would take a bit more research that I haven’t yet done.

For now, enjoy the video and map, and if you’d like more information, I have a longer article that you can read on my new Live in Los Gatos blog.  Here’s the link:

http://liveinlosgatosblog.com/surrey-farm-neighborhood/

  1. 3 beds, 2 baths
    Home size: 1,862 sq ft
    Lot size: 12,218 sqft
  2. 5 beds, 7 baths
    Home size: 8,085 sq ft
    Lot size: 4.79 ac
  3. 8 beds, 10 baths
    Home size: 11,000 sq ft
    Lot size: 51.34 ac
  4. 4 beds, 4 baths
    Home size: 4,308 sq ft
    Lot size: 40,001 sqft
  5. 3 beds, 2 baths
    Home size: 1,718 sq ft
    Lot size: 28,801 sqft
  6. 3 beds, 2 baths
    Home size: 947 sq ft
    Lot size: 4,599 sqft
  7. 3 beds, 2 baths
    Home size: 1,372 sq ft
    Lot size: 8,969 sqft
  8. 4 beds, 3 baths
    Home size: 1,414 sq ft
    Lot size: 6,220 sqft
  9. 3 beds, 3 baths
    Home size: 3,153 sq ft
    Lot size: 3.12 ac
  10. 3 beds, 3 baths
    Home size: 1,639 sq ft
    Lot size: 2,099 sqft

See all Real estate in the Los Gatos/Monte Sereno community.
(all data current as of 9/19/2017)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Saratoga HighlandsRio Rinconada in west Los GatosThere’s a lovely neighborhood in west Los Gatos which is set between the La Rinconada Golf Course and the Rinconada Hills gated community (near the corner of Pollard and Quito Roads). There are 3 distinct subdivisons: Rio Rinconada (where all the roads are named “Calle” something), Saratoga Highlands (More Avenue, Roxbury Ln, Prince St., Mattson Ave., and part of Wedgewood Av), and a third area which seems to have no specific name but which is said to have been built by Thrust 4 and includes bigger, younger, more expensive homes on larger lots – many with 3 car garages and views.

The La Rinconada Park is one of the major draws to the neighborhood. Another is the very close proximity of a shopping center which includes a good sized Safeway, and an elementary and middle school close by too.

This week I wrote about these west Los Gatos subdivisions and the neighborhood generally on my Live in Los Gatos blog, and I also included a video “drive through” for those who’d like a really good feel for the area. Want more info? Please continue reading here:

http://liveinlosgatosblog.com/saratoga-highlands-rio-rinconada-and-granada-way-la-rinconada-park-neighborhood/

  1. 5 beds, 7 baths
    Home size: 8,085 sq ft
    Lot size: 4.79 ac
  2. 4 beds, 4 baths
    Home size: 4,308 sq ft
    Lot size: 40,001 sqft
  3. 3 beds, 2 baths
    Home size: 1,372 sq ft
    Lot size: 8,969 sqft
  4. 4 beds, 3 baths
    Home size: 1,414 sq ft
    Lot size: 6,220 sqft
  5. 3 beds, 3 baths
    Home size: 1,639 sq ft
    Lot size: 2,099 sqft
  6. 5 beds, 6 baths
    Home size: 6,644 sq ft
    Lot size: 4.13 ac
  7. 4 beds, 3 baths
    Home size: 2,116 sq ft
    Lot size: 3,767 sqft
  8. 5 beds, 5 baths
    Home size: 3,960 sq ft
    Lot size: 13,804 sqft
  9. 5 beds, 6 baths
    Home size: 4,104 sq ft
    Lot size: 17,911 sqft
  10. 4 beds, 2 baths
    Home size: 2,088 sq ft
    Lot size: 8,668 sqft

See all Real estate in the 95032 zip code.
(all data current as of 9/19/2017)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Appreciation by west valley zip code for July median sale priceHome values in Silicon Valley have been rising over the last few years, and in some segments the appreciation has been incredibly steep.  This happens when a big influx of home buyers want to purchase but the supply of real estate inventory is too limited for the demand.  This is happening in the most popular areas especially: those with either short commutes, great schools, a vibrant downtown, or some combination of these three.

Today I wanted to look at the median sale price of houses which closed escrow in July 2014 and the preceding few years for the same month only in a handful of zip codes in San Jose and Los Gatos along the west valley areas.  Considered for this study are 95070 – Saratoga, 95030 7 95032 – Los Gatos & Monte Sereno, 95008 – Campbell, 95124 – Cambrian area of San Jose, and 95120 – Almaden Valley area of San Jose.  The only month plotted is July for each year.

When charted, it appears that most of these west valley areas are appreciating somewhat steadily, though 95032 came down in the month of July 2014 as opposed to 2013 (one month does not make a trend, and please remember that ONLY July for each year was considered here).  At the other end of the spectrum is Campbell, 95008, which has been immensely popular in recent years.

Next let’s take a look at the numbers themselves for July in the years 2010 – 2014.

Median sale price for west valley zip codes

Continue reading

Alta Vista and Carlton attendance areas for Los Gatos and Cambrian area of San JoseIf you’re interested in buying a home in the Union School District, which straddles the Los Gatos and Cambrian area of San Jose border, you may be wondering what the real estate price difference is between homes in San Jose 95124 vs properties in Los Gatos 95032…

 

Please read the rest of this article on the Live in Los Gatos blog:

http://liveinlosgatosblog.com/union-school-district-pricing-how-much-more-to-live-in-los-gatos-than-san-jose/

  1. 3 beds, 2 baths
    Home size: 1,155 sq ft
    Lot size: 5,998 sqft
  2. 3 beds, 2 baths
    Home size: 1,286 sq ft
    Lot size: 6,181 sqft
  3. 5 beds, 3 baths
    Home size: 3,896 sq ft
    Lot size: 5,667 sqft
  4. 4 beds, 3 baths
    Home size: 1,912 sq ft
    Lot size: 5,998 sqft
  5. 4 beds, 3 baths
    Home size: 3,166 sq ft
    Lot size: 9,374 sqft
  6. 4 beds, 3 baths
    Home size: 2,258 sq ft
    Lot size: 5,401 sqft
  7. 4 beds, 2 baths
    Home size: 1,496 sq ft
    Lot size: 6,599 sqft
  8. 2 beds, 2 baths
    Home size: 1,212 sq ft
    Lot size: 1,981 sqft
  9. 5 beds, 4 baths
    Home size: 3,989 sq ft
    Lot size: 11,639 sqft
  10. 3 beds, 3 baths
    Home size: 1,467 sq ft
    Lot size: 1,197 sqft

See all Real estate in the 95124 zip code.
(all data current as of 9/19/2017)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

The historic Almond Grove neighborhood, or the Almond Grove district, is in or perhaps more properly adjacent to downtown Los Gatos. It is one of only 5 areas named by the town as a  “Los Gatos historic district.” The others are the Edelen or University Historic District, the Fairview Plaza Historic District, the Broadway area, and the Downtown Historic District. (I was suprised that the Glenridge area doesn’t enjoy the same distinction – but I’m sure that there’s a good reason for that.)

Town of Los Gatos Historic Districts

What sets this neighborhood apart, besides simply having older houses? Why make it a special historic district?

It certainly got off to a good start. The subdivision was first auctioned off in 1887. They began with approximately 40 acres of former almond orchards that was subdivided into 170 lots and by the end of the first auction day, a full 121 of them were sold!!  But that’s not it. However, part of it had to do with the background story. Below please find an excerpt from the town’s website.

(Read the entire document here: http://www.losgatosca.gov/documents/8/12/14/almondgrove.PDF )

Almond Grove District History

The town has a long discussion as to why this area is historic. It’s not just the age of the buildings, but also what happened there and who lived there and why they were important to the town.

Almond Grove Los Gatos video

I’ve written much more on my “Live in Los Gatos” blog.  To learn more, please read these articles:

The Almond Grove neighborhood in Los Gatos, a scenic & historic district (July 2014)

A Place for Strolling in Los Gatos: Historic Almond Grove District in Los Gatos (May 2007)

Sorry, but we couldn't find any results in the MLS that match the specified search criteria.

Arroyo Rinconada and Rinconada HillsArroyo Rinconada is a charming, smaller townhome community plus one historic house in west Los Gatos along the Saratoga and Campbell border. It is located at the corner of Quito Road and Pollard Road, and adjacent to the much larger Rinconada Hills development. With Spanish style architecture, tiled roofs, curving streets and gentle slopes, and set with a backdrop of trees along the creek, it is very scenic.

There are just 3 streets in this complex: Casa Grande (Big House), Rio Vista (River View), and Sierra Linda (Pretty Mountain or Scenic Hill).

The townhomes were all built in 1984. They are good sized, with 3 bedrooms, 2-3 baths, between 2150 square feet and 2350 SF, attached 2 car garages, all built in 1984. Today, they are likely to sell in the range of $1 – $1.15 million.

The approximately 2600 square foot Spanish style house was built in 1935 and sits atop a knoll on a 55,000 square foot lot. The little road ringing the lot is Casa Grande – appropriately named!

Are there any special facilities?

Arroyo Rinconada has a gate at its opening but does not appear to be in use at this time. The community enjoys the use of a private pool, spa, clubhouse and tennis courts. As of this writing, the monthly home owner dues are a little over $500.

The home owners association has a website which includes a slideshow of the homes and grounds:  http://arroyorinconada.org

  1. 2 beds, 2 baths
    Home size: 1,257 sq ft
    Lot size: 11,199 sqft
  2. 5 beds, 7 baths
    Home size: 8,085 sq ft
    Lot size: 4.79 ac
  3. 8 beds, 10 baths
    Home size: 11,000 sq ft
    Lot size: 51.34 ac
  4. 4 beds, 4 baths
    Home size: 4,308 sq ft
    Lot size: 40,001 sqft
  5. 3 beds, 2 baths
    Home size: 1,718 sq ft
    Lot size: 28,801 sqft
  6. 5 beds, 6 baths
    Home size: 7,152 sq ft
    Lot size: 1.07 ac
  7. 3 beds, 2 baths
    Home size: 947 sq ft
    Lot size: 4,599 sqft
  8. 3 beds, 2 baths
    Home size: 1,372 sq ft
    Lot size: 8,969 sqft
  9. 4 beds, 3 baths
    Home size: 1,414 sq ft
    Lot size: 6,220 sqft
  10. 3 beds, 3 baths
    Home size: 3,153 sq ft
    Lot size: 3.12 ac

See all Real estate in the city of Los Gatos.
(all data current as of 9/19/2017)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Newcomers to the Los Gatos and Monte Sereno areas often have trouble sorting out the local school districts, and whether or not one area has better performing students than another.  (In many areas, the school district is firmly tied to the city or zip code. Not here!) My advice is to visit the schools in person, talk with people there if possible, and do a lot of research since school scores do not tell the entire story. That said, they do tell part of it – and they are a simple way to compare side by side.

Today I took a few minutes to compile a list of the public schools which serve the residents of Monte Sereno and Los Gatos (town, not the county areas in the mountains – the Los Gatos Mountain schools score very very well overall) and to note their API Scores for 2013, the most recent year for which we have data.   As you can see below, the scores for the elementary and middle schools are really excellent across the board and in all districts, and in many cases the elementary schools in the LG Union School District are not as high as those outside of it.    The real difference shakes out at the high school level.   (It should be noted, too, that Saratoga High has a score of 938 and residents within the Los Gatos-Saratoga Joint Union High School District can apply to go there, or at least have been able to do so in the past.)  *Please click on the image below to see a larger version of it.

Schools serving Los Gatos and Monte Sereno

Home values are influenced by many factors, one of them often being school scores.  Twenty years ago, many Los Gatos residents felt that they had to be “in the schools” to give their children a quality education.  Many do still prefer the Los Gatos Union School District, but it’s not as uniformly thought before since the scores in the Union School District have been rising quite a lot in recent years.  The part of San Jose (Cambrian) which falls within the Union School District is extremely popular now due to the more affordable price tag with really great schools.   Many of them are expecting the scores at Leigh High School to rise in time since all of the “feeder schools” are scoring in the 900s.

 

Browse homes for sale in Los Gatos 95030 &  Monte Sereno 95030  (Below this list, see also Los Gatos and Monte Sereno 95032 – real estate listings in Los Gatos and Monte Sereno)

  1. 5 beds, 4 baths
    Home size: 2,988 sq ft
    Lot size: 11,251 sqft
  2. 3 beds, 2 baths
    Home size: 1,862 sq ft
    Lot size: 12,218 sqft
  3. 8 beds, 10 baths
    Home size: 11,000 sq ft
    Lot size: 51.34 ac
  4. 3 beds, 2 baths
    Home size: 1,718 sq ft
    Lot size: 28,801 sqft
  5. 5 beds, 6 baths
    Home size: 7,152 sq ft
    Lot size: 1.07 ac

See all Real estate in the 95030 zip code.
(all data current as of 9/19/2017)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 

  1. 5 beds, 7 baths
    Home size: 8,085 sq ft
    Lot size: 4.79 ac
  2. 4 beds, 4 baths
    Home size: 4,308 sq ft
    Lot size: 40,001 sqft
  3. 3 beds, 2 baths
    Home size: 1,372 sq ft
    Lot size: 8,969 sqft
  4. 4 beds, 3 baths
    Home size: 1,414 sq ft
    Lot size: 6,220 sqft
  5. 3 beds, 3 baths
    Home size: 1,639 sq ft
    Lot size: 2,099 sqft

See all Real estate in the 95032 zip code.
(all data current as of 9/19/2017)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 

 

Near Leigh HighWhat does it cost to be within a mile of Leigh High School in San Jose’s Cambrian area?  Today I ran the numbers of sold houses over the last 60 days overall and also by price range of $200,000 increments.  Here’s how it looks – averages for regular sales (non distressed, no short sales or REOs) in San Jose 95124 within a 1 mile radius of Leigh HS.

For all Cambrian houses (prices ranged from $770,000 to $1,350,000):

  • The average sale price of the 26 regular sale houses sold in the last 60 days was $888,236; the average square footage was 1676, average lot size 7044 SF, average age 54 and average days on market 12.  If you are hoping to buy a Cambrian home close to Leigh High School, the odds are that it will cost you at least $800,000 and very likely much more.

If we pull it apart by price point, it’s a little surprising to find that the amount of house bought at the lowest prices was not that much different from those in the mid-range.  The difference is probably a combination of exact location (being next to Hwy 85, the high voltage lines or on a busier street will pull prices down while having a fully remodeled property will bring it up).  Here are the stats:

  • $799,999 and under: 4 sales, average SF 1423, average lot size 6304, average age 53 years, days on market 8
  • $800,000 to $999,999: 16 sales, average SF 1458, average lot size 6764, average age 52 years, days on market 13.    These are your most typical homes in the area in terms of pricing.
  • $1,000,000 to $1,199,999: 2 sales, average SF 2881, average lot size 8045, average age 59 years, days on market 8

What if we look at the same exact area, within one mile of Leigh High School, but at properties within the town of Los Gatos? Continue reading

Translation

by Transposh - translation plugin for wordpress
Mary Pope-Handy
Realtor
ABR, CIPS, CRS, SRES
Sereno Group Real Estate
214 Los Gatos-Saratoga Rd
Los Gatos, CA 95030
408 204-7673
Mary (at) PopeHandy.com
License# 01153805


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2007: Mary Pope-Handy and Frances Flynn Thorsen win the Project Blogger Contest for Mary's Live in Los Gatos blog. The contest was sponsored by
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