Los Gatos

Los Gatos

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, 4 full baths
    Home size: 3,142 sq ft
    Lot size: 7,405 sqft
  2. 2 beds, 2 full, 1 half baths
    Home size: 1,251 sq ft
    Lot size: 2,787 sqft
  3. 4 beds, 3 full, 1 half baths
    Home size: 2,562 sq ft
    Lot size: 9,104 sqft
  4. 3 beds, 3 full baths
    Home size: 2,665 sq ft
    Lot size: 10,410 sqft
  5. 4 beds, 2 full, 1 half baths
    Home size: 2,114 sq ft
    Lot size: 435 sqft
  6. 4 beds, 2 full, 1 half baths
    Home size: 2,255 sq ft
    Lot size: 17,511 sqft
  7. 5 beds, 5 full, 1 half baths
    Home size: 5,917 sq ft
    Lot size: 1.34 ac
  8. 4 beds, 3 full baths
    Home size: 3,107 sq ft
    Lot size: 10,018 sqft
  9. 4 beds, 4 full, 1 half baths
    Home size: 4,248 sq ft
    Lot size: 12,022 sqft
  10. 5 beds, 4 full, 2 half baths
    Home size: 5,586 sq ft
    Lot size: 10,018 sqft

See all Real estate in the 95032 zip code.
(all data current as of 5/27/2017)

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 full baths
    Home size: 1,200 sq ft
    Lot size: 7,187 sqft
  2. 3 beds, 2 full, 1 half baths
    Home size: 1,438 sq ft
    Lot size: 4,660 sqft
  3. 3 beds, 2 full baths
    Home size: 1,066 sq ft
    Lot size: 7,448 sqft
  4. 3 beds, 2 full baths
    Home size: 1,480 sq ft
    Lot size: 8,015 sqft
  5. 3 beds, 2 full baths
    Home size: 1,159 sq ft
    Lot size: 3,833 sqft
  6. 3 beds, 1 full bath
    Home size: 1,108 sq ft
    Lot size: 10,236 sqft
  7. 4 beds, 2 full baths
    Home size: 1,396 sq ft
    Lot size: 7,187 sqft
  8. 4 beds, 2 full, 1 half baths
    Home size: 1,970 sq ft
    Lot size: 3,005 sqft
  9. 4 beds, 2 full baths
    Home size: 1,928 sq ft
    Lot size: 6,316 sqft
  10. 4 beds, 2 full baths
    Home size: 2,452 sq ft
    Lot size: 10,236 sqft

See all Real estate in the 95124 zip code.
(all data current as of 5/27/2017)

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. 3 beds, 2 full baths
    Home size: 1,510 sq ft
    Lot size: 8,363 sqft
  2. 3 beds, 2 full, 1 half baths
    Home size: 2,357 sq ft
    Lot size: 4.99 ac
  3. 5 beds, 4 full baths
    Home size: 4,100 sq ft
    Lot size: 7,492 sqft
  4. 5 beds, 4 full baths
    Home size: 3,142 sq ft
    Lot size: 7,405 sqft
  5. 3 beds, 3 full baths
    Home size: 3,208 sq ft
    Lot size: 29,620 sqft
  6. 2 beds, 1 full bath
    Home size: 574 sq ft
    Lot size: 2.89 ac
  7. 4 beds, 3 full baths
    Home size: 3,270 sq ft
    Lot size: 6.13 ac
  8. 2 beds, 1 full bath
    Home size: 1,086 sq ft
    Lot size: 8,799 sqft
  9. 2 beds, 1 full bath
    Home size: 954 sq ft
    Lot size: 10,541 sqft
  10. 2 beds, 2 full, 1 half baths
    Home size: 1,251 sq ft
    Lot size: 2,787 sqft

See all Real estate in the city of Los Gatos.
(all data current as of 5/27/2017)

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. 3 beds, 2 full baths
    Home size: 1,510 sq ft
    Lot size: 8,363 sqft
  2. 5 beds, 4 full baths
    Home size: 4,100 sq ft
    Lot size: 7,492 sqft
  3. 3 beds, 3 full baths
    Home size: 3,208 sq ft
    Lot size: 29,620 sqft
  4. 6 beds, 5 full, 1 half baths
    Home size: 5,070 sq ft
    Lot size: 1.01 ac
  5. 2 beds, 1 full bath
    Home size: 574 sq ft
    Lot size: 2.89 ac

See all Real estate in the 95030 zip code.
(all data current as of 5/27/2017)

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

 

  1. 5 beds, 4 full baths
    Home size: 3,142 sq ft
    Lot size: 7,405 sqft
  2. 2 beds, 2 full, 1 half baths
    Home size: 1,251 sq ft
    Lot size: 2,787 sqft
  3. 4 beds, 3 full, 1 half baths
    Home size: 2,562 sq ft
    Lot size: 9,104 sqft
  4. 3 beds, 3 full baths
    Home size: 2,665 sq ft
    Lot size: 10,410 sqft
  5. 4 beds, 2 full, 1 half baths
    Home size: 2,114 sq ft
    Lot size: 435 sqft

See all Real estate in the 95032 zip code.
(all data current as of 5/27/2017)

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

Blossom Manor neighborhood Los Gatos MapThe Blossom Manor neighborhood in east Los Gatos is very popular as it is well located close to the highly regarded Los Gatos schools, great shopping and parks, such as Oak Meadow and Vasona Lake County Park. Further, Blossom Manor enjoys comfortably sized lots with room to grow if a home has not already been expanded from its original footprint.

Most of “the Manor” (originally Blossom Hill Manor, though seldom called that now) is currently unincorporated, meaning it’s not properly part of the Town of Los Gatos, but instead is a county pocket. As time goes by, the incorporated areas are likely to grow and the county areas shrink – a trend we are seeing throughout the Los Gatos area and Santa Clara County as a whole.

A couple of streets, Cherrystone Drive and Lilac Way, are incorporated and share features typically found in incorporated areas: sidewalks, curbs and gutters. Additionally, they share tree lined streets and a small cabana or pool.

The manor is almost exclusively single family homes (houses) but along Blossom Hill Road and also Camelia Terrace, there are a few duplexes.

What are houses like in Blossom Manor?

The vast majority of houses in the Manor began as small to medium sized ranch style homes.  Over time, though, many of them have either been improved and expanded or fully torn down and rebuilt.  The newer homes often are 2 stories, but not always.

Here’s a little slideshow to introduce you to the neighborhood. Want more info?  Please call or email me today!

 

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

 

Rinconada Hills, Los Gatos: a gated community

Rinconada Hills, Los Gatos: a gated community with houses & townhomes

Rinconada Hills is a gated community in Los Gatos which is located near the intersections of Quito Road and Pollard Road on the Saratoga and Campbell border. It was built in stages with five different sections over a 13 years  (between 1968 and 1981) by Brown & Kaufmann. I spent some time mapping out the general, non-exact boundaries of the association, which you can see on the right hand page of this article.

According to the Rinconada Hills HOA website, this west Los Gatos neighborhood enjoys 107 acres of land with 394 townhouses (see floorplans here) and 40 single family homes. The houses are mostly on the east side of the community, but there are some on the southern end (those few with very large lots).

There are approximately 1,000 residents, which is about 3% of the population of the town of Los Gatos. Living at Rinconada Hills, they have many amenities at hand, including one lake and three ponds 10 swimming pools, 1 spa, 3 tennis courts, a clubhouse for events, plus an RV lot and extra parking for additional vehicles. It is “luxury living” in many regards.

Rinconada Hills is a very beautiful community with winding roads, walking paths, lots of open space (both landscaped and natural), and scenic views in many places. Some properties sit up on a knoll and boast vistas of San Jose and the Santa Clara Valley. Others look north toward Saratoga and the Santa Cruz Mountains. Some are situated above or right on the lake or ponds, making for a rare ‘water view’ in Silicon Valley.  Continue reading

2014 Los Gatos Plein AirA fabulous annual Silicon Valley event, the Plein Air Art Exhibit returns to Los Gatos this month, on June 20-21, 2014.  It is sponsored by the Los Gatos Morning Rotary and is described on its website as

Los Gatos Plein Air 2014 is a fine art exhibition and sale that will be held in Los Gatos, California on Saturday, June 21, 2014. This juried event brings nationally recognized Plein Air artists to Los Gatos to paint “en plein air”, which refers to the 19th century style of painting “in the open air” on location.

The artists’ reception and silent auction take place the evening before.

Please have a look at the Plein Air site for all of the details:

http://lgpleinair.org/

  1. 3 beds, 2 full baths
    Home size: 1,510 sq ft
    Lot size: 8,363 sqft
  2. 5 beds, 4 full baths
    Home size: 4,100 sq ft
    Lot size: 7,492 sqft
  3. 5 beds, 4 full baths
    Home size: 3,142 sq ft
    Lot size: 7,405 sqft
  4. 3 beds, 3 full baths
    Home size: 3,208 sq ft
    Lot size: 29,620 sqft
  5. 6 beds, 5 full, 1 half baths
    Home size: 5,070 sq ft
    Lot size: 1.01 ac
  6. 2 beds, 1 full bath
    Home size: 1,086 sq ft
    Lot size: 8,799 sqft
  7. 2 beds, 2 full, 1 half baths
    Home size: 1,251 sq ft
    Lot size: 2,787 sqft
  8. 4 beds, 2 full, 1 half baths
    Home size: 2,200 sq ft
    Lot size: 6,446 sqft
  9. 4 beds, 3 full, 1 half baths
    Home size: 2,562 sq ft
    Lot size: 9,104 sqft
  10. 3 beds, 3 full baths
    Home size: 2,665 sq ft
    Lot size: 10,410 sqft

See all Real estate in the Los Gatos/Monte Sereno community.
(all data current as of 5/27/2017)

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

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


Selling homes in
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