Leo or Leona - the mascot of Los GatosMost of the Santa Clara Valley is undergoing a cooling trend. With Los Gatos 95030 & 95032, though, it has not been a straight decline as in some areas, though the peak of the market was in March (think February sales with closings 30 days later).  Here are the current numbers, per my Los Gatos real estate report (click on the link for full information).

The Los Gatos Mountains are a distinctly different market and as such are covered in a separate market update, updated less frequently than here, but with live Altos charts for that area.

Los Gatos / Monte Sereno housing values and pricing trends (aka “area 16” for our MLS, zip codes 95030 and 95032) – month over month, it’s down 13.9%, and year over year, up 16.1%.

Trends at a Glance

Trends At a Glance Jul 2018 Previous Month Year-over-Year
Median Price $2,410,000 (-13.9%) $2,800,000 $2,075,000 (+16.1%)
Average Price $2,424,220 (-14.5%) $2,834,730 $2,237,580 (+8.3%)
No. of Sales 31 (-20.5%) 39 38 (-18.4%)
Pending 34 (-20.9%) 43 29 (+17.2%)
Active 75 (+8.7%) 69 68 (+10.3%)
Sale vs. List Price 101.9% (0.0%) 101.9% 103.7% (-1.7%)
Days on Market 25 (+39.0%) 18 24 (+4.9%)
Days of Inventory 73 (+41.5%) 51 54 (+35.2%)

 

And last month:

Trends At a Glance Jun 2018 Previous Month Year-over-Year
Median Price $2,800,000 (+13.1%) $2,475,000 $2,052,000 (+36.5%)
Average Price $2,834,730 (+4.8%) $2,705,630 $2,320,190 (+22.2%)
No. of Sales 39 (+30.0%) 30 55 (-29.1%)
Pending 43 (-6.5%) 46 42 (+2.4%)
Active 69 (-6.8%) 74 63 (+9.5%)
Sale vs. List Price 101.9% (-1.6%) 103.6% 103.5% (-1.5%)
Days on Market 18 (-27.3%) 25 20 (-9.4%)
Days of Inventory 51 (-30.7%) 74 33 (+54.5%)

 

The Los Gatos condo and townhouse market is cooling tremendously from a few months ago.  Prices are off both year over year and month over month. Because there are so few condos and townhomes selling at any given time, the data can get skewed with a few large sales or a few small ones. What I am seeing, though, are falling prices from the spring peak. Things seem to be down about 5% from earlier this year in many parts of town.

Trends at a Glance: condos and townhomes in Los Gatos

Trends At a Glance Jul 2018 Previous Month Year-over-Year
Median Price $900,000 (-34.4%) $1,372,500 $1,135,000 (-20.7%)
Average Price $922,857 (-35.3%) $1,426,790 $1,155,710 (-20.1%)
No. of Sales (-50.0%) 14 (0.0%)
Pending (+14.3%) 7 (-11.1%)
Active 12 (-14.3%) 14 (+100.0%)
Sale vs. List Price 104.5% (-3.3%) 108.0% 99.2% (+5.3%)
Days on Market 13 (-29.6%) 18 27 (-52.7%)
Days of Inventory 51 (+77.3%) 29 26 (+100.0%)

 

And last month:

Trends At a Glance Jun 2018 Previous Month Year-over-Year
Median Price $1,372,500 (+1.7%) $1,350,000 $1,025,000 (+33.9%)
Average Price $1,426,790 (+15.2%) $1,238,460 $1,015,790 (+40.5%)
No. of Sales 14 (+7.7%) 13 14 (0.0%)
Pending (-46.2%) 13 (+16.7%)
Active 14 (+27.3%) 11 (+75.0%)
Sale vs. List Price 108.0% (-0.5%) 108.6% 101.8% (+6.1%)
Days on Market 18 (-18.1%) 22 13 (+42.9%)
Days of Inventory 29 (+14.2%) 25 17 (+75.0%)

Monte Sereno

 Monte Sereno (houses only, at least for now – small area so prices appear to jump around more due to few transactions each month) – take it with a pound of salt and use the town of Los Gatos as a better reference. Monte Sereno’s home values are higher, and the luxury tier generally does not sell as fast or as strong as more moderately priced areas in Silicon Valley. The market in Monte Sereno for sellers right now is much better than it was a year ago, though.

Monte Sereno Trends at a Glance

Trends At a Glance Jul 2018 Previous Month Year-over-Year
Median Price $2,900,000 (-9.4%) $3,200,000 $2,950,000 (-1.7%)
Average Price $3,027,330 (-6.3%) $3,230,000 $3,373,000 (-10.2%)
No. of Sales (+50.0%) 4 (0.0%)
Pending (0.0%) 6 (+50.0%)
Active (-40.0%) 10 (-33.3%)
Sale vs. List Price 100.3% (+1.9%) 98.4% 101.4% (-1.1%)
Days on Market 21 (-6.4%) 22 70 (-70.1%)
Days of Inventory 30 (-58.6%) 73 45 (-33.3%)
And last month:
Trends At a Glance Jun 2018 Previous Month Year-over-Year
Median Price $3,200,000 (-21.5%) $4,075,000 $2,725,000 (+17.4%)
Average Price $3,230,000 (-15.0%) $3,800,000 $2,867,500 (+12.6%)
No. of Sales (0.0%) 4 (-50.0%)
Pending (0.0%) 6 (+50.0%)
Active 10 (-9.1%) 11 12 (-16.7%)
Sale vs. List Price 98.4% (-0.7%) 99.1% 99.2% (-0.8%)
Days on Market 22 (-4.3%) 23 38 (-41.1%)
Days of Inventory 73 (-12.1%) 83 44 (+66.7%)

Cambrian Park area of San Jose Looking for more affordable area close to Los Gatos? Check out the Cambrian Park area of San Jose, especially the 95124 zip code (with Union Schools).Cambrian area of San Jose – condos and townhomes. I also update a market post on this blog monthly for this San Jose neighborhood, titled The Cambrian Park Real Estate Market Update which can be found through the link.

 

Next we’ll have a quick look at the town by zip code and will use Altos Research charts and graphs (using list prices, not sold ones) to get a pulse on the market. Disclaimers aside, here’s the broad overview by zip code – hope you find this helpful! I will be using “live charts” here so they will always be current! 95030 stats:

 

app?pai=50109450&service=chart&st=CA&cid=70&zid=333&rt=sf&ra=a&q=a&s=median price&sz=m&ts=e - Los Gatos Real Estate Market Trends and StatisticsContinue via link for more information on Los Gatos real estate trends and statistics.95032 residential real estate statistics:

 

 

90-day stats for Single Family properties in
LOS GATOS, CA 95032 as of August 10, 2018
Median List Price:$2,588,154Average List Price:$3,026,246
Total Inventory:38Price per Square Foot:$937
Average Home Size:2,701Median Lot Size:11,258
Average # Beds:4.13Average # Baths:3.62
Homes Absorbed:6Newly Listed:7
Days on Market:42Average Age:41

app?pai=50109450&service=chart&st=CA&cid=70&zid=334&rt=sf&ra=a&q=a&s=median price&sz=m&ts=e - Los Gatos Real Estate Market Trends and Statistics

 

And a look at Los Gatos “in town” as a whole:

 

90-day stats for Single Family properties in
LOS GATOS, CA as of August 10, 2018
Median List Price:$2,442,769Average List Price:$2,941,417
Total Inventory:108Price per Square Foot:$874
Average Home Size:2,773Median Lot Size:43,255
Average # Beds:3.92Average # Baths:3.60
Homes Absorbed:13Newly Listed:14
Days on Market:96Average Age:42

 

Monte Sereno shares many services with Los Gatos so I will share these stats also:

90-day stats for Single Family properties in
MONTE SERENO, CA 95030 as of August 10, 2018
Median List Price:$3,407,538Average List Price:$3,571,136
Total Inventory:8Price per Square Foot:$1,044
Average Home Size:2,981Median Lot Size:32,781
Average # Beds:4.45Average # Baths:3.84
Homes Absorbed:2Newly Listed:1
Days on Market:48Average Age:41

 

Los Gatos is a very complex real estate market because there are so many variables, including:

  • proximity to downtown (“walk to town” always a huge plus)
  • school district (“Los Gatos Schools” usually strongly preferred)
  • historic nature of homes & neighborhoods
  • slope and usability of the land
  • views
  • neighborhood amenities (cabana, nearby park, walkability)
  • access to popular venues and locations (parks, shopping, schools)
  • negative features such as busy roads, high voltage lines, being too close to freeways/trains, natural hazards such as earthquake faults etc.
  • type of sale (distressed or regular sale)

Often homes in Los Gatos will have some positive and some negative features, and the same goes for the location.

 

Homes for sale in Los Gatos & Monte Sereno 95030:

  1. 2 beds, 1 bath
    Home size: 912 sq ft
    Lot size: 4,800 sqft
  2. 4 beds, 6 baths
    Home size: 4,857 sq ft
    Lot size: 32,160 sqft
  3. 4 beds, 3 baths
    Home size: 3,404 sq ft
    Lot size: 4,325 sqft
  4. 4 beds, 2 baths
    Home size: 1,970 sq ft
    Lot size: 7,082 sqft
  5. 3 beds, 3 baths
    Home size: 1,200 sq ft
    Lot size: 6,246 sqft

See all Real estate in the 95030 zip code.
(all data current as of 8/13/2018)

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

 

Homes for sale in Los Gatos & Monte Sereno 95032:

  1. 3 beds, 3 baths
    Home size: 2,035 sq ft
    Lot size: 3,070 sqft
  2. 2 beds, 1 bath
    Home size: 1,200 sq ft
    Lot size: 10,053 sqft
  3. 3 beds, 3 baths
    Home size: 1,288 sq ft
    Lot size: 3,280 sqft
  4. 4 beds, 3 baths
    Home size: 1,831 sq ft
    Lot size: 1,799 sqft
  5. 3 beds, 2 baths
    Home size: 1,375 sq ft
    Lot size: 6,019 sqft

See all Real estate in the 95032 zip code.
(all data current as of 8/13/2018)

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

More info on Los Gatos Homes for Sale, too.

 

Read more about Los Gatos real estate on my other sites and blogs, too, including popehandy.com:
Los Gatos real estate market trends

Do you love Los Gatos, live there now or want to live there? Please also visit the Live in Los Gatos Blog!

Learn about Los Gatos neighborhoods, see photos, videos, pricing information, age of homes and much more! Get frequent Los Gatos real estate market updates, find out about local events, business, see images of the parks, historic buildings, and get to know Los Gatos even better. “Live in Los Gatos” is an award winning blog, also written by local Los Gatos Realtor and resident Mary Pope-Handy – check it out today!

Live in Los Gatos Blog

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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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