Los Gatos

The Monte Sereno real estate market is similar to Los Gatos, but distinct - Monte Sereno shares many features with Los Gatos but is a distinct cityHow is the Monte Sereno real estate market? Because the city is small, with just about 4000 residents, there usually are few homes listed for sale or selling, and with small numbers we can get seeming volatility. Last month, for instance, there were only two homes sold!

There are no condominiums or townhomes in Monte Sereno at present. One of the major challenges for this city is to ensure that at least some housing units are deemed “affordable.” You can find the city’s housing plan here (a pdf online):
http://www.montesereno.org/DocumentCenter/Home/View/674

Recently closed home sales in Monte Sereno

Here are the quick statistics for the closed sales in the last complete month to give a sense of how things are going with the Monte Sereno real estate market. Sales data comes from my Monte Sereno Real Estate Report. Given that the supply of homes to study is tiny, what can we tell from this data?

It’s true that an average Monte Sereno house is about $2.5 million, and often higher in the current market – a little steep for most folks! With only 2 sold and 5 pending in May, the data won’t always be the most accurate. During times like this, it’s more important to look at the trends over multiple months than to base your understanding of the market off one month, and to compare with similar, nearby markets like Los Gatos.

And a look at the data from last month for the Monte Sereno real estate market:

Continue reading to view live Altos Research charts for the real estate market in Monte Sereno, including by pricing quartile. Continue reading

Leo or Leona - the mascot of Los GatosThe Los Gatos real estate market is varied from one price point or school district to the next, but over all, this is a fairly stable period with some slight warming over the last couple of months. 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)

Los Gatos/Monte Sereno Real Estate Stats At A Glance

Year-Over-Year

  • Median home prices fell by 0.0% year-over-year to $1,950,000 from $1,950,000.
  • The average home sales price rose by 3.0% year-over-year to $2,128,200 from $2,065,370.
  • Home sales rose by 6.9% year-over-year to 31 from 29.
  • Active listings rose 19.6% year-over-year to 116 from 97.
  • Sales price vs. list price ratio rose by 0.4% year-over-year to 101.8% from 101.5%.
  • The average days on market fell by 8.4% year-over-year to 26 from 28.

Compared To Last Month

  • Median home prices slipped by 7.1% to $1,950,000 from $2,100,000.
  • The average home sales price fell by 5.2% to $2,128,200 from $2,244,650.
  • Home sales up by 34.8% to 31 from 23.
  • Active listings increased 27.5% to 116 from 91.
  • Sales price vs. list price ratio dropped by 3.1% to 101.8% from 105.2%.
  • The average days on market dropped by 34.5% to 26 from 40.

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

Please continue reading for info on the Los Gatos condo market, and for real estate market information on Monte Sereno. Continue reading

The Santa Clara County real estate statistics for Single Family Homes

 Read the full report for houses and duet homes in Santa Clara County here 

(NEW! You can also access the stats for San Mateo and Santa Cruz Counties from here!)

Prices are up month over month and year over year after some slight cooling earlier this month. Inventory is up from a year ago but not enough to catch up with the deficit.

 

Santa Clara County Stats At A Glance for sales closed in April 2017

Year-Over-Year

  • Median home prices increased by 7.4% year-over-year to $1,160,000 from $1,080,000.
  • The average home sales price rose by 6.4% year-over-year to $1,429,430 from $1,342,830.
  • Home sales fell by 11% year-over-year to 833 from 936.
  • Active listings fell 4% year-over-year to 2,077 from 2,163.
  • Sales price vs. list price ratio rose by 1.2% year-over-year to 106.1% from 104.8%.
  • The average days on market fell by 14.8% year-over-year to 17 from 20.

Compared To Last Month

  • Median home prices improved by 2.7% to $1,160,000 from $1,130,000.
  • The average home sales price rose by 1.9% to $1,429,430 from $1,403,090.
  • Home sales up by 6.4% to 833 from 783.
  • Active listings increased 11.8% to 2,077 from 1,857.
  • Sales price vs. list price ratio increased by 1.3% to 106.1% from 104.7%.
  • The average days on market dropped by 22.6% to 17 from 22.

 

Continue reading

Often I have clients who are interested in purchasing a 4 bedroom, 2 bath home in a good school district in Silicon Valley, particularly in the South Bay and West Valley areas. Tonight I did a study on the MLS of homes that have sold and closed escrow in the last 4 months with these characteristics:

  • single family home (house)
  • 4 bedrooms
  • 2 bathrooms
  • 1800 to 2200 square feet of living space
  • 6000 to 10,000 sf lot

Disclaimers aside, here are the numbers for select West Valley Communities in the West/South Bay area with good schools. The first number is the average sales price per square foot, the second number is the average sales price:

And a look at the chart from all back in 2015…

And all the way back in 2011. What’s changed? A lot! The order has shifted some, showing where demand has increased or decreased. Most noticeably, the prices are significantly lower in 2011 than they are now. The 2015 chart shows prices somewhere in-between the 2011 and 2017 levels. Palo Alto and Los Altos remain consistently in the top two positions.

The home prices tend to run with the school district API scores.  You can check the 2013, three year average, API scores in Santa Clara County for both the districts and the individual schools online here.         Continue reading

Looking forward to those fabulous free summer concerts? So am I! This year we’ve combined the schedules of four different festivals, Los Gatos Music in the Park, Vasona Vibrations, Jazz on the Plazz, and Fiesta de Artes, plus some Fourth of July activities in a post on my Live in Los Gatos blog. Remember to check the festival web sites for rules, schedule changes, and directions.

Follow this link to get to the schedule on the Live in Los Gatos Blog!

 

  1. 3 beds, 2 baths
    Home size: 1,344 sq ft
    Lot size: 5,218 sqft
  2. 4 beds, 3 baths
    Home size: 2,172 sq ft
    Lot size: 14,139 sqft
  3. 4 beds, 5 baths
    Home size: 4,227 sq ft
    Lot size: 9,901 sqft
  4. 3 beds, 3 baths
    Home size: 1,650 sq ft
    Lot size: 1,306 sqft
  5. 0 beds, 0 bath
    Home size: 2,079 sq ft
    Lot size: 7,000 sqft
  6. 4 beds, 3 baths
    Home size: 3,001 sq ft
    Lot size: 11,238 sqft
  7. 5 beds, 3 baths
    Home size: 3,086 sq ft
    Lot size: 10,001 sqft
  8. 0 beds, 0 bath
    Home size: 2,416 sq ft
    Lot size: 9,134 sqft
  9. 6 beds, 4 baths
    Home size: 5,241 sq ft
    Lot size: 2.13 ac
  10. 4 beds, 3 baths
    Home size: 2,018 sq ft
    Lot size: 8,001 sqft

See all Real estate in the Los Gatos/Monte Sereno community.
(all data current as of 6/22/2017)

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

Sketch of houseIt can be really challenging for people moving to Silicon Valley to get a sense of real estate prices, and perhaps more, to compare housing costs from one town or district to another.

One question I get a lot is this: what does it cost to buy a 4 bedroom, 2 bath house of about 2000 square feet?

So to answer this question, let’s see what houses like this are selling for (4 bed, 2 bath, appx 2000 SF or 185 square meters) and see how the cost looks in one Santa Clara Count y / Silicon Valley area versus another.

Today I compared several areas and cities using this criteria: single family homes of 1800 – 2200 SF, 3-5 bedrooms, 2-3 bathrooms, on lot sizes of 6000 SF to 10,000 SF. Normally I would chart this over the last 2 months, or 60 days, but because of the low inventory causing the sellers market I have expanded the search to the last 4 months, or 120 days, for a better range. As of this writing, Los Altos only had one sale over the last 120 days, so data for that segment spans from 0 to 180 days back, or 6 months, and in that half a year we have merely 3 sold.

Here’s how it shakes out in the “west valley areas” along the Highway 85 corridor, most of which are known to have good to great public schools. What areas are most affordable? One way of analyzing this is the “price per square foot” figure. Whenever I update the chart, I re-arrange the order of the cities from high to low based on the price per square foot, although there’s usually minimal movement.

Below are my results from the same search back in September 18, 2015. By comparisson, you can tell that Santa Clara’s average Price has increased, pushing it above Almaden and Campbell.

How competitive is the market? Have a look at the DOM or “Days on Market” figure. All of these days on market are short, but they range from low to heart-skippingly fast.

In most cases, the priciest and most desirable places have either the best schools or shortest commute location or both (Palo Alto and Cupertino have both). Had I ranked these for school scores, you’d find that Cambrian is fairly high up and a good “bang for the buck” location – though not a super short commute for folks who work in Mountain View (though not so bad for people working in Cupertino).  Almaden, too, offers a good value for the quality of the schools, homes, and neighborhoods, though the commute is longer. None of these is especially close to North San Jose (where a major employer is Cisco).

It should also be noted that in some of the smaller communities with less on the market these numbers may not be as stable as others with more data – for instance, Saratoga only had four homes sold matching this criteria within the 120 days of collected data, and therefore may not be as accurate as others, such as the Blossom Valley area of San Jose with the most data at 35 homes sold. For these smaller communities with less data, it is beneficial to look at them more closely – Saratoga, for instance, has 3 different high school districts which have an impact the real estate prices.  This chart is really just a snapshot to give a general sense of the relative affordability of these markets to one another. Continue reading

Thanksgiving is just a few days away, and there are interfaith services going on next week which welcome all.

In Los Gatos, the ecumenical service is tonight at 7:30pm at Los Gatos United Methodist Church, located at 111 Church Street. For more information, please see a post on my Los Gatos blog, Live in Los Gatos:
http://liveinlosgatosblog.com/thanksgiving-interfaith-service-in-los-gatos-this-tuesday/

In Saratoga, the interfaith service is Thursday morning from 10-12 at Congregation Beth David.  Read all the details here:
http://www.sivicouncil.org/blog/event/51st-annual-saratoga-interfaith-thanksgiving-service/

Wishing everyone a very Happy Thanksgiving! Hope to see you at one of these events!

 

  1. 4 beds, 3 baths
    Home size: 2,414 sq ft
    Lot size: 10,598 sqft
  2. 4 beds, 3 baths
    Home size: 3,039 sq ft
    Lot size: 9,099 sqft
  3. 4 beds, 4 baths
    Home size: 2,442 sq ft
    Lot size: 8,398 sqft
  4. 3 beds, 4 baths
    Home size: 2,943 sq ft
    Lot size: 2,347 sqft
  5. 6 beds, 7 baths
    Home size: 6,427 sq ft
    Lot size: 43,560 sqft

See all Real estate in the city of Saratoga.
(all data current as of 6/22/2017)

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

How's The Luxury Home Market?Luxury home sales are a little sluggish in the west valley areas of Santa Clara County. Right now in Almaden Valley, Los Gatos, Monte Sereno and Saratoga, there are 97 houses for sale listed at or more than two million dollars (just checked MLSListings.com), but in the last 30 days only 27 have sold and closed escrow in those same areas and price ranges. For the Almaden – Saratoga region generally, then, there are 3.6 months of inventory in the over two million dollar price range (97 / 27).  That makes it barely a seller’s market, though things have livened up since June. (In the same region, there are 25 pending sales.)

Next we’ll look at these four Silicon Valley communities separately to see how the luxury market in each one is faring overall.

Almaden Valley (San Jose, 95120)

Currently in Almaden there are 8 houses for sale which are listed at or over $2,000,000.  In the last 30 days, just 1 sold (with 1 property pending sale).  That makes for a whooping eight “months of inventory.” That would mean this luxury market is not in a seller’s market. It’s a deep buyer’s market in Almaden Valley among the most expensive real estate offerings for sale. Five to six months is balanced and over six is a buyer’s market. Continue reading

St Mary's Country Fair, Los GatosThe St. Mary’s Country Fair is about to begin and will continue through Sunday afternoon – don’t miss it! There’s no admission charge and plenty to do, such as:

carnival rides
arts & crafts for kids to do
games
giant slide
talent shows
raffles
food of all kinds
beverages (including wine, beer & margaritas in the evenings)
live music & dancing Friday through Sunday (Friday is the Hella Good Party Band and Saturday it’s the Bobby Love and Sugar Sweet Band in the morning and Bentpeter in the evening, and Sunday noontime is the Ruth Gerson Band and Special Guest: Gerson Family Band)

Sundays usually feature a petting zoo and pony rides too!

This is the one big fundraiser put on by the school and church each year. All are welcome! The event is held on the campus of St. Mary’s parish church and school, located on Bean Avenue off N. Santa Cruz in downtown Los Gatos.

Need more information? Please see a post I did on it over at my Live in Los Gatos blog, Mark Your Calendar: St. Mary’s Country Fair Oct 7th – 9th, 2016, 5pm-10pm

If you happen to be at the fair tomorrow morning, stop by the burrito booth and say hello! I’ll be working there from 10am – 1pm.

  1. 4 beds, 5 baths
    Home size: 4,227 sq ft
    Lot size: 9,901 sqft
  2. 4 beds, 3 baths
    Home size: 2,450 sq ft
    Lot size: 28,327 sqft
  3. 3 beds, 3 baths
    Home size: 1,800 sq ft
    Lot size: 5,972 sqft
  4. 4 beds, 5 baths
    Home size: 5,512 sq ft
    Lot size: 24.02 ac
  5. 4 beds, 3 baths
    Home size: 2,850 sq ft
    Lot size: 11,438 sqft
  6. 3 beds, 3 baths
    Home size: 2,800 sq ft
    Lot size: 29,999 sqft
  7. 5 beds, 6 baths
    Home size: 7,313 sq ft
    Lot size: 1.00 ac
  8. 4 beds, 3 baths
    Home size: 3,209 sq ft
    Lot size: 1.03 ac
  9. 3 beds, 2 baths
    Home size: 1,510 sq ft
    Lot size: 8,363 sqft
  10. 3 beds, 3 baths
    Home size: 3,208 sq ft
    Lot size: 29,620 sqft

See all Real estate in the 95030 zip code.
(all data current as of 6/22/2017)

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

Updates at bottom. For original article (May 21, 2010) begin to read below:

Mount Umunhum sits high on the Santa Cruz Mountain range, and from there enjoys spectacular views. Looking inland, you can see San Jose & most of Santa Clara County, on a clear day even as far north as San Francisco from Mt. Umunhum. Turning toward the Pacific Ocean, from Mt. Umunhum’s heights you can see Santa Cruz and Monterey on a fogless day.

Continue reading

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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


Selling homes in
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Saratoga, Campbell,
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