Montanas de Los Gatos (or Montañas de Los Gatos) is an upscale townhouse complex which provides resort like living with a pool, clubhouse, and tennis courts. This community is near the coastal hills, which provide a gorgeous backdrop to the neighborhood. The campus has an uncrowded feel with lots of lawn and other open space, too.

Where is Montanas de Los Gatos?

Montanas de Los Gatos sits in a pocket of the Cambrian Park area of San Jose which is very close to the Los Gatos border, and closer still to the Almaden Valley area. In the map, below, you can see the Oak Canyon and Montevideo neighborhoods labeled – these are both in Almaden (San Jose 95120). In addition to Camden Avenue, it is bordered by Hosta Lane and Vista Loop.

For commuters, Highway 85 can be accessed from Camden Avenue. Nearby Blossom Hill Road runs somewhat parallel to the highway and makes a simple way to get to Los Gatos to the west and Blossom Valley and loads of shopping to the east.

Map of the Montanas de Los Gatos map - off Camden Avenue in San Jose

Map of the Montanas de Los Gatos map – off Camden Avenue in San Jose

What are homes like in Montanas de Los Gatos?

Montanas de Los Gatos sign at Camden and Vista Loop

Montanas de Los Gatos sign at Camden and Vista Loop

There are 90 townhomes, most were built in 1977, but 26 were constructed in 1975 (I suspect there’s a story there with that gap in between).  Over the years, I’ve been in a number of them, and I’ve found them to have pleasant layouts. In some cases, it really can feel like you are in a house rather than a townhouse.

On the outside, there are different “elevations” – some with stucco, some with wood, some with shingles. Many of the floor plans feature upstairs balconies, an example of which you can see in the photo below.

Montañas de Los Gatos - stucco building near Vista Loop

Montañas de Los Gatos – stucco building near Vista Loop

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Silver Leaf Park in the Santa Teresa area of San Jose - the proximity of parks will impact the Santa Teresa real estate market for that neighborhood

Silver Leaf Park in the Santa Teresa area of San Jose

How’s the Santa Teresa real estate market?  The scenic Santa Teresa area of San Jose is popular as it’s a bit more affordable but offers lovely views of the hills and public schools that seem to be improving over time, making the area more desirable. These positives seem to be helping that area to hold its value pretty well.

Santa Teresa (our MLS Area 2)  includes a small bit of the 95123 zip code, which is more expensive, but most of that zip is Blossom Valley, so we will omit it. The 95138 zip code is about half Santa Teresa and half Evergreen (more expensive area), so take those numbers with a big grain of salt. I find the 95119 zip code to be most helpful, but even then, the school district is divided between Oak Grove and Morgan Hill.

Weekly update from Altos Research with a “market profile” of San Jose’s Santa Teresa area, zip code 95119 for single family homes / houses:

Weekly update from Altos Research with look at a glance of zip code 95138 for single family homes or houses:

Weekly update for 95139:

Here’s quick view of the real estate statistic and trends for just the Santa Teresa area’s single family homes (houses / duet homes):

Santa Teresa real estate market stats & trends from the RE Report:

It is a strong seller’s market for most of Santa Teresa – as long as sellers are pricing for today and not for last Spring 2018. Prices are down month over month and year over year. The sale price to list price ratio remains over 100%, pointing to multiple offers along with the overbids. Days of inventory are down significantly.

Trends At a Glance Apr 2019 Previous Month Year-over-Year
Median Price $947,500 (+2.8%) $922,000 $1,015,000 (-6.7%)
Average Price $976,395 (+2.8%) $949,744 $1,055,710 (-7.5%)
No. of Sales 24 (+20.0%) 20 26 (-7.7%)
Pending 24 (-14.3%) 28 25 (-4.0%)
Active 20 (+5.3%) 19 21 (-4.8%)
Sale vs. List Price 103.0% (+1.6%) 101.5% 113.4% (-9.2%)
Days on Market 36 (+84.9%) 19 10 (+271.6%)
Days of Inventory 24 (-15.2%) 29 23 (+3.2%)

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Evergreen area of San Jose (Silicon Valley)

The Evergreen area of San Jose is includes many newer homes and communities. It is a highly regarded Silicon Valley community as Evergreen is scenic and most of the district enjoys highly regarded schools, particularly at the elementary and middle school levels. In this article I’ll provide some info on this section of the valley and then offer information on the current real estate market trends there, and that part will be updated periodically.  Just want the Evergreen real estate market update? Please scroll down!

Evergreen Realty Market Report: Single Family Homes

The Re Report considers all of the Evergreen district together. Please find the full report on my Real Estate Report for the Evergreen area of San Jose. Further down, you’ll see live charts with more zip code specific details.

The Evergreen real estate market is leveling off.

Trends At a Glance Apr 2019 Previous Month Year-over-Year
Median Price $1,150,000 (-1.0%) $1,161,500 $1,290,000 (-10.9%)
Average Price $1,287,310 (+0.5%) $1,280,710 $1,371,170 (-6.1%)
No. of Sales 29 (+11.5%) 26 50 (-42.0%)
Pending 52 (+40.5%) 37 47 (+10.6%)
Active 46 (+15.0%) 40 34 (+35.3%)
Sale vs. List Price 102.4% (+1.8%) 100.6% 112.1% (-8.7%)
Days on Market 19 (-22.2%) 25 11 (+73.3%)
Days of Inventory 46 (-0.3%) 46 20 (+133.3%)

 

And the month before:

Trends At a Glance Mar 2019 Previous Month Year-over-Year
Median Price $1,161,500 (-2.4%) $1,190,500 $1,444,000 (-19.6%)
Average Price $1,280,710 (-0.3%) $1,284,990 $1,552,480 (-17.5%)
No. of Sales 26 (+18.2%) 22 34 (-23.5%)
Pending 37 (+12.1%) 33 54 (-31.5%)
Active 40 (+73.9%) 23 17 (+135.3%)
Sale vs. List Price 100.6% (+0.9%) 99.7% 106.4% (-5.5%)
Days on Market 25 (-35.8%) 38 23 (+5.2%)
Days of Inventory 46 (+63.5%) 28 15 (+207.7%)

 

Altos Research: Evergreen real estate market for single family homes or houses by zip code

 

95148

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Willow Glen real estate market is a strong seller's market. This Willow Glen sign is from the downtown business district.Willow Glen is perhaps the most charming residential area of the city of San Jose with its old style architecture, tree lined streets and quaint downtown area on Lincoln Avenue and nearby. For folks working in downtown San Jose, the Willow Glen area (roughly the same as 95125 zip code, though a bit of 95124 is included also) is extremely convenient.

The Willow Glen real estate market for single family homes has been slipping a bit more toward a “balanced market”, but seems to be roaring back now, in February.

 

1. Willow Glen Market Trends: Single Family Homes

The market is mixed overall – some data points are stronger, some weaker. I’d say it’s leveling out.  The Altos profile, further down, calls it as a strong seller’s market. It’s a strong spring.

Here are the most recent housing sales statistics from the RE Report.  Click for the complete Willow Glen real estate report:

 

Trends At a Glance Apr 2019 Previous Month Year-over-Year
Median Price $1,415,000 (-11.1%) $1,591,680 $1,650,000 (-14.2%)
Average Price $1,583,240 (-3.9%) $1,647,770 $1,765,470 (-10.3%)
No. of Sales 39 (-18.8%) 48 63 (-38.1%)
Pending 46 (0.0%) 46 56 (-17.9%)
Active 77 (+30.5%) 59 36 (+113.9%)
Sale vs. List Price 101.4% (+1.1%) 100.3% 109.4% (-7.3%)
Days on Market 21 (-18.7%) 26 15 (+41.8%)
Days of Inventory 57 (+55.3%) 37 17 (+245.5%)

 

And last month:

 

Trends At a Glance Mar 2019 Previous Month Year-over-Year
Median Price $1,591,680 (+22.4%) $1,300,000 $1,572,500 (+1.2%)
Average Price $1,647,770 (+20.2%) $1,370,980 $1,591,240 (+3.6%)
No. of Sales 48 (+37.1%) 35 68 (-29.4%)
Pending 46 (-8.0%) 50 61 (-24.6%)
Active 59 (+13.5%) 52 25 (+136.0%)
Sale vs. List Price 100.3% (+0.8%) 99.5% 109.7% (-8.6%)
Days on Market 26 (-9.7%) 29 21 (+25.1%)
Days of Inventory 37 (-8.1%) 40 11 (+234.3%)

 

Data from Altos Research for Willow Glen – San Jose 95125

Below please find a market profile and then a couple of charts for the real estate market for houses and duet homes (attached single family homes – not duplexes), care of Altos Research, to which I have a subscription. Altos uses list prices, not sold prices. The data is automatically updated each week, so please bookmark this post and come back often!

 

Charts for Willow Glen realty:

1 – Houses in the 95125 zip code – history, all price levels combined.

Real Estate Market Chart by Altos Research www.altosresearch.com

2 – Houses in the San Jose, 95125 zip code, by price quartile over last 180 days

Real Estate Market Chart by Altos Research www.altosresearch.com

 

2. Willow Glen Market Trends: Condos and Townhomes

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Like most of Santa Clara County, Blossom Valley saw a huge run up in pricing in 2017 and the first half of 2018, followed by a steep price drop the second half of 2018. Prices are now in recovery.

95123 real estate market trends

95136 real estate market trends

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About Blossom Valley

The Blossom Valley area of San Jose is on the south end of the city and covers the 95123 and 95136 zip codes. For our MLS, it’s “area 12.” A more affordable section of Silicon Valley, Blossom Valley has much to offer in addition to more reasonable housing prices. Many areas enjoy views of the Santa Teresa Foothills or the Communications Hill knolls or even the coastal foothills in the distance, as with the photo below. One corner of it sits alongside beautiful Almaden Lake, too. One corner is located at the crossroads of Highways 85 and 87, making it an easy commute destination for those working in downtown San Jose. And there’s an abundance of shopping and dining opportunities.

Blossom Valley from the Church on the Hill

Market stats for the Blossom Valley area of San Jose

Monthly Trends at a Glance: Strong Market in Blossom Valley

This area is like most of the valley and turning back to the seller’s favor as long as the homes are priced for today’s market (meaning lower prices than last spring).

Trends At a Glance Apr 2019 Previous Month Year-over-Year
Median Price $983,000 (+2.4%) $960,000 $1,112,500 (-11.6%)
Average Price $1,014,060 (+2.5%) $989,547 $1,116,190 (-9.1%)
No. of Sales 46 (-2.1%) 47 68 (-32.4%)
Pending 44 (-18.5%) 54 56 (-21.4%)
Active 80 (+81.8%) 44 36 (+122.2%)
Sale vs. List Price 101.5% (-0.7%) 102.1% 115.2% (-11.9%)
Days on Market 21 (-9.1%) 23 (+161.8%)
Days of Inventory 50 (+79.6%) 28 15 (+228.5%)

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Morgan Hill land along the Uvas RiverHow’s the real estate market in Morgan Hill? This article will include data, trends and statistics for both houses  / single family  homes and condominiums/townhouses (in the second half of the article).

The cities of Morgan Hill and Gilroy are usually a bit less in demand than parts of Santa Clara County which are either tech magnets or closer to these big businesses. So if most of the Silicon Valley has a sale price to list price ratio of anywhere from 100% to 110%, it’s generally lower here, making the home buying conditions calmer for weary buyers, though still a sellers market. 

Market profile from Altos Research – this is updated weekly, so check back often!  You can also look at the weekly newsletter at the link below, and click to subscribe and receive this weekly in your inbox. Prefer a particular zip code instead? You can type in your desired zip in the “Search Anywhere” line and then request that particular weekly update by email.

Altos Research weekly report for all of Morgan Hill

Altos weekly report for 95037 only

Altos weekly report for 95038 only

 

Trends at a Glance for Single Family Homes in Morgan Hill

Below is a chart with basic info, but to see more information, you may click on this link to see the Real Estate Report for Morgan Hill. Prices are up from last month, but the median sale price is still off from last year. The sale to list price rose a hair, but days on market are shorter. Overall, the market seems to be improving for sellers, but it is not a bad time for buyers with the sale to list price remaining just under 100%.

Trends At a Glance Apr 2019 Previous Month Year-over-Year
Median Price $975,000 (+0.4%) $971,000 $1,100,000 (-11.4%)
Average Price $1,149,390 (+4.9%) $1,095,430 $1,122,850 (+2.4%)
No. of Sales 33 (-2.9%) 34 47 (-29.8%)
Pending 51 (+4.1%) 49 61 (-16.4%)
Active 90 (+40.6%) 64 46 (+95.7%)
Sale vs. List Price 99.5% (+0.2%) 99.3% 104.3% (-4.6%)
Days on Market 26 (-30.7%) 37 45 (-43.6%)
Days of Inventory 79 (+40.1%) 56 28 (+178.7%)

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San Jose - Valley View 2019-1-20 - for the San Jose real estate marketHow is the San Jose real estate market? Today we’ll approach that question from several positions. San Jose is the biggest city in Silicon Valley (and considers itself to be the Capital of Silicon Valley), is the tenth largest city in the United States of America with over 1 million in population, and it has a very large footprint – approximately 180 square miles. Because of the size, it isn’t surprising that many distinct neighborhoods exist within the city. In this article, we’ll view the San Jose real estate market as a whole, but elsewhere in this site you can find info on specific districts, such as Cambrian, Almaden, Willow Glen, Evergreen, etc..

First please find the Altos Research Charts, a live feed of data on the housing markets in San Jose. You will then also find the RE Report, charts with statistics comparing sales in the last month and comparing them month-over-month and year-over-year. These are both the usual tools I use to gauge a market. Directly below are links to the market analysis of specific neighborhoods in San Jose. Some of these, where I work the most, are updated monthly, and others are updated every few months.

Altos Charts for the San Jose real estate market as a Whole – automatically updated each week – single family homes

First, the market profile and then the basic charts for single family homes or houses in San Jose. FYI, Altos uses LIST prices. The RE Report further down uses SOLD prices (which is part of the reason why I utilize both).

List prices of single family homes / houses by price quartile:

Real Estate Market Chart by Altos Research www.altosresearch.com

Average days on market of listed homes (houses) by pricing tier:

Real Estate Market Chart by Altos Research www.altosresearch.com

Inventory levels for the last 3 years for houses for sale in San Jose:

Real Estate Market Chart by Altos Research www.altosresearch.com

 

Altos Research charts for the condomium and townhouse realty market in San Jose – automatically updated each week

Condominium and townhouse LIST prices by quartile: Continue reading

How’s the Saratoga California real estate market?

Orchard and Hills in Saratoga, California

Orchard and Hills in Saratoga, California

This is a fairly comprehensive article on the Saratoga real estate market that will include the live statistics from Altos Research for listed properties (not closed) in Saratoga CA 95070 plus the closed sale data from the RE Report for last month in Saratoga 95070. Additionally, I’ll include the months of inventory, or absorption rate, for the single family home market that I’ve gathered from the MLS myself.

First, a quick glance at the Altos Research market profile for a quick summary of the market conditions. Altos uses LIST prices, not sold prices, for this chart and the others, below.

 

 

Next, let’s turn to the closed sales from last month.  This time we’re using data from a subscription service of mine to the RE Report.

Here are the real estate sales statistics for closed sales last month among houses and duet homes (if there are any) in the 95070 zip code (click on link to read the full Saratoga Real Estate Report for houses). Bottom line is that most livable homes in Saratoga will run between $2 and $3 million if they are mid sized (2000-3000 SF) and in the best schools area (Saratoga or Cupertino). Homes in the Campbell schools area, which have very strong elementary and middle schools, are very rare and generally more affordable, closer to $1.5, but depending on size, condition, and location they can be significantly higher.

Trends at a Glance for the Saratoga real estate market

Prices are down year over year, but up from last month for both the median and average sale price. Sales area up, pending sales are up. the sale price to list price ratio is up – everything is improved over January 2019. But compared to a year ago, when the market was “white hot” in Silicon Valley, prices are off, sales are off, etc. Looks to me like Saratoga’s housing market is heading into a spring warm up pattern.

Trends at a Glance: prices are rising

Trends At a Glance Apr 2019 Previous Month Year-over-Year
Median Price $3,110,000 (+8.2%) $2,875,000 $2,919,000 (+6.5%)
Average Price $3,369,950 (+15.4%) $2,919,380 $2,993,190 (+12.6%)
No. of Sales 22 (+37.5%) 16 26 (-15.4%)
Pending 33 (+37.5%) 24 25 (+32.0%)
Active 74 (+15.6%) 64 42 (+76.2%)
Sale vs. List Price 101.5% (-1.1%) 102.7% 105.2% (-3.5%)
Days on Market 21 (-4.7%) 22 27 (-20.4%)
Days of Inventory 98 (-18.7%) 120 47 (+108.2%)

 

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Doorknob & KeyholeAs you likely know, the second half of 2018 saw the Santa Clara County real estate market sputter and prices fall about 20% in the valley. The big question was whether or not the real estate climate would return to seasonal patterns.

The seasonal pattern did kick in during February, March, and now April with home values rising after a low point in January.

Today, home prices are within 15% (plus or minus) of the market high point in spring 2018. The drop was deeper a month or two ago, so it looks like the Santa Clara County real estate market is in recovery, and in a normal spring pattern – if a lot calmer than a year ago.

The next two tables will be from my Santa Clara County RE Report (with links there to the San Mateo County Real Estate Report and the Santa Cruz County Real Estate Report)

Trends at a Glance

Trends At a Glance Apr 2019 Previous Month Year-over-Year
Median Price $1,300,000 (0.0%) $1,300,000 $1,420,000 (-8.5%)
Average Price $1,641,690 (+8.3%) $1,515,290 $1,722,370 (-4.7%)
No. of Sales 706 (-0.4%) 709 934 (-24.4%)
Pending 890 (+4.0%) 856 961 (-7.4%)
Active 1,293 (+24.1%) 1,042 753 (+71.7%)
Sale vs. List Price 102.0% (+0.7%) 101.3% 112.4% (-9.2%)
Days on Market 25 (-7.7%) 27 15 (+68.8%)
Days of Inventory 53 (+20.5%) 44 23 (+127.2%)

 

And March:

Trends At a Glance Mar 2019 Previous Month Year-over-Year
Median Price $1,300,000 (+10.6%) $1,175,000 $1,450,000 (-10.3%)
Average Price $1,515,290 (+3.7%) $1,460,750 $1,745,230 (-13.2%)
No. of Sales 709 (+47.1%) 482 857 (-17.3%)
Pending 856 (+12.3%) 762 960 (-10.8%)
Active 1,042 (+13.6%) 917 516 (+101.9%)
Sale vs. List Price 101.3% (+0.2%) 101.1% 112.4% (-9.9%)
Days on Market 27 (-15.9%) 32 16 (+72.9%)
Days of Inventory 44 (-14.2%) 51 18 (+144.1%)

 

Here’s a breakdown by city or town:

2019-5 Santa Clara County real estate market statistics by city - single family homes

2019-5 Santa Clara County real estate market statistics by city – single family homes

Inventory in Santa Clara County for single family homes – note that inventory is rising, which is typical for this time of year. April’s available listings is higher than last year (which was a wild, white hot seller’s market), a little lower than the year before and much lower than the same month from 2013 – 2016.

2019-5 Inventory of single family homes for sale in Santa Clara County (

2019-5 Inventory of single family homes for sale in Santa Clara County (

 

Months of Inventory for single family homes in SCC

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How’s the Mountain View real estate market? This is one of the very hottest areas within Silicon Valley and is home to a myriad of high tech companies and in a stone’s throw of others. With a charming and walk-able downtown, easy access to CalTrain and a vibrant atmosphere conducive to both work and play, it is no wonder that people relocating to the San Francisco Bay Area or Silicon Valley place Mountain View squarely in their target. (Also popular are adjacent municipalities: Sunnyvale, Cupertino, Los Altos, and Palo Alto.)

All that popularity comes at a cost, though. Prices have been sky high here for years, both for rentals and for home purchasing. The good news, though, for those with property or those who take the plunge and buy: it doesn’t look like Mountain View is going to lose its appeal anytime soon.

In this article, which is updated monthly, we will include live Altos Charts which automatically update weekly (so bookmark this page!) as well as monthly insights from the Real Estate Report for Mountain View. And time to time it will be enhanced with “in the trenches” commentary, too.

Overview of the city of Mountain View’s residential real estate market for houses:

See the whole Mountain View Real Estate Report online here.

It’s still a seller’s market in Mountain View with fast sales, but prices are down from last month as well as last year. The sale price to list price ratio is up, suggesting that sellers are being aggressive with their list prices and get a strong buyer’s response.

Mountain View Real Estate Market Update – houses:

Trends At a Glance Apr 2019 Previous Month Year-over-Year
Median Price $2,138,000 (-16.3%) $2,555,000 $2,200,000 (-2.8%)
Average Price $2,252,930 (-10.1%) $2,507,080 $2,262,930 (-0.4%)
No. of Sales 15 (+25.0%) 12 15 (0.0%)
Pending 27 (+50.0%) 18 26 (+3.8%)
Active 32 (+10.3%) 29 13 (+146.2%)
Sale vs. List Price 102.5% (+2.6%) 99.9% 122.1% (-16.0%)
Days on Market 22 (+17.7%) 19 (+251.6%)
Days of Inventory 62 (-14.7%) 73 25 (+146.2%)

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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
Silicon Valley:
Santa Clara County,
San Mateo County, and
Santa Cruz County.
:
Special focus on:
San Jose, Los Gatos,
Saratoga, Campbell,
Almaden Valley,
Cambrian Park.

Mary’s other sites & blogs

Valley Of Hearts Delight
Santa Clara County Real Estate,
with an interest in history

Move2SiliconValley.com
Silicon Valley relocation info

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Silicon Valley real estate,
focus on home selling

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