Los Gatos Mountains

Los Gatos Mountain Homes

Today we’ll check in with the Los Gatos real estate market, the Monte Sereno real estate market and the Los Gatos Mountains real estate market using Altos Research graphs with a view to the Median List Price of houses for sale. These charts are updated weekly.

An overview of the Real Estate Market in the Los Gatos area by viewing the Median List Price of houses for sale

In the graph below, please find the median list price for four areas: Monte Sereno, Los Gatos 95033 (the mountains), Los Gatos 95032 and Los Gatos 95030 (“in town”).

 

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

 

Monte Sereno is the most expensive of these four areas and it’s having some trouble overall. How’s it faring by price quartile? Let’s view that next, then the mountains and “in town” areas of Los Gatos.
Continue reading

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.

 

 

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The luxury homes market frequently behaves very differently than the rest of the real estate market as a whole.  If interest rates jump around, the impact is often far less since the home buyers of estate properties may not be nearly as dependent upon financing.  Many of these fine homes & estates are paid for “all cash”.  (In some cases they do this but later arrange financing, perhaps funding a “charitable remainder” trust rather than a more typical institutional loan.)

How’s the real estate market for high end homes in Los Gatos, Monte Sereno and the Los Gatos Mountain communities?  Defining “luxury homes” is a bit tricky because what constitutes luxury can vary from area to area (check out these estate homes for sale in the Buffalo NY area). For now let’s use prices of $2 million or greater as we first look at the Months of Inventory or Absorption Rate – though in fairness, the luxury price point is a little lower in the mountains.  (Six months is considered balanced by the National Association of Realtor, less is a sellers market and more is a buyers market.)  I first did this study in October of 2012 and will provide those numbers as a window back in time for comparison purposes.

 

Los Gatos area luxury market

 

Monte Sereno is having no trouble selling luxury homes compared to the rest of the Los Gatos area right now.  The Los Gatos Mountains (Chemeketa Park, Redwood Estates, Aldercroft Heights and other areas) struggles with the over $2 million market.

No matter how you look at it, overall it is a seller’s market in the luxury home strata in Monte Sereno and Los Gatos – but not the Los Gatos Mountains. It is not so crazy as the entry level homes, which have a much faster absorption rate, so buyers, take heart!  Three months of inventory is pretty doable and not so far from a “balanced” market here.

Altos charts on the LG area

Next we’ll change gears and use Altos Research and quartiles to evaluate the most expensive listings.  We will look at the top quartile of list prices, the high end listings in Los Gatos (zip codes 95030 and 95032 in town), in the Los Gatos Mountains (unincorporated, 95033) and Monte Sereno (99.9% of which is in 95030 but a tiny sliver has the 95032 zip code).   The charts I’m using are live and will be continuously updated by Altos Research, to which I have a subscription.

List prices of homes for sale in the topmost price quartile in Los Gatos, Monte Sereno and the Los Gatos Mountains

 

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

Continue reading

Today on my “Live in Los Gatos” blog, I included 5 images with graphs of the historical sales date for Los Gatos (zips 95030, 95032, and the mountains, zip 95033) and Saratoga 95070. Below is one of the five – to see all, please continue to this article:

Los Gatos & Saratoga real estate sales statistics 2005 – 2014

http://liveinlosgatosblog.com/los-gatos-saratoga-real-estate-sales-statistics-2005-2014/

 

Saratoga median price and average DOM

 

 

 

Joe Sharino BandOn Saturday, July 26th, the immensely popular and award-winning Joe Sharino Band will be featured at the Rockin’ in the Mountains event at the Loma Prieta Community Center; proceeds will benefit the Loma Prieta Fire and Rescue.

For more details and to purchase your tickets, please visit:

 

http://www.brownpapertickets.com/event/689417

 

To learn more about the Joe Sharino Band, go to

 

http://www.jsband.com/

 

 

 

 

Scenic Silicon ValleyIf you arrived into Silicon Valley via Highway 101, driving south from San Francisco, you might believe that the Santa Clara Valley, the San Jose area and Silicon Valley as a whole has got to seem to be the ugliest place on earth. Although heavily traveled, that is not the “scenic route”.

So, too, if you are looking for a place to live and are groping to find a place that is reasonably priced, fairly safe and not a terrible commute distance. You might not even have “is nice looking” on your wish list. You might not think it’s possible if all you ever see are the ugly concrete tilt-up buildings in north San Jose, Santa Clara, Alviso, or anywhere along the 237 corridor.  That area is an architectural wasteland.

Let me assure you: there are a lot of beautiful places in Silicon Valley where you can rent or buy a home. But how do you find them? It helps a lot to have a local give you a few pointers.  I’ll give you some tips today on finding a scenic place to live.

Hills – An easy way to find a scenic location to make your home is to settle near the hills, especially those in the west valley (the Santa Cruz Mountains or the Coastal Range) as they are green year-round. Communities at the base of the west valley foothills include, in Santa Clara County, Palo Alto, Los Altos, Los Altos Hills, Cupertino, Saratoga, Monte Sereno, Los Gatos, and the Almaden Valley area of San Jose. All of these areas are adjacent to the hills or mountains and offer far better than average schools (many of them qualify as great – compare costs between these areas). Continue reading

Today let’s look at the Santa Clara County real estate market, the days on market (DOM) and the sale price to list price ratio for houses and duet homes (single family homes). This will primarily be graphs that I created using MLSListings.com (our local MLS, to which I am a paying member).  We’ll consider the county as a whole and various cities or towns within it, plus areas of San Jose, as it has about a million residents.

First: Santa Clara County homes over the last year.  Please note the decreasing days on market, the increasing sale price to list price ratio in recent months.  This is exactly what an appreciating market looks like!

 

Santa Clara County average days on market and sale price to list price ratio

Santa Clara County average days on market and sale price to list price ratio

 

Next, let’s have a peek at how some of the hottest markets in Silicon Valley look, starting with Sunnyvale. It is odd to see any kind of a blip on the sale price to list price ratio.  Are buyers giving some push-back?  We keep hearing stories of homes selling 30% or more over list price with gobs of offers.  So the SP – LP ratio change is a surprise.

 

Sunnyvale average days on market and sale price to list price ratio Sunnyvale

Sunnyvale average days on market and sale price to list price ratio Sunnyvale

 

Palo Alto is always the hottest ticket in town. 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
Silicon Valley:
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San Mateo County, and
Santa Cruz County.
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Special focus on:
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Saratoga, Campbell,
Almaden Valley,
Cambrian Park.
Mary’s other resources
Silicon Valley real estate report
Real estate statistics and trends for Santa Clara County, San Mateo County, and Santa Cruz County

Live in Los Gatos blog
Los Gatos neighborhoods, history, businessses, parks, restaurant reviews, and more

Valley Of Heart's Delight
Santa Clara County Real Estate,
with an interest in history

Move2SiliconValley.com
Silicon Valley relocation info

popehandy.com
Silicon Valley real estate,
focus on home selling
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