Select Page

Finding homes to rent in Los Gatos, Monte Sereno and Saratoga

Homes to rent in Silicon Valley - some resources - house with words Finding homes to rent in Los Gatos or nearby in Silicon Valley can be an enormous challenge.  Most Realtors don’t work the rental market (since very few are offered on our MLS), so consumers looking to find rental housing are often doing it on their own.  This can be especially tough if you are relocating to the San Jose or Silicon Valley area!

In my experience, the best places to find unfurnished homes to rent, besides literally driving through neighborhoods, is online with Zillow, Craigslist or via Bay Rentals.  Bay Rentals does charge a fee but they do great work and you will know you’re not getting scammed. Do beware, there are loads of rental scams happening all over the country!

A word on lease and rental costs as of mid 2022

Rental home prices are surprisingly high here, particularly shocking to those who’ve just moved to Silicon Valley.  One bedroom apartments can often run between $2000 and $3000, and sometimes more. I do suggest checking apartment rental sites to get a sense of costs ahead of any visit to the Bay Area.

It is not easy to find a house for rent at $3,000 or less. In areas with excellent schools, the monthly rate frequently exceeds $4,000 for a simple, small “starter house”.  Larger houses with 2,000 square feet or more  will run upwards of $5,000 if the condition and location are good.

The school districts will have a huge impact on the price of homes to rent or buy in Los Gatos, Monte Sereno, and Saratoga. Each of these areas has MULTIPLE school districts. If you find yourself wondering why one area is extremely pricey compared to another, the answer may be in the schools.  Neighborhoods with the best schools will probably have rents for $6,000 to $10,000 per month for a comfortably sized house.

For more resources on homes to rent in Los Gatos and nearby, please see these pages on Move 2 Silicon Valley:

 

Homes to rent in Los Gatos, Monte Sereno, and Saratoga listed on the MLS

Below you can browse properties offered for rent on the MLS in Los Gatos, Monte Sereno and Saratoga.  There aren’t very many of them but it’s a piece of the information puzzle. Often for each of these there will be none or just a small handful available.

  • List View
  • Map View
  • Grid View

See all Real estate matching your search.
(all data current as of 5/20/2022)

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

 
 

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

  • List View
  • Map View
  • Grid View

See all Real estate matching your search.
(all data current as of 5/20/2022)

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

 
 

 

 

 

 

Free concerts in Los Gatos this summer: Vasona Vibrations, Music in the Park, Jazz on the Plazz

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, The Promenade, Jazz on the Plazz, and Fiesta de Artes, 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!

Free Summer Concerts in Los Gatos

Los Gatos Free Music Summer Concert Collage 2022 small

Love Los Gatos? Check the Los Gatos Real Estate Market Trends and Statistics on this blog, updated monthly, to stay up to date with the latest data.

 

 

 

Los Gatos Real Estate Market Trends and Statistics

Leo or Leona - the mascot of Los GatosThe Los Gatos real estate market trends are leaning heavily in the sellers’ favor. Inventory has been rising and this may be changing, but as of April, prices continue to go up.

  • The median sale price was $3,651,000 (+9.0% from the month before) and up 35% from last year.
  • The average sale price was $3,606,330 (+0.4% from March) and up 20.7% from a year ago.
  • The sale to list price ratio rose further to 118.2% (+1.5% from March). It was 106.5% a year ago.
  • Days on market shrunk to 7, inventory grew, and the days of inventory are now 31. This indicates a little improvement for the buyers can be anticipated, but it is still a very hot seller’s market.

This post will include info from both Altos Research, which uses LIST prices, and the RE Report, which uses listing and closed sale data, for the “in town” areas (95030 and 95032).

Related: Why is inventory so low, and when will it get better?

From ALTOS – a view of LG 95030 (these are updated automatically a few times a month):

Altos Real-Time Market Profile Los Gatos, CA SFH 95030

And 95032:

(more…)

Finding Mid-Century Modern and Eichler Homes in Silicon Valley’s West Side

Mid-century modern homes, including those designed by Joseph Eichler, dot the Silicon Valley & South Bay Area real estate landscape.  There are probably more than 5,000 Eichlers in Santa Clara County altogether, plus all the other homes of that genre with the similar modern style, which was influenced by the ranch and prarie styles as well as the dramatic work by Frank Lloyd Wright (open beam ceilings, nearly flat roofs, lots of exposed wood & glass windows stretching from the floor to the ceiling).  Eichlers, especially, put a premium on privacy from the street but open to the outdoors otherwise.

Not every community in Santa Clara County has Eichler homes, but most have the mid-century modern style homes & neighborhoods. These homes vary from tiny, modest cottages of 1100 square feet to large & elegant  houses of nearly 3,000 square feet, featuring big, central atriums or courtyards.  (There are also some co-ops in the valley too.)  The quality varies, as the homes were constructed by several different builders with different home buying budgets in mind.  Real estate prices range from “entry level” to very expensive, depending on the location (city and schools), size of the home & lot, and condition of the property. Most of them are now about 50 years old, though some are a little younger.

Some of the West Side Silicon Valley Communities which feature Eichler and Mid-Century Modern Homes

In Los Gatos there are no Eichlers but there are a small handful of single family homes which are mid-century modern on Eastridge Drive (just off Blossom Hill Road and Hillbrook). There are a couple more at the end of Magnuson Terrace (off Magnuson Loop and Los Gatos Blvd).  Additionally, there are some smaller mid-50s homes on El Gato (and adjacent portions of Escobar) off of Los Gatos-Almaden Road. Unfortunately, not all of these homes are “well kept”, though many are.

An Eichler home in Saratoga - beautiful mid-century modern houseMonte Sereno is home to 16 Eichler houses on Via Sereno beginning at the intersection of Winchester Blvd with Via Sereno.  These houses were built in the late 60s to early 70s.
(more…)

Vista del Monte neighborhood in Los Gatos

Vista del Monte MapThe Vista del Monte neighborhood is a gem within the town once known as The Gem City. It enjoys tremendous convenience as it’s close to town, but also is set back far enough that the area is quiet and tranquil. The hills are close in and the roads gently curve, are tree lined, and scenic.

Add to this the highly regarded Los Gatos schools, quick freeway access, and a nearby park and you can quickly see why this area has a big draw!

Many of the homes were built in the 1960s – 1980s. It’s not an historic neighborhood, and the architecture is mostly ranch style. There are a few others, though, such as Colonial, Mediterranean, and others.

Home prices in this corner of town have risen dramatically over the last year and generally are up about 20 – 30% from this time last year. This is all part of the COVID induced buyer frenzy to purchase larger homes with larger lots across the country (and around the world).

 

 

Are you interested in Los Gatos real estate and Los Gatos neighborhoods? Over on my Live in Los Gatos blog, I’ve been reworking articles about the various residential areas of town, digging into the county records for subdivision info, shooting video as I’m driven through various neighborhoods and adding MLS information. Today I completed a whole new article with video on the Vista del Monte neighborhood in east Los Gatos.

Please have a look!

Vista del Monte neighborhood in Los Gatos

Clair and I enjoy getting to know the many neighborhoods here in town. The majority of our posts on the neighborhoods in LG can be found on our Live In Los Gatos Blog, so if you love the town and want more info, that’s the best resource.

Homes for sale & recently sold in the Vista del Monte neighborhood

This will give a sense of pricing, but as of this writing in early 2022, many homes are selling for 10 – 20% ore more over list price.

  • List View
  • Map View
  • Grid View

See all Vista del Monte neighborhood in Los Gatos, California Real Estate.
(all data current as of 5/20/2022)

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

 
 

 

Where are the high voltage power lines in Cupertino, Saratoga, Los Gatos, and Almaden Valley?

High Voltage Power Lines Collage

High Voltage Power Lines from around the West Valley.

“Location, Location, Location!” The most important element when buying or selling a home is the one thing you can’t change – it’s location. Because of that, you’ll need to know some location-specific things, naturally occurring and man-made. Like high voltage power lines.

What about this location?

If you own or are thinking of buying a home in Silicon Valley, here are a few location-specific things you want to know upfront so that you can make informed decisions:

  • where are the earthquake fault lines?
  • where are the geologic hazard zones, such as liquefaction areas?
  • where are the flood plains?
  • where are man-made things that will negatively or positively impact a home’s value? Things such as
    • train lines
    • freeways
    • electrical transmission
    • school district boundaries
    • zip code boundaries
    • proximity to entertainment venues

When looking at maps, sometimes these items show up and sometimes they don’t. Realtors and other real estate professionals in the San Jose area often use a Barclay’s Locaide and various online resources to locate the natural hazard areas. There are other tools to help locate school districts and zoning restrictions.

Google maps can help uncover some other areas, like distance to shops and freeways, but sometimes it raises more questions than it answers. For instance, a years ago a Realtor who didn’t know the Belwood of Los Gatos area too well phoned me to ask what a large object showing up on satellite view in the hills of Belgatos Park was. It is just a covered reservoir, but since it was not identified on the map it concerned some buyers. Local knowledge is still extremely helpful.

Mapping the Grid: High Voltage Power Lines

(more…)

Loma Vista, El Gato & Rancho Padre Neighborhood in East Los Gatos

Between Los Gatos-Almaden Road and Ross Creek sits an eclectic east Los Gatos neighborhood, a county pocket, featuring a view of the hills where you can find a little bit of everything.

The homes built on Loma Vista Avenue, Linda Avenue, El Gato Lane and part of Escobar Avenue were first constructed in the 1940s, with many more filling out the neighborhood in the mid 50s.

They were three subdivisions initially:

  • El Gato Terrace
  • the Loma Vista Tract
  • Rancho Padre (Rancho Padre is the one closest to the creek).

Loma Vista Avenue, Linda Avenue, and El Gato Lane

(Please note: these are not part of Blossom Hill Manor, which begins on the adjacent Longwood Drive.)

Map with Key: Loma Vista, El Gato, and Linda

 

(more…)

Blossom Manor neighborhood in Los Gatos

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 Stonehedge Swim Club).

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.

 

 

 

 

The months of inventory indicate how tough or easy it is to buy a Silicon Valley house

How can you tell if it’s really a buyer’s market or seller’s market? One important data point is the months or inventory, also known as the absorption rate.

The months of inventory (MOI) tells us how long it would take for the current inventory to be absorbed if sales continue at the same rate and no new inventory were to be added.

What is the months of inventory?

The best explanation given to me for the absorption rate uses the analogy of a bathtub draining. If the tub has water in it, and no new water is added, and the drain is opened (and drains at a constant rate), how long will it take for the water to all be eliminated?

So too with Silicon Valley homes for sale. How long would it take for the current supply to be bought up if no new listings came on the market? That’s the question. It can be days of inventory, weeks of inventory, or months of inventory – or any other chunk of time you want to use.  My monthly Silicon Valley RE Report uses days of inventory, referenced via DOI in the chart below, where you can see that the average days of inventory for the county is 61, or about 2 months. A quick scan down that column will provide a sense of the market for each city and town.

Santa Clara County SFH Market - May 2020

 

The faster the absorption rate, the easier it is for sellers to sell and the harder it is for buyers to buy. In the U.S., about 5- 6 months of inventory is a balanced market. Here in Silicon Valley, balanced is probably closer to 4 months of inventory.

Readers of this blog know that I really like the multi year view of data, and I think with the months of inventory that’s also really helpful. Here’s the rate for Santa Clara County, single family homes, from January 2014 to May 2020 (needs a full month to be accurate).

 

Santa Clara County months of inventory - multi year view - click on image to enlarge

 

For the month of may, the months of inventory was 2.2, which is significantly more than most of the last six years, and double the height of the market in 2017 and 2018. Translation: buyers, this is the best it’s been for you to buy in years. Yes there may be multiple offers – but if so, it is very likely to be much calmer than this time last year or at any other time for this same season in years.

(more…)

Cambrian & Cambrian Park Neighborhoods: How to Choose Where to Live?

cambrian-park-plaza-signCambrian Park is a highly desirable district of San Jose. With close proximity to Los Gatos, Campbell, Willow Glen and Blossom Valley, there’s lots to do within Cambrian itself or very nearby.  Cambrian also enjoys good schools, low crime, two newer libraries, two Farmer’s Markets, and a fabulous rec center, the Camden Community Center.

Where is Cambrian Park and how big is it? The 2010 census reported Cambrian Park as having less than 4,000 people. In contemporary usage, though, Cambrian consists of much more than the area known as “Cambrian Village” (which has this small population), and now includes about 75,000 residents in all.  The area includes most of the 95124 zip code plus the 95118 zip code (and a little sliver of 95008).  (To see a very approximate map of Cambrian Park boundaries, click on this link.) The local Realtor association had something to do with this shift in perception as it mapped out boundaries for Cambrian Park, roughly known in the industry as “area 14” that expanded the original area. Historically, though, Cambrian was really a very vast area including much of Campbell and many areas now falling under different district names.  The area is alternately known as Cambrian, Cambrian Park, and Cambrian Village – the latter referring to the area near Union & Camden Avenues.

Related post on Cambrian’s history, areas and map: please also see Cambrian Park: Good Schools, Low Crime, Close to Los Gatos and Campbell

How do you decide where in Cambrian to live? Many aspects of home buying will likely come into play, from schools desired and budget available to the ambiance and practical things you desire such as RV parking, an extra large garage, family room, guest suite, commute issues (proximity to freeways),  etc.

I. School Districts of Cambrian Park

Your decision might be influenced by the school district you want; Cambrian Park has three elementary school districts. All are good – Cambrian Park truly has no bad schools – but some are exceptionally high. Some districts may have more offerings for special needs kids or gifted kids – if you have children and are looking at placing them in the local public schools, do your research before you househunt!

  1. The north side of Cambrian Park (going into Campbell and Willow Glen) has schools belonging to the Cambrian School District (see map).
  2. The east side of Cambrian Park (going toward Blossom Valley) is part of the territory of the San Jose Unified School District.  Schools for all of San Jose are beautifully mapped out by the district – you have to zoom in to see the boundaries around Cambrian but it includes all three local districts so is worth the extra steps!
  3. The southwest side of Cambrian (and east Los Gatos) is within the boundaries of the Union School District, which also has a helpful map of the borders. The map is a pdf and it is very detailed.
    (more…)