Los Gatos Real Estate Market Trends

Los Gatos real estate market graphic with home near downtownAs of today, April 8, 2024, the Los Gatos real estate market in 95030 & 95032 remains exceptionally strong.

Across the county, first time home buyers are the most active and more entry level prices is the strongest segment.

Los Gatos real estate market statistics for the last 30 days (not a calendar month)

Numbers for today (pulled from the MLS), going back 30 days – these provide a real time snapshot of the Los Gatos real estate market trends:

  • 49 houses for sale today (April 8, 2024)
    • the average days on market for these homes is 48 days
    • 18 of the 49 have been available for 14 days or less – so quite a few are not selling fast!
  • 2 are contingent, 25 are sale pending (no contingencies)
  • 25 have closed in the last 30 days
    • average home size 2,429 SF
    • average lot size 12,938 SF
    • average days on market = 10 (way down from 43 last month and the 48 for active listings!)
    • average sale price  $3,357,520
    • median sale price $3,200,000
    • average sale to list price ratio 109% (up from 104% in mid-March and 101% in early-mid January)

Six of the sold homes were  $4 mil or more. The highest sale price was $5,300,000. Popular neighborhoods for that price point include the scenic Surrey Farms neighborhood.

Trends at a Glance from the RE Report for Los Gatos 95030 & 95032

The numbers below analyze data gathered during the first week of each month and cover real estate statistics from the month prior in Los Gatos 95030 & 95032 (all areas / school districts), or MLS “area 16”. See the full RE Report here.

These numbers never line up exactly with the MLS figures, but the data trends normally line up.  This time around, though, the RE Report numbers seem a bit off. From the data that I pulled directly from the MLS, the average and median sale prices are up both annually and monthly. With the RE Report it appears to be slipping monthly. The RE Report shows 27 sales, and the MLS shows 28. I suspect that the difference is from the missing sale. 

 

Trends At a GlanceMar 2024Previous MonthYear-over-Year
Median Price$3,425,000 (-2.1%)$3,500,000$2,565,000 (+33.5%)
Average Price$3,647,000 (-6.8%)$3,913,630$2,820,590 (+29.3%)
No. of Sales27 (+42.1%)1928 (-3.6%)
Pending31 (+82.4%)1721 (+47.6%)
Active37 (+19.4%)3137 (0.0%)
Sale vs. List Price108.5% (+5.5%)102.8%102.1% (+6.3%)
Days on Market29 (-9.0%)3134 (-14.8%)
Days of Inventory41 (-10.0%)4640 (+3.7%)

 

Further below you’ll find similar charts for houses in the Los Gatos Mountains and also condos and townhomes “in town”.

Los Gatos real estate market statistics: multi year data by month

Here is some Los Gatos real estate market data that I pulled directly from the MLS today.

Inventory of available homes for sale in Los Gatos 95030 and Los Gatos 95032

A quick glance at the last few years suggests that this inventory is still lower than normal, with 2022 (a super overheated Spring) being lower still.

 

Los Gatos SFH inventory - Los Gatos real estate market stats

 

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Los Gatos homes for sale

Los Gatos Homes for sale - Charter Oaks townhome neighborhood offers a great valueLos Gatos is a very spread out town, covering about 10 square miles. If you are looking online for Los Gatos homes for sale, it can help to narrow the field by zip code, school district, or proximity to something important, such as commute routes or restaurants.  As a starting point, though, browsing the inventory of available properties on the market can help tremendously This can give you a feel for home prices in town and how much real estate your budget can buy. Please note that the Los Gatos real estate market varies by many things, including price point and high school district.

Where can you find Los Gatos homes for sale?

The vast majority of Los Gatos houses, townhomes and condos on the market will be found in the multiple listing service, or MLS, and nearly all (99%?) of those will be visible on the feeds below.  These are part of the internet data exchange, or IDX.  Some listing agents or brokers (or sellers) may “opt out”, but that reduces the visibility, so is uncommon. I work with my clients to scour 100% of the listings on the MLS as well as the privately shared “coming soon” opportunities (not for public view).  Often I will also reach out to my colleagues to see if any of them have pocket listings, which means not publicly advertised on the multiple listing. Networking is an old skill and yet another reason why home buyers do better if they have a buyer’s agent rather than try to go it alone.  Sometimes I end up needing to really beat the bushes for a particular kind of property, and in those cases I will research and move on expired, cancelled, or withdrawn listings, as well.

One more note: Los Gatos has two “in town” zip codes, 95030 and 95032.  The Los Gatos Mountains is the hilly, coastal range area between this town and Scotts Valley in Santa Cruz County and it’s generally an unincorporated region. If you do a web search for “homes for sale Los Gatos CA” you could be looking at listings in the remote nooks and crannies of the Santa Cruz Mountains, so please be aware of zip codes. (95031 is just post office boxes, by the way.) (more…)

Los Gatos & Saratoga CA historical real estate data 2005 – 2014

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

 

 

 

Appreciation in several west valley zip codes: median sale price year over year

Appreciation by west valley zip code for July median sale priceHome values in Silicon Valley have been rising over the last few years, and in some segments the appreciation has been incredibly steep.  This happens when a big influx of home buyers want to purchase but the supply of real estate inventory is too limited for the demand.  This is happening in the most popular areas especially: those with either short commutes, great schools, a vibrant downtown, or some combination of these three.

Today I wanted to look at the median sale price of houses which closed escrow in July 2014 and the preceding few years for the same month only in a handful of zip codes in San Jose and Los Gatos along the west valley areas.  Considered for this study are 95070 – Saratoga, 95030 7 95032 – Los Gatos & Monte Sereno, 95008 – Campbell, 95124 – Cambrian area of San Jose, and 95120 – Almaden Valley area of San Jose.  The only month plotted is July for each year.

When charted, it appears that most of these west valley areas are appreciating somewhat steadily, though 95032 came down in the month of July 2014 as opposed to 2013 (one month does not make a trend, and please remember that ONLY July for each year was considered here).  At the other end of the spectrum is Campbell, 95008, which has been immensely popular in recent years.

Next let’s take a look at the numbers themselves for July in the years 2010 – 2014.

 

Median sale price for west valley zip codes

 

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Home prices in the Union School District area of San Jose and Los Gatos: how much does a zip code cost?

Alta Vista and Carlton attendance areas for Los Gatos and Cambrian area of San JoseIf you’re interested in buying a home in the Union School District, which straddles the Los Gatos and Cambrian area of San Jose border, you may be wondering what the real estate price difference is between homes in San Jose 95124 vs properties in Los Gatos 95032…

 

Please read the rest of this article on the Live in Los Gatos blog:

http://liveinlosgatosblog.com/union-school-district-pricing-how-much-more-to-live-in-los-gatos-than-san-jose/

  • List View
  • Map View
  • Grid View

See all Real estate matching your search.
(all data current as of 4/15/2024)

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

 
 

 

 

 

Cambrian homes near Leigh High School: what can you get for your money?

Near Leigh HighWhat does it cost to be within a mile of Leigh High School in San Jose’s Cambrian area?  Today I ran the numbers of sold houses over the last 60 days overall and also by price range of $200,000 increments.  Here’s how it looks – averages for regular sales (non distressed, no short sales or REOs) in San Jose 95124 within a 1 mile radius of Leigh HS.

For all Cambrian houses (prices ranged from $770,000 to $1,350,000):

  • The average sale price of the 26 regular sale houses sold in the last 60 days was $888,236; the average square footage was 1676, average lot size 7044 SF, average age 54 and average days on market 12.  If you are hoping to buy a Cambrian home close to Leigh High School, the odds are that it will cost you at least $800,000 and very likely much more.

If we pull it apart by price point, it’s a little surprising to find that the amount of house bought at the lowest prices was not that much different from those in the mid-range.  The difference is probably a combination of exact location (being next to Hwy 85, the high voltage lines or on a busier street will pull prices down while having a fully remodeled property will bring it up).  Here are the stats:

  • $799,999 and under: 4 sales, average SF 1423, average lot size 6304, average age 53 years, days on market 8
  • $800,000 to $999,999: 16 sales, average SF 1458, average lot size 6764, average age 52 years, days on market 13.    These are your most typical homes in the area in terms of pricing.
  • $1,000,000 to $1,199,999: 2 sales, average SF 2881, average lot size 8045, average age 59 years, days on market 8

What if we look at the same exact area, within one mile of Leigh High School, but at properties within the town of Los Gatos? (more…)

Exquisitely remodeled west Los Gatos home for sale!

247 Prince Street, Los Gatos CA 95032 - front of house - 2012

247 Prince Street, Los Gatos CA 95032 – front of house – 2012

Located on a beautiful street in west Los Gatos, 247 Prince Street is a tastefully remodeled home which is sure to please, inside and out.  The front and back yards have been landscaped like something out of a designer magazine!  Inside will not disappoint!  With remodeled kitchen and baths, dual pane windows and plantation shutters, fans, hardwood floors, air conditioning and so much more, this is not just a house but a very comfortable home.

If you are interested, read more with the MLS information on this lovely home posted below it. (The MLS information will be removed once the house is under contract with no contingencies.)   Silicon Valley home buyers, call your Realtor to set up a private showing! (No open houses planned.) Pre-approved buyers only, please.

247 Prince Street, Los Gatos, CA MLS Info

Fabulously remodeled home & yard on beautiful street! Kitchen with maple & granite, Viking range & oven, GE Profile fridge. Entire house features dual pane windows, plantation shutters & hardwood floors (except baths).Central A/C. Gorgeous baths! Yard are extensively remodeled & upgraded with incredible hardscape: fire pit, built in seating, water fountain, more. Beautiful driveway & landscaping!

 

 

How is the Los Gatos Real Estate Market Faring?

How’s the Los Gatos real estate market? Generally speaking, it is a seller’s market overall in the 95030 and 95032 zip code areas (in town).  That said, remember that it can vary a lot between price points and school districts, let alone neighborhood, sale type (regular vs distressed).  Real estate is always local!

Today we’ll look at the LG market both with a view to the sold data we have as well as the current listings activity.  We’ll view the “in town” areas and also the mountain areas. First addressed will be the market as seen by the “sold data” – houses, then condominiums & townhouse.  (Long post but loads of info!)

Los Gatos & Los Gatos Mountain Housing Market Trends

I. Sold listings data for Los Gatos houses

Houses in Los Gatos & Los Gatos Mountains – housing trends using sold data

(1)  In town

First, housing trends “in town”, utilizing my Real Estate Report, which comes out monthly (and includes all of Santa Clara County):

 

 

Below is the summary of market trends in Los Gatos for the most current month, January 2011 (using sold data):

 

Trends At a GlanceJan 2011Previous MonthYear-over Year
Median Price$1,072,500$1,000,000 (+7.2%)$985,000 (+8.9%)
Average Price$1,173,770$1,203,520 (-2.5%)$1,264,620 (-7.2%)
No. of Sales3031 (-3.2%)13 (+130.8%)
Pending Properties3539 (-10.3%)30 (+16.7%)
Active10787 (+23.0%)101 (+5.9%)
Sale vs. List Price96.7%96.5% (+0.1%)98.2% (-1.6%)
Days on Market5969 (-15.0%)41 (+43.3%)

 

(2) Los Gatos Mountains

The Los Gatos Mountain communities (zip code 95033) usually have a slower market (harder to sell homes, even in “hot” years -compare 2007 for in town and in the mountains). December was improved, though, interestingly.
(more…)

The Los Gatos Real Estate Market by Zip Code, School District and Price Point

moi-explained-by-Mary-Pope-HandyPlease see the info for the UPDATED housing market statistics in Los Gatos on the Live in Los Gatos blog:   Los Gatos real estate market trends by price point and high school district
The Los Gatos real estate market has been a ” seller’s market” for more than 2 years now, but how much it’s a seller’s market entirely depends on which part of the Los Gatos market you’re discussing.

This post on the Live in Los Gatos blog will cover:

  • single family homes (99% houses, but a few duet homes)
  • 95030 and 95032 zip codes
  • Two high school districts:
    • Los Gatos Saratoga High School District (meaning Los Gatos High School)
    • Campbell Union High School District (meaning Westmont or Leigh High Schools)
  • varying price points in all of the above

General comments:
Most of 95030 is in the Los Gatos Saratoga High School District, but there is a very, very tiny portion of it which belongs to the Campbell Union High School District.  The percentage is so small as to be statistically insignificant, but I wanted to mention it here for the sake of accuracy and I will include it below.  The numbers below are from our MLS provider, MLSListings.com, with the numbers crunched by me, Mary Pope-Handy.  While I have made every effort to be 100% accurate, I do not guarantee it (don’t sure me if there’s a typo or other error!).

 

The Los Gatos real estate market has many nuances in addition to factors such as schools and zip code.  We could dissect the market by any number of factors, from the distressed properties (which do sell for less) to those which views, acreage, historic homes, etc.  When you are thinking of buying or selling a home in Los Gatos, do not simply accept the overview of the town as necessarily relevant to your particular situation.  It is imperative to get the data on your part of the market and to understand what that data actually means.  From the study at the Live in Los Gatos blog, you can see that part of the Los Gatos real estate market is a strong seller’s market and others have a much longer supply of inventory  (buyer’s market).  Not understanding where in the spread your home or desired home sits could literally cost you dearly as you miss-position your home or your offer relative to the market conditions.

If you’re interested in buying or selling a Los Gatos house, townhome or condo, please call me.  If we work together to market your home or purchase a home, I will do my best to assist you in getting the clearest possible picture of the particular segment of the market that relates to you and your situation.

Read the article here:
Los Gatos real estate market trends by price point and high school district

 

 

 

 

Los Gatos Home For Sale – Just Steps to Prized Schools and Shops!



The Los Gatos real estate market
seems to be improving as more homes are selling now than in recent months. The “absorption rate” has been declining and is now well under the 6 months that differentiates a buyers vs a sellers market. Many are thinking that the worst is behind us.

And if that is the case, now really is the “best time to buy” in Los Gatos, San Jose, Saratoga, or anywhere in Silicon Valley.

Recently I listed a great, sunny home and it will be held open this weekend (Sat 2-4, Aug 9). If you are looking to buy a house in Los Gatos, with the schools and close to shops, stores, banks and restaurants, you will want to know about this home and see it ASAP!

120 Magneson Terrace (off Magneson Loop and Los Gatos Blvd), Los Gatos, CA 95032

Offered at $1,250,000 – New Roof as of late June!!

  • 3 Bedrooms
  • 2.5 Bathrooms
  • Living Room, Dining Room, Study (or Music Room or Library)
  • Lovely Hardwood Floors Throughout (all but bathrooms)
  • Appx 1800 SF
  • Lot Size appx 8700 SF
  • Los Gatos Schools very close by
  • Home situated on a quiet cul-de-sac
  • Air Conditioning & Extra Insulation
  • Laundry Room
  • Attached 2 Car Garage
  • So close to the schools and shops that it’s “walk to”, “bike to”, “scooter to” and for driving, “less than 2 minutes to” – no matter how you get around, this home is close to schools and shops!

Virtual Tour of 120 Magneson Terrace, Los Gatos, CA 95032