Los Gatos Mountains 95033 Real Estate Market

Damp road in a redwood forest similar to those in the Los Gatos MountainsThe real estate market in the Los Gatos Mountains is very different from the “in town” Los Gatos housing market and really deserves its own separate treatment. The mountain area includes areas both in Santa Clara County and also Santa Cruz County, but the data here will reflect only the area within Santa Clara County. Both sides may have a Los Gatos mailing address with the 95033 zip code.

The Real Estate Report for the Los Gatos Mountains is updated each month with the RE Report info, but the Altos Research live chart automatically updates weekly, so please stop by often to get updated information.

(If you are viewing this on a mobile device, the table below will scroll if you swipe it.)

Trends at a Glance: Los Gatos Mountains 95033

Check out the FULL Los Gatos Mountains RE Report by using this link.

This is a great market for home buyers in the Los Gatos Mountains as sale conditions are fairly soft overall. As always, though, it’s on a house by house basis – it depends on the home’s exact condition, location, and pricing strategy.

Trends At a GlanceMar 2024Previous MonthYear-over-Year
Median Price$1,800,000 (+7.5%)$1,675,000$1,015,000 (+77.3%)
Average Price$1,767,640 (+5.1%)$1,681,670$1,115,000 (+58.5%)
No. of Sales15 (+400.0%)3(+275.0%)
Pending13 (-13.3%)15(+85.7%)
Active18 (+50.0%)1223 (-21.7%)
Sale vs. List Price98.5% (+2.8%)95.9%95.9% (+2.7%)
Days on Market76 (+108.4%)3645 (+69.2%)
Days of Inventory36 (-67.9%)112173 (-79.1%)

And the month before:

Trends At a GlanceFeb 2024Previous MonthYear-over-Year
Median Price$1,675,000 (+50.5%)$1,112,940$475,000 (+252.6%)
Average Price$1,681,670 (+53.3%)$1,096,810$708,333 (+137.4%)
No. of Sales(-50.0%)6(0.0%)
Pending15 (+150.0%)6(+87.5%)
Active12 (-36.8%)1912 (0.0%)
Sale vs. List Price95.9% (-1.2%)97.0%95.7% (+0.2%)
Days on Market36 (-49.8%)7272 (-49.5%)
Days of Inventory112 (+17.9%)95108 (+3.7%)

 

 

95033 Real Estate Market – Los Gatos Mountains

Each week, my subscription to the Altos Research Report for the Los Gatos Mountains is automatically updated. Click on the link to view it, or subscribe if you’d like an update emailed to you regularly. You can also click on the link to check other nearby zip codes. Some of 95120 or 95032 can be in the rural areas, too, so check a zip code map in case the area that interests you is closer to Mt Umunhum, over Saratoga, or some other location.

As of the most recent Altos update this market is a mild seller’s market.

 

The mountain communities are many and diverse, so issues in one area, such as too much inventory or not enough listings, may be the opposite somewhere else.

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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

 

 

 

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.
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