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 somewhere between balanced and a warm sellers market 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 GlanceMay 2024Previous MonthYear-over-Year
Median Price$1,715,000 (+20.4%)$1,425,000$1,365,000 (+25.6%)
Average Price$1,727,500 (+19.8%)$1,442,330$1,549,620 (+11.5%)
No. of Sales12 (+33.3%)917 (-29.4%)
Pending(-50.0%)1414 (-50.0%)
Active40 (+110.5%)1935 (+14.3%)
Sale vs. List Price101.6% (+1.0%)100.6%103.5% (-1.8%)
Days on Market50 (+13.9%)4435 (+42.1%)
Days of Inventory100 (+63.3%)6162 (+61.9%)

 

And the month prior:

 

Trends At a GlanceApr 2024Previous MonthYear-over-Year
Median Price$1,425,000 (-20.8%)$1,800,000$1,275,000 (+11.8%)
Average Price$1,442,330 (-18.4%)$1,767,640$1,384,000 (+4.2%)
No. of Sales(-40.0%)15(+28.6%)
Pending14 (+7.7%)1315 (-6.7%)
Active19 (+5.6%)1830 (-36.7%)
Sale vs. List Price100.6% (+2.1%)98.5%98.7% (+2.0%)
Days on Market44 (-42.3%)7691 (-52.2%)
Days of Inventory61 (+70.1%)36124 (-50.7%)

 

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.

Altos uses list prices and they conclude that it’s a strong seller’s market, while the RE Report uses closed sales data, and that points to something more moderate.

 

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, June 4 2024, the Los Gatos real estate market in 95030 & 95032 is softening, but still a seller’s market. We are seeing inventory rise, but we’re also seeing interest rates rising, and that appears to be putting a damper on sale prices.

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:

  • 61 houses for sale today (June 4, 2024)
    • the average days on market for these homes is 73 days (but 3 have been on for 555-557 days!)
    • the median days on market 22 days
  • 2 are contingent, 26 are sale pending  (no contingencies)
  • 32 have closed in the last 30 days
    • average home size 2,424 SF
    • Lot size data is off – someone entered a number incorrectly, so it’s messed up
    • average days on market = 18 (up from 7 last month)
    • the LONGEST days on market was  83, and of the 32 homes, 21 sold in 10 days or less
    • average sale price  $3,196,188
    • median sale price $3,200,000 (same as last month)
    • average sale to list price ratio 105% ( it was110% 30 days ago, 109% in April, 104% in mid-March and 101% in early-mid January)

Nine of the sold homes were  $4 mil or more. The highest sale price was $5,310,000.

Some of the homes for sale have been on the market a long time, but for houses that do sell, it’s usually in 10 days or less. Some price points do typically take longer, though.

 

 

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

Inventory is finally into a healthier range (though I recall the days when 80 was typical).

 

Inventory of Los Gatos homes for sale 95030 95032 MLS area 16

 

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Cheap and Tasty Lunch at Skyline Blvd. & Congress Springs Road: Stop by the Mr Mustard Hot Dog Stand

On Sunday afternoon I found myself showing property just beyond the Santa Clara County border near Skyline Boulevard (Hwy 35) and Congress Springs Road (aka Big Basin Way or Hwy 9) in the hills over Saratoga.  The valley floor was fogged in and damp, but up at the crest of the Santa Cruz Mountains, the sun was warm and shining beautifully.

I waited for my clients at our meeting place, the large parking lot off Skyline.  They were running late so I meandered around, taking in the scenery, snapping some photos and enjoying the warmth of the sun.   One delay grew into another and with more time on my hands, I wandered over to the Mr. Mustard hot dog stand and bought myself some lunch: $2 for a hot dog, $1 for a can of Diet Coke. (Also offered were hot links.)  Good price, good food!

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