What’s going on with the real estate market in the Belwood, Belgatos, Surmont, and nearby areas of east Los Gatos? Here’s a quick update of the year to date listings and sales activities, taken from the MLS.

Right now, there are 6 properties for sale in the neighborhood. That’s more than what has been normal in recent years. The stats for these active listings are as follows:

Average list price $2,286,333
Average square footage 2,906
Average lot size 16,194
Average days on market 19
Average price per SF $800.92
Average age 49

There is only one pending sale, and no properties at all in the area which closed in June. We had steady rate of sales closed earlier in the year: three in February, two in March, five in April, two in May.

For those tracking the absorption rate, which is the rate at which homes would sell if no new properties come on the market, this is a bit of a surprise. Zero homes (sold / closed in the last 30 days) divided by 6 active listings = an infinite months supply of inventory.  Of course, it is not truly that dire, since there were 2 closings in late May and there’s one pending sale (went into contract June 15), but it does suggest that home buyers may have put the brakes on.

Belwood Area Jan 1 2018 through June 30 2018 750x393 - Belwood, Belgatos, Surmont & Nearby Sales First Half 2018

We are seeing this drop in sales activity across the valley in many areas, so it’s not just this corner of 95032.

Is it just a big rise in inventory that is causing the market to stall out a little? In some areas, homes have continued selling at the same pace, but with fewer offers over the last 6 weeks or so.  Those areas may not have had as large an inventory jump as we have seen on the east end of Los Gatos.

Here’s a look at the inventory for single family homes for sale in 95032 with Campbell Union High School District (so Leigh or Westmont High) from July 2012 to July 2018.

Inventory 95032 with CUHSD 709x750 - Belwood, Belgatos, Surmont & Nearby Sales First Half 2018

Inventory is up, but not to an unprecedented degree. There were more in June, and June’s inventory was not too different from most of the recent years (2014 and forward).

A holiday week is often slow, so I would encourage people thinking of selling to not get discouraged. Part of what we are seeing could simply be a seasonal trend – summer is normally a bit of a “slowdown” period in real estate, with things picking back up again in early to mid September. Last year we did not see seasonality at all, as the market was raging hot through December.

If you are interested in buying or selling a home in east Los Gatos or anywhere in Silicon Valley, please reach out to me and we’ll find a time to talk and see if we might be a fit for working together.