Houses in the Belwood, Belgatos, Surmont and nearby areas priced under $1,500,000 are selling at a very healthy rate, many with multiple offers and significant overbids. In the last year or so, there have been 18 sales of single family homes in this area (see map at right). Of those, 16 were on the open market of of those 16, 13 sold for more than list price.
Two properties sold “off market”, or not on the multiple listing service with a real estate professional involved. One of them was a sale from a landlord to tenants already in the property. The other was an off market short sale.
As of this writing, there are 2 pending sales in the neighborhood, both between $1.2 million and $1.5 million.
Additionally, there are 3 properties available for purchase. They range in price from $2.4 million and $2.8 million, and all have been on the market for more than a month.
Below, please have a look at what has sold – street names rather than precise addresses are used to provide privacy to the owners.
Interested in selling your east Los Gatos home? Please call or email me for a confidential, no obligation consultation today.
Mary Pope-Handy email@example.com 408 204-7673
Los Gatos housing inventory may well be at an all time low. For other blogs, I crunch the real estate numbers regularly and can tell you that in the last 15 years (for which I can get MLS statistics) there’ve never been so few available homes to buy. I’ve been selling real estate for 20 years now and don’t remember it ever being so dire. In fact, the worst year ever still had twice as many houses for sale as what we’ve got now.
The available inventory in Los Gatos, and Santa Clara County generally, is inching up. The numbers have risen about 25% from a couple of months ago, but are off between 30% and 65% from the year before, depending on how you slice and dice the numbers. In our lovely corner of east Los Gatos, right now there are only 2 homes for sale, one on Blossom Hill and one on a side street at the corner of Blossom Hill. Last year there were 13 sales in the neighborhood, and in 2011 there were 17. We could use more inventory!
If you are thinking of selling in 2013, now is a great time. There’s little competition and a very strong level of buyer demand. Please call me for a free, no obligation, no pressure consultation. Please email me at mary (at) popehandy.com or call me at 408 204-7673.
Los Gatos Real Estate Market Trends and Statistics
How’s the real estate market for the Belwood of Los Gatos, Belgatos and Surmont neighborhoods of Los Gatos? Today I present some detailed views of the state of the real estate market in 2012, viewed from several angles. This is a lengthy article, but one I hope my neighbors and would-be neighbors will find very helpful.
Inventory was low across all of Los Gatos and Silicon Valley, and turnover in this corner of east Los Gatos 9part of the 95032 zip code) is never high, so it’s not surprising to learn that a mere 13 houses sold over the last year. Most home owners would like to know whether values are rising or falling, how tough it is to sell a house, and whether or not homes are selling over the asking price. We’ll have a look at these questions, and more, using graphs I created from our local real estate multiple listings provider, MLSListings.com.
There were 13 closed sales in Belwood, Belgatos and Surmont plus 4 houses that did not sell in 2012
There were 13 sales of houses in 2013 – not too many for a neighborhood with more than 300 houses! There were four others which did not sell, however. One is currently for sale, and 3 more are cancelled, expired, or withdrawn. In every market, no matter how “hot”, some homes do not sell. This is important to remember. Too many home owners get euphoric about the sales prices and multiple offers which they hear about. What’s usually not considered is the “market rejection” that other properties get. It is a sobering balance to the multiple offer frenzy stories which one hears.
This first graph displays the closed numbers of sales by price point. This is helpful not just for sellers, but home buyers interested in purchasing here. Last week I got an email from a resident of Santa Clara County indicating a desire to see properties here with 2200 square feet or more available at under $1,000,000. Is that possible? Let’s see.
In the graph above, we find that three properties sold here between $800,000 and $1 million. We do not yet know from the data anything more about the houses, whether they were small, big, regular sales or distressed properties. A quick look at the MLS just now shows that all of the sold houses were regular sales except one, a short sale on Belwood Gateway which was in that lowest pricing tier (and which took about 2/3 of a year to sell).
Days on market or average days to sell in Belwood, Belgatos and Surmont area
Next, the average days to sell (meaning to have an accepted purchase offer or contract) for the houses on the market that did sell – not all of those offered in 2012 were purchased! (In every market, there are homes that do not sell. Most of the time it is because they are overpriced.)
From the time the house is showing on the MLS as active or available, how long until there was a ratified contract? In most cases, not long at all. For the lowest price group, the average days to sell is badly skewed by the short sale on Belwood Gateway – that one took 213 days to sell due to transactions falling through and the difficulties of getting a distressed property closed. When I eliminate the short sale from the mix, the average days on market for the other 12 properties was a very fast 17. The longest was 66 and the shortest was 2. The graph below shows the days on market of all sold houses by price point. Although it appears that the least expensive homes are the hardest to sell, that’s not really the case. The short sale tilts the average.
Average list prices of Surmont, Belgatos and Belwood homes that sold in 2012
What about home values and pricing? Below, please find the average list price of properties by month. For most of 2012, the majority of houses for sale ranged between one million and $1.4 million. There are higher and lower priced properties, of course, but this range gives home buyers a general sense of area values for typical homes. Newer one, view lots, extra large homes or custom built properties will cost more. Houses on Blossom Hill Road, older homes, properties needing extensive renovation etc. will sell for less. Have a look: Continue reading
How’s the real estate market in the Belwood, Belgatos and Surmont areas? Below, please find a list of properties which are currently available or sold (there are NO pendings at the moment) in these parts of Los Gatos this year.
Homes for sale:
As you can see below, most properties are priced at over $1 million unless located on (busy) Blossom Hill Road.
Since January 1st, only 3 homes in the area have sold for under $1 million, and one of them was a short sale that was directly across from the cabana. Please note that overall, homes in the Surmont, Belgatos and Belwood neighborhoods are selling over list price – in fact, by $13,437 or almost 1% over list price. Although the one short sale took over 200 days from listing to closing, most homes in the area sold far faster – 9 of the 12 sold within 2 weeks! That is a nice, strong sellers’ market.
Even so, it’s imperative not to overprice. Just because it’s a sellers’ market does not mean that buyers will pay just any price for a home. They are wary after the market’s downturn!
Want to discuss your home’s value? Please call or email me today and we can meet, go through your house together, and discuss probable market value and pricing strategies.
I have been communicating with a family relocating to Silicon Valley from Austin who think that the Belwood, Belgatos or Surmont area might be a good fit for them. They are open to other nearby areas, too, but the most important thing is that they want to be within the boundaries for Noddin Elementary School.
Do you have or know of a rental like this that might be available in June?
Size : 3 Bedrooms (or more)
Area : Within Noddin Boundaries
Alarmed & two storey preferable but not a deal breaker.
Reach me at 408 204-7673 or mary (at) popehandy.com.
The market is pretty hot in our pocket of Los Gatos! Here’s what has gone under contract in Belwood, Belgatos, Surmont and very nearby since January 1, 2012. (DOM = “Days on Market”. REO = “Real Estate Owned (by the bank)” or bank owned home.)
|Sale type||Status||Street||List Price||Sales Price||Square Ft||Lot Size||DOM||Sale Date|
|Reglar||Pending||BELWOOD GY||$ 949,000.00||1730||11385||8||4/20/2012|
|Regular||Pending||OLD ORCHARD DR||$1,275,000.00||2736||10209||51||3/27/2012|
|Short Sale||Pending||BELWOOD GY||$ 925,000.00||2251||10240||213||3/30/2012|
|Regular||Pending||BELCREST DR||$ 895,000.00||2448||9875||7||4/4/2012|
|Reglar||Sold & Closed||HARWOOD RD||$1,099,999.00||$1,098,000.00||2804||11036||252||1/5/2012|
|Regular||Sold & Closed||ALMOND BLOSSOM CT||$1,199,950.00||$1,140,000.00||2923||10018||59||3/2/2012|
The home on Belvale had 6 or 7 offers – I know because I placed one of the bids on it for my buyers! There were also multiple offers on the Bacigalupi house as well. Both are said to have sold over list price. Most homes are selling pretty fast now, and at very good prices.
The real estate market across Silicon Valley has really zoomed into a strong seller’s market over the last 3 to 4 weeks. I have been involved with MANY offers, both on the seller side and the buyer side, and almost every single one was a multiple offer situation with sales getting pushed much higher than list price. (This last Monday, for example, I sold a small Santa Clara condo that was not strategically underpriced but it got 20 offers, 8 of them “all cash” and sold about 8% over list price. This is happening all over.)
Want to see more photos and a map? My Los Gatos Real Estate Report can display listings, pendings and sold properties anywhere in Santa Clara County. Click on this link to see what’s happening near our part of town. (It loads a little slowly so please be patient.)
If you’d like to buy or sell a home in the Surmont, Belgatos, or Belwood of Los Gatos areas , please call me! I’m a resident (since 1999) and a Realtor here in Los Gatos with Sereno Group and know the area like only a local does.
mary (at) popehandy (dot) com
What’s happening in the real estate market in the Belwood, Belgatos and Surmont areas of east Los Gatos? Today I did some research on the MLS for 2011 year to date in this part of 95032.
In the image below, after I completed my work I realized that one of the “actives” is actually on the San Jose side of Blossom Hill Road (the low price home at just under $500,000 – it is a short sale by the way). The numbers tell us that in general a 4 bed, 2 bath home in average condition (that is, partially updated but not “fully remodeled”) is worth just about $1,000,000.
I find the “sum” number to be unhelpful but the minimum, maximum and average sales prices (including the cost per square foot) to be extremely useful.
Let’s stop a moment and just look at what’s closed so far in 2011 – 10 homes – about 1 home per month on average (very, very low turnover).
|sold & closed||BELHAVEN DRIVE||$1,199,000||59||6||3||2,448||10,000|
|sold & closed||BELHAVEN DRIVE||$1,175,000||123||4||2||2,500||10,625|
|sold & closed||BELWOOD GATEWAY||$1,050,000||29||6||3||2,448||10,530|
|sold & closed||BELCREST DRIVE||$999,000||7||4||2||2,131||10,000|
|sold & closed||OLD ORCHARD DRIVE||$975,000||10||4||2.5||2,159||11,934|
|sold & closed||BACIGALUPI DRIVE||$960,000||8||4||2||1,748||10,000|
|sold & closed||WESTHILL DRIVE||$949,950||7||4||2.5||2,076||10,998|
|sold & closed||BELBLOSSOM WAY||$900,000||7||4||2||2,259||10,000|
|sold & closed||BELCREST DRIVE||$899,000||17||4||2||1,960||10,769|
|sold & closed||BELBLOSSOM WAY||$875,000||25||4||2||1,748||9,877|
Next – how long does it take to sell these Los Gatos homes?
As you can see, often there are far more homes available (or listed for sale on the MLS) than are selling. This is typical for all of Silicon Valley but of course to differing ratios. It’s a red hot seller’s market when homes are selling as fast as they’re listed. In most markets, though, some percentage of homes never does sell – it’s a bit like the “bell curve” applied to home selling. Some sell fast and for top dollar, some sell in a month or two, and some either sell only after a prolonged marketing time or not at all.
With extremely low inventory and low turnover, it’s almost a crap shoot as to how fast a home in these east Los Gatos areas will sell. If there’s no other competition and the property is (1) fully remodeled and (2) priced aggressively, it will sell fast. If not, it’s anyone’s guess – but definitely worse if more homes are for sale.
Want to sell your Surmont, Belgatos or Belwood home? Please contact me – I live here too and will do my best to get you the best price for your property!
I’ll leave this info up as “market info” for those wondering what rents may be going for in the area. Most of Belwood, Belgatos and Surmont consists of houses on 10,000 or more SF lots so these will obviously be more expensive but this provides part of the range just the same. For people moving to the area from outside of Silicon Valley, it’s helpful information.
My friend Grace Keng of ReMax has a 2 bedroom, 1 bath 850 square foot duplex for rent on Belwood Lane. It is offered at $1650 per month. If interested, please contact Grace at grace (at) gracekeng.com or phone her at (408) 799-8887.
How’s the local real estate market in east Los Gatos? Homes here are in a very active price point for Los Gatos generally, as well as for Los Gatos with Union schools. (You can also view homes for sale in our area here on BelwoodOfLosGatos.com under the “real estate” tab – or just use this link.)
Homes for sale, pending and sold/closed in the last 30 days in Belwood, Surmont and Belgatos neighborhoods:
Right now there are 5 houses for sale in Belwood, Belgatos and Surmont. Of them there are 4 “regular sale” properties available and one short sale in the neighborhood (2 on Westhill, 1 on Belhaven, 1 on Belblossom and the short sale on Belwood Gateway). One home, which was very affordably listed at $875,000, is sale pending. Additionally, a bank owned property or REO (real estate owned by the bank) is under contract.
How long have they been listed for sale? The two on Westhill just came on the market within the last few days. Two of the five have been available for about 60-70 days.
You can read the MLS info on each of them on my ValleyOfHeartsDelight blog.
How are prices? Four neighborhood homes have closed escrow in the last 30 days, with prices ranging from $975,000 to just under 1.2 million.
Months supply of inventory: To figure the months of inventory, you simply divide the actives by the solds (from the last month). We have 5 available and 4 which have closed – so 1.25 months of inventory. That looks pretty good but if you live in the area you know that these things tend to come in waves and just a month ago we had “infinite” months of inventory. So don’t get over excited about this and price your home too high – if houses are priced appropriately, they are selling. If not, they are sitting.
Below are live charts and graphs from Altos research for the 95032 zip code. They will automatically update themselves each week, so even if this post appears “old”, the info below will always be current!
Charts and graphs by Altos Research using active listings
|90-day stats for Single Family properties in|
LOS GATOS, CA 95032 as of September 14, 2018
|Median List Price:||$2,637,884||Average List Price:||$3,186,554|
|Total Inventory:||41||Price per Square Foot:||$973|
|Average Home Size:||2,702||Median Lot Size:||11,698|
|Average # Beds:||4.07||Average # Baths:||3.61|
|Homes Absorbed:||6||Newly Listed:||6|
|Days on Market:||53||Average Age:||41|
If you live in or near Belwood of Los Gatos, you’ve probably noticed a proliferation of “for sale” signs recently – and also a “coming soon” sign here or there! (I saw one of those at Westhill and Blossom Hill Road yesterday).
At the moment there are 3 available homes in Belwood and Belgatos – none in Surmont – (plus one on Harwood and one on Gemini Court as well as one on Regent) and there are three under contract or sale pending.
The homes for sale range in list price from a high of $1,295,000 to a low of $960,000 with an average list price of $1,078,300 and an average price per square foot of $504.50 (average days on market 32). Those which are sale pending vary from $1,199,000 to $900,000 with an average asking price of $1,049,667 and average price per SF of $439.04 (average days on market 23). It’s not rocket science that the more affordably priced homes tend to sell while those with higher asking amounts linger! Buyers want the most value for the money they spend. That can mean a bigger house or it can reflect the quality of remodeling or improvements at the property.
The ratio of listings to sales isn’t bad – 3 available, 3 under contract.
What has sold recently? Just one property has sold and closed in the last month: it was a 4 bed, 2 bath, 1748 SF model that closed escrow at a low, low price of $840,000. (The same floorplan is on the market for $960,000 on another street in the neighborhood – makes it a tough sell!)
With 3 available and 1 closed in the last months, it’s 3 months of inventory. What’s challenging is that the one which closed is so much lower than some of those for sale.
For 2001, there are 5 homes in Surmont, Belgatos and Belwood which sold & closed. The average square footage is 2100, average list price is $984,600 and average sales price is $967,000. Sales prices ranged from the low, low number of $840,000 to a high of $1,090,000.
The market keep changing – we are seeing multiple offers in many areas closer to Palo Alto. It’s not here yet but give it a little time….