Welcome to my site regarding a beautiful neighborhood in east Los Gatos, including Belwood of Los Gatos, Belgatos, Surmont, and adjacent tracts & subdivisions. Here I’ll provide ongoing real estate information, some events that are happening in the community, photos of Belgatos Park and other nearby areas, and items of concern to residents in this pretty corner of Los Gatos.
Please note that this is NOT the Belwood Homeowner’s Association website. For the HOA site, and phone numbers for the Cabaña or HOA, for lifeguard jobs, please visit BelwoodHomes.org
Enjoy this slideshow of photos of our scenic neighborhood.
Put on a costume and celebrate Halloween at the Belwood of Los Gatos cabana club, Sunday Oct 27th from 3- 6pm. Enjoy games, prizes, pizza, snacks & the spirit of All Hallows Eve. The featured event will be either a spooky haunted house or a movie, beginning at 6pm. Costumes highly encouraged!
Belwood residents and invited guests only, please. Free admission, donations appreciated.
Learn more at the Belwood Homes Halloween Party event page.
Volunteers needed! Find sign-up information through the link above.
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.
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 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.
The Belwood of Los Gatos community is hosting its annual Independence Day or 4th of July celebration and the details are announced on the Belwood HOA website. (Quick note: A parade begins at Cabana at 1pm. The neighborhood festivities run from 1 – 5 at the cabaña. Read all about it on the Belwood HOA site!)
Please note that since the weather is warm, dry, and windy, the risk of fire danger is high right now. A sign at Belgatos Park warns that viewing fireworks is strictly prohibited.
Got Facebook? If so, you might consider “liking” the Belwood Cabaña page on Facebook. They are great at keeping people updated on neighborhood events (this is not my page, btw). That’s where I first learned that the holiday is being celebrated in traditional fashion.
Another “Bingo and Movie Nights” is planned for this summer for cabaña members and residents of Belwood, Surmont and Belgatos on Tuesday, July 3rd will be Wonderwoman. Friday July 20th will be a Bingo AND movie night, with the featured film being Black Panther. There will be one more on Saturday, August 11th – the film is not yet announced.
Bring something comfy to sit on – blankets, sleeping bags, lawn chairs etc. Popcorn, cotton candy, and other treats are available for purchase!
For more information, keep an eye on the Belwood HOA website page for bingo and movie nights.
The San Jose Water District announced that 89 trees will be removed near the water storage tanks in Belgatos Park. The work begins September 5th and should end by the 22nd, and work will run between 8am and 5pm.
Due to the heavy rains last year, some infrastructure needs repairs. With the water district removing 89 trees, there will be the ability to upgrade the water main. The notice can be viewed below for those who missed it.
Of the homes first listed for sale in the Belwood of Los Gatos, Belgatos, or Surmont subdivisions in 2015 so far, only one did not selll (it was pulled off after a month, which is about the time when a price reduction would likely be getting discussed). One other is currently under contract (contingencies are in place) and five homes have been sold and closed.
Overall, houses in this neighborhood have gone pending fairly quickly, with the average days on market being a brisk 9 for the five closed sales. Homes sold so far are all selling over list price, and the average amount over is about 3% ($38,000).
(There was one other closing on Bacigalupi in January from a sale in December that I did not include since I was looking for sales that were ratified in 2015, but that home had 2448 SF and closed at $1,525,000 fyi.)
The odds are good that you could sell a home in this area without too much trouble in most cases. In every market, though, there are some homes that don’t sell or do not sell quickly. To learn more about that situation, please visit my Valley of Heart’s Delight blog and read this article: