Yesterday someone working for a Realtor dropped a flier on my front porch with the February 2023 update. It was tremendously out of date as two of the “active” listings were not just sold, but also closed, and a newer listing wasn’t on the list at all. Additionally, it showed no sold listings – and there are 3 in the last 120 days.

Here’s what’s actually going on in our neighborhood – please click this link to see the current listings, contingent or pending sales, and closed in the last 120 days. The summary is below. If you click that image, you will see the details on the MLS feed. (These are not our listings, but we have seen many and bid with some buyers on one of them.)


Summary of Belwood Belgatos Surmont and nearby real estate market activity - click to view details - not our listings

Two of the closed sales were “all cash, no loans”. One of them got 12 offers.

Older info from April 2022 is below.

About 10 months ago I pulled the sales in our corner of Los Gatos. The market was wild then, and it has only gotten fiercer since! Let’s have a look at what has sold in Belwood, Belgatos, and Surmont since this time last year.

(click to open the full size image)

Belwood, Belgatos, Surmont Sales Last 365 Days as of April 22 2022

Overbids appear to be consistently higher than they were a year ago, as are the prices. While homes on the busy Blossom Hill Road are still selling below $2 million, the average sale has risen from between $2 – $2.5 million to a range of approximately $2.5 – $3.5 million over the last 6 months! Homes on busier streets, with smaller lots, and / or with fewer updates are more likely to sell below that range, while larger homes on larger lots with recent remodeling (and possibly views) are more likely to sell above that range.

How does that compare with the last time we checked? Keep reading below for the year-to-date chart from June 26th, 2021.

Are you curious about the most current home sales and values in Belwood, Belgatos, Surmont, and nearby? If so you can see what’s for sale, pending, and sold year to date in our corner of Los Gatos at this link.


January – June 2021 Home Sales in Belwood, Belgatos, and Surmont

Commentary from June 26th, 2021: The majority of homes are selling between $2 million and $2.5 million, but the smallest floor plans may sell for less than that range, and homes on large lots, or with substantial updating & remodeling, or those with views may all sell for more.

(If you click on the image below, a larger version will pop up.)

Belwood Belgatos Surmont and nearby home sales YTD 2021

The majority of home sales are quick – the days on market are usually under one week. Large homes and larger price tags tend to make for a slower pace of sales.

Feel free to reach out to us for a no-pressure consultation if you’re interested in buying or selling in the neighborhood or nearby. We always love meeting neighbors (or future neighbors)!