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!
Information on the 95032 Zip Code Area Real Estate Market
Charts and graphs by Altos Research using active listings
On Friday, September 9th, in the late morning a brush fire ignited at the Heintz Open Space Preserve in east Los Gatos (close to Belgatos Park, the Heritage Grove neighborhood and Surmont area). Jim and I were at home, working at our computers that morning, and our first hint of the problem was the repeated flyovers by low flying airplanes and seemingly omnipresent helicopter nearby. It seemed like another “fire drill” of sorts – except that this time there were several planes plus the helicopter.
Turns out it was a very small fire not so far out of reach from the fire hydrant at the Heritage Grove neighborhood where the trailhead is…just a couple of sitchbacks up the trail.
Jim hiked up there yesterday and took some photos of the burned trail area, which we hope you’ll enjoy.
Here’s a photo of the fire at the switchback. No lightening when this broke out. What caused it – a cigarette?
Finally, here’s what the fire retardant looks like after the fact – orange goo all over the plants and trees which didn’t burn.
So the next time we all gripe about the planes flying over Belwood, let’s be grateful that they practice and that the little fires don’t turn into big ones!
Heritage Grove is the newest subdivision in east Los Gatos and it’s immediately adjacent to Surmont on the west side, off Blossom Hill Road (main street is Regent).
Each spring there are magnificent blossoms arising on the young trees that form a small orchard park between Blossom Hill Road and the Summerhill built houses of the community. I hope you enjoy the photo slide show I created of them.
Are homes in Belwood, Belgatos and Surmont selling as well as in other parts of Los Gatos?
For years, I have had a subscription to a numbers-crunching service and provide to my clients a newsletter with the monthly real estate data, trends and statistics for Santa Clara County (San Jose, Saratoga, Los Gatos – and all the towns/cities/districts in the Santa Clara Valley). This is the Real Estate Report and it’s really invaluable.
But it doesn’t break the numbers down by zip code. Recently I began another service, in addition to the Real Estate Report, and this one is through Altos Research. With this service, I can break down the data by zip code, by quartile (price point, 4 ranges), by all kinds of factors.
A couple of days ago, I picked apart the numbers in the Los Gatos real estate market by zip code and quartile by using these new tools. The information is nothing short of amazing. I published my findings in my “Live In Los Gatos” blog under a post titled, Understanding the Los Gatos Real Estate Market Trends.
Here in Belwood-Belgatos-Surmont, we have four homes that are “just sitting”. Some have received price reductions, others not. What is going on?
It usually comes down to a few factors:
- the price is too high (5% or more off)
- the marketing is poor (it’s not on the MLS, there aren’t enough photos, there are no open houses, no internet marketing etc.)
- the access is too restricted (too hard to see the home, by appointment only, through listing agent only , etc.)
- the condition of the home is not acceptable for the price (either the floorplan is dysfunctional, the home is dirty, has odors, is too dated for the list price, etc.)
In Silicon Valley, prices in many areas are declining. In some areas, though (in and near Palo Alto), pricing are rising.
Los Gatos has both the buyer’s market and the seller’s market occurring simultaneously. How can that be?
Simply put, the 95032 zip code is in a buyer’s market, and prices are FALLING, while the 95030 zip code is in a seller’s market, and prices are RISING.
If you want to buy or sell a home or real estate in Los Gatos (or Saratoga, Monte Sereno, Almaden Valley etc.), it is extremely important to understand your immediate market. It is crucial to price it right, stage it right, and market it right to get it sold.
Have a look at my Live in Los Gatos post on the market. It will explain to you, and show you visually, why homes in this highly desireable neighborhood are sitting and not selling. Or call or email me for more information on your price point in all of this!
Thinking of selling your Belwood of Los Gatos (or Surmont or Belgatos) house? Please call me. Or email me. Set up an appointment. Get the true picture of the market so your home can sell and not just be listed.
(This is not intended as a solicitation of any home already listed with a real estate broker.)
In this article, you will find important phone numbers, addresses and websites. Please check back often as the list grows, and feel free to make suggestions to me for more. Listed first are things which may be most urgent, if hopefully not needed most often.
Dial 911 in case of true emergency
Community Hospital of Los Gatos 815 Pollard Road, Los Gatos, CA 95032 (off Winchester Blvd between Lark and Camden) tel 408 378-6131
*Good Samaritan Hospital 2425 Samaritan Dr., San Jose, CA 95124 (off Los Gatos Blvd near Hwy 85) tel 408 559-2377
*Closest to Belwood/Belgatos/Surmont and east Los Gatos areas
Garbage: Waste Management/Green Valley Disposal Co.
(until March 2007) 408 354-2100
Power: Pacific Gas & Electric 800 743-5000
To order service 800 483-4000
Repair 800 483-1000
Billing 800 483-3000
Television: Cable TV: Comcast 800 945-2288 http://www.comcast.com
Television: Satellite TV: Direct TV 800 347-3288
Water: San Jose Water 408 277-4036
LOCAL GOVERNMENT & PUBLIC INFO:
Town of Los Gatos: Town Hall, 100 E. Main Street, Los Gatos, CA 95030 tel 408 354-6834 Hours are M-F 8-5 The town website has a myriad of information, such as specific telephone numbers you may need or contacts within certain departments.
Los Gatos Public Library: Tel 408 354-6891 See webpage on town site for oodles of information: http://www.losgatosca.gov/index.asp?NID=831
In Walgreen’s Shopping Center
Los Gatos Pizza (lunch, dinner, parties for kids, sports)
14080 Blossom Hill Rd, Los Gatos, CA 95032.
(408) 358-5545 ***Coupon on their website!***
Tea Garden Chinese Kitchen (lunch, dinner – take out)
14030 Blossom Hill Road Los Gatos 356-0022
Open Mon.- Fri. 11:30 am-9 pm, Sat. 4-9 pm Closed Sunday. Call (408) 356-0022
Gallo’s Italian Restaurant (late afternoon, Dinner)
14180 Blossom Hill Rd Los Gatos CA408 358-3661
Open Sunday and Monday 4-9 p.m. Tuesday through Saturday
4- 10 p.m. Call for catering specials and reservations (408) 358-3661
Kitty-corner from Walgreen’s Shopping Center:
Bangkok Taste Thai Restaurant
1769 Blossom Hill Rd., Los Gatos. (lunch, dinner)
Open for lunch Mon.-Sat. 11 a.m.-3 p.m., dinner daily until 9
p.m. Call for take-out. (408) 358-2525.
Ernies Wine & Liquor
14140 Blossom Hill Road Los Gatos, CA
Phone: (408) 356-7661
14100 Blossom Hill Road Los Gatos, CA 95032. Phone: (408) 356-2511
Extended Hours Walgreens
1376 Kooser Rd San Jose, CA 95118
(in triangular shopping center at Blossom Hill, Kooser and Meridian) – store faces Kooser
Store tel:(408) 448-0436
Pharmacy (408) 448-2503