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Mary Pope-Handy
Sereno Group, Los Gatos
Realtor, CRS, CIPS, ABR, SRES
BRE License # 01153805
Tel: (408) 204-7673
Email: mary@popehandy.com

Los Gatos real estate & homes for sale,
Selling houses, townhouses & condos
in San Jose, Saratoga, and throughout
Santa Clara County & Silicon Valley

Mary’s other sites

LiveInLosGatosBlog.com
Los Gatos real estate, neighborhoods,
parks, events, businesses, more

SanJoseRealEstateLosGatosHomes.com
Santa Clara County Real Estate,

Move2SiliconValley.com
Silicon Valley relocation info

Valley Of Hearts Delight.com
listings, general buyer & seller info

Silicon Valley Real Estate Report
Silicon Valley real estate
market trends & statistics

Altos Reports

Let’s Connect

Silicon Valley real estate & homes for sale - the Almaden Valley area of San Jose

Silicon Valley Real Estate and Homes for Sale

Los Gatos, San Jose, Silicon Valley real estate & homes for sale. In depth local market info from nationally recognized top Realtor & blogger Mary Pope-Handy, representing home sellers and home buyers throughout Santa Clara County. This website is here to help.

Professional philosophy for this website, popehandy.com:  Buyers and sellers of Silicon Valley real estate & homes for sale want solid information that they can use to enable them to make good decisions regarding the sale or purchase of a property. This website is designed to assist you to learn about the local Santa Clara County residential real estate market, home types, neighborhoods & subdivisions, the process of buying & selling and more, whether you live here now or are relocating to the Los Gatos, Saratoga, San Jose area or elsewhere in the region. There are literally hundreds of pages of information on this website especially geared to be a comprehensive resource for Silicon Valley home buyers and sellers – and home owners who want to stay put, too.

Silicon Valley real estate & homes for sale: helpful info, no forced registration

Many internet-savvy buyers and sellers begin their Silicon Valley real estate education on the web 18 months or more before they are ready to buy or sell. Most don’t really want to talk to a Realtor too early on and would prefer to investigate alone & anonymously.  You will find plenty of reading on this site as well as my others (please see list of my other blogs and websites at the bottom of each page). There are also multiple ways you can view listed homes for sale. The simplest way is to search listed homes by map. (Or you can browse the map of Silicon Valley homes for sale below!)  There’s no forced registration for reports or to browse the housing inventory. If you want to save a search and come back to it later, you can register – but you aren’t made to do that.

Sorting out neighborhoods? We’ve got that covered – just check under Communities in the menu bar. Since this site is for Silicon Valley generally, includes are real estate and homes in San Mateo County, Santa Clara County, Santa Cruz County, and a little of Alameda County.

If you are seeking real estate market statistics, you’ll find them on this site and also at my Real Estate Report for Santa Clara County, San Mateo County, and Santa Cruz County.

But don’t feel like you have to go it alone.  While the internet is a great source of information, it cannot guide you or interpret the data on your behalf. If you are looking to buy a home or sell a home in San Jose, Los Gatos, Saratoga, Monte Sereno, Campbell, San Jose’s Cambrian Park or Almaden Valley  (to name but a few), please contact me. I’m a full time, experienced, top producing Silicon Valley real estate agent (since 1993), am a second generation Realtor and Santa Clara County native.  I work with people buying & selling everything from luxurious estate properties to condos or lofts throughout the county.  Even if you think it’s early in the process to ask questions, please feel free to contact me. I respect your privacy, am not pushy, and would welcome the chance to assist you so that when you’re ready, I’ll be your Realtor of choice and to help you to sell or buy a home here in Silicon Valley, “The Valley of Heart’s Delight”.
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Los Gatos videos

Mary Pope-Handy YouTube Channel & Los Gatos videos

Mary Pope-Handy YouTube Channel

On my YouTube Channel, you’ll find a Los Gatos videos and number of real estate and neighborhood films for Saratoga, San Jose, Silicon Valley, and California. There are some of me on camera, offering some real estate advice to home buyers and sellers.

Below, get a sampling of one playlist on Los Gatos neighborhoods, parks, downtown, and more. They are in some cases “rough” as I am not a professional videographer, but they will give you a good sense of this beautiful town and the many different and unique neighborhoods & architecture found here! In other words, it’s a good intro to Los Gatos real estate, especially!

Los Gatos videos: neighborhoods, downtown, parks, and real estate info

Click on the menu icon in the upper left corner to see what’s on the playlist or to view a particular neighborhood’s video.

Please check out the channel at https://www.youtube.com/PopeHandy/ to learn more about Silicon Valley real estate, Saratoga CA, San Jose and the Santa Clara County area generally. You can also see some of my sold listings, but the focus is really not on my inventory, so that has not been a big priority. What else? You’ll also find videos “just for fun” on California Missions, Haunted Real Estate, and local history, “The Valley of Heart’s Delight” too.

Villa Montalvo in Saratoga

Luxury Properties and Estates

Silicon Valley offers a proliferation of high end cities, towns and neighborhoods with remarkable luxury properties and estate homes. These are not just homes with large price tags, but rather real estate with superior qualities and amenities not seen in regular homes. While in much of the U.S. a million dollars will buy a home worthy of the word “estate”, that is not the case in Santa Clara County, San Mateo County, or anywhere in Silicon Valley.

Where are the high end homes found?

Although there are some small pockets of impressive luxury properties outside of this list, a good starting point includes these communities or parts of them: San Jose’s Almaden Valley, southern Evergreen area of San Jose’s east foothills, the hilly areas over Milpitas and Fremont, Los Gatos and the Los Gatos Mountains, Monte Sereno, Saratoga, western or hilly areas of Cupertino, Los Altos Hills and Los Altos, Palo Alto, Menlo Park, Woodside, Hillsborough, Portola Valley, and some other hilly areas of the inland Peninsula. (A lovely pocket in central San Jose is University Avenue in the Rosegarden area too.)

This is one of the softest parts of the Silicon Valley real estate market as of late  2016 – many home buyers who can afford a large, luxury  property do not want to over-invest in their personal residence, so are scaling back. For the home buyer looking to purchase a large home on a large lot, this is a great time to make an offer, as there is less competition than usual in the luxury or estate tier of real estate in Silicon Valley.

When is an expensive property an estate or luxury home?

Most often, the luxury market begins somewhere in the range of $3,000,000 to $5,000,000 and goes up from there. (The most expensive estate sold in Silicon Valley took place a couple of years ago for about $100 million.) A three million dollar house in Morgan Hill, Almaden Valley, Los Gatos or southern Evergreen will be considerably more impressive than one with that same price tag in Woodside, Hillsborough, or Palo Alto. As always, then, the location has a tremendous bearing on the price tag and the designation as a luxury home, and as with lower end properties, the #1 factor remains location. (more…)

Los Gatos real estate market trends

How's the Los Gatos real estate market? How are Los Gatos Real Estate Market Trends?The Los Gatos real estate market trends are running cool to cold right now for most segments of the market (zip code, price point, school district). However, for properties listed at $2 million or less, it is red hot.   Let’s take a quick view of the months of inventory and you’ll see what I mean.

Right now there are 13 homes for sale in 95030 and 95032 offered at 2 million or less, and in the last month there have been 12 closed sales of similar homes. That’s 1.08 months of inventory for houses listed at $2 million or less – a very nice, speedy pace of homes being absorbed by buyers.

There are 27 homes for sale at more than $2 million and just 10 sales from that group in the last 30 days.  Here the months of inventory is a different story – 27 divided by 10 = 2.7 months of inventory for houses offered at more than $2 million.

If we did more tweaking, we might find that the transition point is a little higher up – and the specific location or school district might have an impact, too. But by the $3 million point, the market is uniformly cool in Los Gatos.  And we’d likely find that real estate in the upper echelons take a very, very long time to sell – perhaps more than a year.

Sereno Group just put out some market data by zip code.  This is helpful but of course sometimes it’s not the zip code, but the school district, which impacts the value or the market conditions the most. Disclaimers aside, there’s some good “big picture” info to digest. What I find most helpful is the fact that it’s year-over-year information to get a sense of the major Los Gatos real estate market trends.

The first look into the market includes the median home price and the average days on the market for Los Gatos 95030.  (The median sale price refers to the point where half the homes sell for more than a particular amount, and half sell for less.) BTW, C/T stands for condo/townhouse.

 

2017-01-20 Los Gatos 95030 Median Home Price and Average Days on Market
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A residential street in Evergreen

Silicon Valley Real Estate’s Micro Markets

Many nation-wide websites would have you believe that you can understand the Silicon Valley real estate market by simply plotting trends by city, zip code, or by tracking sales activity within 1 mile of any given property.  While this qualifies as a popular and an easy answer, it’s not a very good one and usually provides far from accurate results. The reason for this is that we don’t have just one real estate market, but many micro markets instead.

Silicon Valley is a large region.  It covers all of Santa Clara County, most of San Mateo County, and parts of Alameda and Santa Cruz Counties.  Within each county there are vast differences, of course, but sometimes those vast differences occur even within one zip code or smaller area. Sometimes even within one block!  I sold a Monte Sereno home that had Campbell schools, while directly across the same street there was a house within the Los Gatos school system. Those are different markets.

Age and type of construction

Adobe ranch house in Santa Clara CA - Santa Clara Woman's Club

Adobe ranch house in Santa Clara CA – named the Santa Clara Woman’s Club

For example, the photo to the right is of a historic ranch style home made of adobe in the city of Santa Clara.  One micro market may simply be “Historic homes in Santa Clara”.  But another could be “Adobe houses in Santa Clara County” – since there are only a handful of them in our area, there won’t be enough old adobe ranch houses to compare just within that city.  But what you would not do is compare this house to one on the same block which is a 1965 ranch style home made of wood.  It’s only a little bit helpful that they are close together in location. The probable buyer for either house is most likely to be quite different from one to the next.  Historic and adobe homes are both micro markets.

School districts, zip codes, and city boundary lines

Perplexing to many newcomers is the odd way that our school districts relate to zip code and city boundaries.  Schools are very often – but not always – a major driver in home values.  If you want to buy a home in Los Gatos, you could find yourself in the Union School District, the Campbell School District, the Los Gatos Union School District – and that is only in zip codes 95030 and 95032!  Should you buy in the Los Gatos Mountains, which have a Los Gatos mailing address, you’d be in the Lakeside Union School District or possibly the Loma Prieta School District, unless you are very “close in” and still in the Los Gatos Union School District.   (Many people moving here expect all homes in Los Gatos to have “Los Gatos Schools”.)    Sometimes, most of one school district covers one zip code, but a sliver or smaller area may have a different district.  That’s a micro market and is important to factor that in.

Equally unhelpful can be the way that zip codes are drawn.  The95138 zip code is partially in South San Jose / Santa Teresa in a very flat area and partially in a valley of the Evergreen foothills near Silver Creek Valley, where homes have a far higher price tag.  Sometimes “the market” is truly only part of a zip code, or a combination of a few.  Members of the multiple listing service can search the map by areas we draw onto it – carefully excluding some pockets and including others. It’s time consuming but infinitely more accurate. (more…)