Brady and Son Realty

A Real Estate Team from Keller Williams Silicon City

Building Dreams, one Home at a Time.

Our Goal is to help you navigate the complexities of Silicon Valley Real Estate such that you are happy to recommend us to your family and friends.

2221 Oakland Road #268, San Jose, CA 95131

Phone: 408-868-8052

Los Gatos Mountains

Map of Los Gatos Mountains Real Estate Area 23
Los Gatos Mountains as seen from the air

The Los Gatos Mountains region of Santa Clara County, known in Real Estate circles as MLS area 23, encompasses the Santa Cruz mountains from Los Gatos and San Jose’s Almaden Valley to Skyline. This includes a number of small mountain communities, such as Holy City.

Things to Do

GOLF:

Boating:

Other:

Hiking:

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Parks and Rec:

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Cycling

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Mountain Biking

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Theater, Concerts, and Museums

Area Theater and Concert Venues and Organizations:

Area Galleries and Museums:

Dining and Shopping

Places to Eat:

There are a number of restaurants in Los Gatos and also neighboring Saratoga that range from casual dining to formal, with cuisine from around the world.

Los Gatos:

Saratoga

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Places to Shop:

Los Gatos:

  • Old Town Center – 50 University Ave, Los Gatos
  • Cornerstone of Los Gatos – 16000 Los Gatos Blvd, Los Gatos
  • Los Gatos Shopping Center  – 15700 Los Gatos Blvd, Los Gatos

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Education Opportunities in the Los Gatos Mountains

K-12 Schools Serving the Los Gatos Mountains

Public schools include links to ratings on Greatschools.org; private schools include links to their website.

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Higher Education

  • Stanford University
  • San Jose State University
  • Santa Clara University
  • West Valley College

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Real Estate Market

Los Gatos Mountains Real Estate Trends: Average Sales Price and Average Sales to List Price Ratio by Month

The graph above shows that prices in the Los Gatos Mountains, Real Estate Area 23, had risen moderately in 2017, 27% from the low of December 2016 but only 16% since January. Average sales to list price ratio across this area has stayed below 100% for all but two months, indicating a more tempered market compared to the rest of Silicon Valley.

Los Gatos Mountains Sales by Price Range over the past 12 months

The histogram above allocates sales in the Los Gatos Mountains over the past 12 months by price range. Here we see two peaks, one in the $800,000 to $1,000,000 range and the other in the $1,200,000 to $1,600,000 range. 

Real Estate: 6-month Average: Days to Sell versus Price Range

The second rule of real estate after Location: Timing. Buyers and Sellers need to understand the time trends in the market. 

Sellers need to be aware of how long it might take to sell their home. Many variables affect this time, not the least of which is list price. Given the Silicon Valley average time on market is much less than a month, having homes in the Los Gatos Mountains remain on the market two to six months speaks to the specialty market that it is. Homes closer to town and highways (17, 9) tend to move faster while others languish waiting for the discriminating buyer.

For the buyers, it is important to understand how fast you have to move – not just in responding to a home you like, but in how frequently you need to check the market and how quickly you need to make arrangements to view the home. For much of the Los Gatos Mountain territory, buyers are free to browse and compare. Not so for homes closer to the cities (Los Gatos, Saratoga) and highways.

Understanding Price is imperative both form the Seller’s and Buyer’s perspectives.

For the seller, pricing too high can be disastrous. Buyers will focus their attention on lower-priced listings first. So can pricing so low that buyers wonder what is wrong with the property.

Much the current Silicon Valley Market is deliberately priced low to spark interest, often resulting in multiple offers driving the price up as evidenced by the ratios over 100%. In contrast, the bulk of the Los Gatos Mountain territory is marked by more traditional pricing at market and sellers willing to accept less than asking. With few exeptions, these prices are not deeply discounted – only a few percent below asking..

Real Estate:6-month Average Sale Price to List Price Ratio by Price Range

The pictures below bracket the area real estate market low and high sales price for the categories:

Los Gatos Mountains Single Family Home Sales 2017, low to high price:

This 1,147 sf 2br/2ba cabin on a 6,011 lot sold below market for $410,000 in March, 2018 and marks the low price mark for Los Gatos Mountain homes in the period

This 9.906 sf 7br/10ba home on 20.585 acres set a new high mark for Los Gatos Mountain homes in the period when it sold for $4,900,000 in March, 2018.

Los Gatos Mountains Single Family Home Sales 2017, smallest to largest lot size:

This 1,426 sf 3br/2ba home on a 3,459 sf lot sold for $750,000 in April, 2018

This 1,144 sf 2br/2ba home on 40 acres that sold for $879,000, is the single family home on the largest lot sold in the Los Gatos Mountains in the period.​

Help me with Real Estate in the Los Gatos Mountains

The accuracy of the information displayed in this site is not guaranteed. The user is advised to conduct their own investigations to validate any information on which purchase or sale decisions are made. Data from the Multiple Listings Service subject to applicable limits on accuracy and content.

Original content ©2018 Brady and Son Realty Team @ KW Silicon City . Referenced images and data subject to originator copyrights.