Communities

Los Gatos Real Estate Market: What a Difference a Zip Code Makes

Combination of 95032 and 95030 areas in Los Gatos (homes for sale, list price)Real estate is local, local, local. There may be discernable trends in the national real estate market, the California real estate market, or the Silicon Valley real estate market – but all of that may or may not be reflective of what is happening with your house or home today.

Los Gatos is a case in point. The view of “the town” is entirely different from a view of its parts taken separately. Recently I spent a few hours pouring over the data and learned how dramatically different the market is from the 95030 zip code to the 95032 zip code.

It all depends on how you search.

If you are analyzing all of the addressess with “Los Gatos” as the mailing address, you will get homes in town and also properties that are not part of the town but rather are in the Santa Cruz Mountains (such as Redwood Estates, Aldercroft Heights, Chemeketa Park, etc.). Those homes have a 95033 zip code and really should not be considered as the “Los Gatos real estate market” because the mountain communities are entirely different.

In town, the schools tend to define desireability. Most of 95032 does not have the exceptionally highly regarded Los Gatos Schools and right now, that is most likely what is causing the huge gulf between the markets.

I invite you to view my detailed post and check out the large number of graphs on my Live in Los Gatos site:
Understanding the Los Gatos Real Estate Market Trends  and also see Los Gatos real estate market trends

Silicon Valley: A Word About the Climate

People coming from out of the area to relocate to Silicon Valley might not know what to expect from the weather in the San Jose, Santa Clara County, or Silicon Valley Area.  What’s it all about?

In a nutshell, this is a “sub tropical” area, or a place that enjoys a “mediterranean climate” that is most heavily influenced by the close proximity of the shoreline and the Pacific Ocean.  Temps are mild, we get little rainfall compared to many parts of the country. More specifically, we usually get about 20 inches of rainfall a year and enjoy 300 sunny days a year. Winters seldom see many hard freezes (but they can happen).

A typical summer day has highs in the mid to upper eighties but very low humidity – so it feels much cooler. Heat waves and heat inversions can run the temps up to the low to mid 100s in the hottest parts of the valley. Luckily it doesn’t happen much, or stay for long! Most people do NOT have air conditioning here unless they are in a newer home or live in the warmer South County areas of Morgan Hill or Gilroy.

A January day might have a high in the 60s or 50s, depending. By February, though, the worst is usually over and it’s even possible to have freak warm days that hit 80 degrees!

Our weather varies from year to year. Some years we get drought conditions and may require water rationing (right now we have been asked for a voluntary cutback of 10%). Other years we get lots of wet weather from the Pacific – temps are warmer but there’s much too much rain: those are the El Nino years. Most often, though, winters aren’t that bad – evenings can be nippy as temps drop into the 20s on the worst nights in December or January.

Because we are on the Pacific, that ocean dominates our weather. Sometimes a freaky cold storm from Alaska barrels down the coast in winter. When that happens, it gets  extremely cold. And once in a rare time – perhaps once a decade – it might even snow! When the white stuff does fall in Los Gatos, Saratoga or San Jose, though, it doesn’t usually stay for awhile. It is so rare that it simply feels like magic. Can you imagine the look of snowfall on a palm tree?

Warm weather – or mild, comfortable weather – is the norm from about spring (varies from Feb – April each year) through most of November. Really December and January tend to be the coolest months, but sometimes cold storms can make winter linger longer and forestall spring a bit.

And what of those palm trees?   We have LOTS of types of palms here (Royal Palms, Fan Palms, Date Palms, etc.). They do well here when planted right and well nurtured, but they are not indigenous to northern CA. They are native to southern CA but not here. However, if handled well they usually do fine in our slightly cooler climate.

For me, the palm trees are a sign that the climate somewhere is “mild enough”. I often joke with folks, “if the palm trees can live there, so can I….”

Ranch For Sale in Saratoga

• 1,191 sq. ft., 2 bath, 3 bdrm ranch

MLS®

#751007  

$990,000

– Great Opportunity!

 – 

Great chance to buy into beautiful and highly desired Brookview neighborhood at an affordable, entry-level price! This 3 bed, 2 bath home is clean and nicely maintained but modest for the neighborhood at 1191 square feet. The lot is huge (and offers RV parking), so the upside potential is HUGE!

3 Bedrooms

2 Bathrooms

Hardwood Under Carpet

Remodeled Hall Bath

Some Dual Paned Windows

Newer Furnace

Newer Air Conditioning

Newer Rollup Garage Door on Attached 2 Car Garage

Washer, Dryer, and Fridge to Stay

Oversized Quarter Acre Lot with Gorgeous Yard, Lawn and Fruit Trees

Property information no longer available

Single Story For Sale in Sunnyvale Manor

• 1,044 sq. ft., 1 bath, 3 bdrm single story “Eichler Home!”

MLS®

#745730  

SALE PENDING

$649,950

 – 

Open This Saturday & Sunday, Aug 25 – 26, 1:30 – 3:30pm

Please Stop By!

New listing in Sunnyvale Manor, one of three pockets of highly desired Eichler homes in the heart of Sunnyvale! This home has been wonderfully maintained, updated and remodeled. Gorgeous tilework accents both the kitchen and bath. Hardwood floors throughout, exept the bath, which is tile. Beamed ceilings, loads of windows and an open floorplan create a sense of space and a connection to the outdoors. Aggressively priced, this home will not last – so hurry out and take a look!

Darling Eichler built home featuring open floorplan, loads of natural light, and great use of the outdoors as living space!

A gate at the sidewalk welcomes you to a very lush front yard and large deck, both of which create a “B & B” feel.

The updated kitchen features a large gas range, stainless steel fridge, colorful tiled counter and a breakfast bar.

The dining area is open to the living room and kitchen and offers access to the stunning rear yard.

Hardwood floors grace the living areas, hallway and bedrooms of this home.

The bath is very tastefully remodeled with loads of tile and conveniently placed in the home. It features a shower over the tub and a pedestal sink.

An attached two car garage and a privacy fence in front enable extra space for storage and hobbies.

In back, a lovely, tiled patio creates another wonderful living space outdoors. A lawn area and carefully planted areas invite exploration and enjoyment.

Also noteworthy:

*Brand new hot water heater

*Fridge, oven/stove and gas dryer all remain, plus an extra fridge in the garage if buyer desires it

*Inspections done. To view reports, please login here:
https://relay.rebt.com/transaction/41971 (disclosures coming soon)

*Radiant heating (great for people with allergies/asthma)

Property information no longer available

Microclimates in Silicon Valley

Locals to the San Jose area (Silicon Valley, Santa Clara County) know, and newcomers often do not, that we have mico-climates here. Our weather is mild everywhere, of course – we enjoy a ldquo;sub tropical climate” where citrus grows and palm trees thrive – but it varies a lot nonetheless.

What kind of variation exists in Santa Clara County’s weather?

Consider that our terrain is shaped somewhat like a funnel with the San Francisco Bay on the wide end, and the two mountain ranges making up the sides of the funnel, narrowing at its base (near Morgan Hill).

Together with our funnel shaped valley, the Pacific Ocean and the San Francisco Bay are the major influencers on our climate. The Santa Cruz Mountains are warmer and wetter than the eastern foothills in winter. The Pacific Ocean brings in the rain, fog and winds pulling storms in from the ocean to the valley. Much of the weather stops at or near the coastal mountains, though, and the influence lessens as you go east such that the east foothills are very, very different from the Santa Cruz Mountains. The areas close to the bay get more breezes than those sheltered by smaller valleys or nooks.

In general, the further south you go (Gilroy, Morgan Hill, Almaden Valley), the warmer it gets.  The closer to the bay, the cooler it will be.  Areas in smaller valleys in the hills may get mini heat inversions, which trap heat, and will generally be hotter in summer than areas not so protected.

 

Mary Pope-Handy
Realtor,
CIPS, CRS, ABR, SRES
Sereno Group
214 Los Gatos-Saratoga Rd.
Los Gatos CA 95030
[Silicon Valley, California, USA]
1-408-204-7673
mary (at) popehandy.com
CA BRE # 01153805

CIPS - Certified International Property Specialist
CRS - Certified Residential Specialist
ABR - Accredited Buyer Representative
SRES - Seniors Real Estate Specialist

Helping nice folks to buy and sell homes in Silicon Valley since 1993. Mary Pope-Handy, Realtor, Silicon Valley
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