How’s the Saratoga California real estate market?

Today we’ll look at the monthly sales numbers for Saratoga, CA 95070 and also view live charts reflecting homes listed for sale on the MLS. Both houses and condos/townhomes will be considered as will varying price quartiles via the live charts.

Monthly Real Estate Update for Saratoga – prices of houses rising:

As with much of the “west valley”, the Saratoga, CA real estate market is a seller’s market, but it does not appear quite so overheated as neighboring – and far more affordable – Cupertino right now. Unlike many other areas, though, inventory is a little looser and is up month over month (which is seasonally expected) and year over year (not a seasonal issue, of course). 

Here are the real estate sales statistics for closed sales in March 2012 among houses in the 95070 zip code (click on link to read the full Saratoga Real Estate Report for houses):

And February

The median sales price, which is the number indicating that half of the homes sold for more and half less than this number, has risen almost 8% from a year ago.  This implies that more expensive homes are selling – and possibly that home values are rising too. The average is also up about the same amount year over year.

Next, please find the basic statistics for closed sales in February 2012 among townhouses & condominiums in the 95070 zip code (see the Saratoga Real Estate Report for condos & townhomes):

And February

To really understand the condo and townhouse market it’s better to see actual sales and compare them quarter by quarter, using similar units.  If you are interested in buying or selling a condo or townhouse in Saratoga, don’t go it alone or rely on online stats – give me a call and we will crunch the numbers specifically for your home and pinpoint the pricing.

Median List Prices of Saratoga Homes for Sale

First, a graph displaying the overview of the median list prices for condominiums and single family homes in Saratoga – all price quartiles combined:

In general, the seller’s market is showing itself for houses in the fact that list prices are rising.  Not so with condo and townhouse pricing. That’s a much cooler market.

Next, the median list prices for single family homes with a breakdown by price quartile. (Please note that the info would be even more precise if broken down by school district, but this particular program doesn’t yet filter by schools.)

In most price points, the list prices are now rising slightly, but most of all in entry level homes. In the last few months we’ve seen the high end home sales start to pick up in Saratoga, with a good run up in late 2010 before sliding earlier.  Starting to improve now, though.

And now, list price of condos by price quartiles.

Interestingly, the condo market is not enjoying at all the decent seller’s market seen among houses in this city.  Every price point appears to be suffering, but the high end most of all.

Inventory of both houses & condos in Saratoga

It’s seasonally typical to have more inventory in summer than other times of the year. Going back a few more years (see below), please note where the peaks are found – always sometime in summer. (Single family homes only.)

It’s less clear, but still visible, with condominiums and townhouses in Saratoga:

Average Days on Market for Saratoga Homes for Sale

Houses by quartile is not much different – DOM was rising across all price points and has been since August until spring, when the bottom and two quartiles (blue and green) reversed the trend. These are the “hotter”or improving segments of the market right now.

It is strangely disjointed in the Saratoga Condo market, though. I can’t explain why this had been so “all over the board” based on just this data. But since August, all four groups appear to be following the same general trend.

My suspicion is that the homes with the better schools are faring the best, but that’s just a hunch based on how well homes usually sell – it’s not provable with this info at hand.

If you’re interested in buying or selling a Saratoga home, please contact me. I’ll be happy to meet with you for a no obligation initial consultation.

Saratoga Real Estate Listings – Saratoga Homes for Sale – Condos, Townhouses & Houses for Sale in Saratoga

If you’d like to browse Saratoga homes for sale, I invite you to have a look here! Below please find all properties currently listed as available on our local MLS.  Please be advised that there are a number of different property types and school districts listed here.  For more precise information on houses, condos or town houses on the market, please contact me via email or complete a form at SiliconValleyHomeHunt.com or on my popehandy.com website.  Either way it will come to me and I will personally set up your search for a Saratoga property. (If you are moving to the South Bay area from far away, please also see my Silicon Valley relocation website for helpful tips.)

Showing properties 1 - 5 of 89. See more city of Saratoga real estate.
(all data current as of 5/25/2012)

1. $1,200,000 : 18564 Paseo Tierra, Saratoga
   
   3 beds, 3 full, 1 part baths

   Home size: 1,946 sq ft

   Lot size: 10,744 sqft
   
2. $2,498,000 : 18599 Avon Ln, Saratoga
   
   5 beds, 4 full baths

   Home size: 3,992 sq ft

   Lot size: 42,253 sqft
   
3. $1,198,000 : 20376 Knollwood Dr, Saratoga
   
   3 beds, 2 full baths

   Home size: 1,803 sq ft

   Lot size: 9,680 sqft
   
4. $1,550,000 : 13663 Howen Dr, Saratoga
   
   4 beds, 2 full, 1 part baths

   Home size: 2,128 sq ft

   Lot size: 10,370 sqft
   
5. $1,898,000 : 19171 Allendale Av, Saratoga
   
   5 beds, 3 full baths

   Home size: 3,306 sq ft

   Lot size: 23,220 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Interested in buying or selling a home in Saratoga?  I grew up there (and in Santa Clara), graduated from Saratoga High before heading off to college, and have been selling homes in Saratoga and nearby parts of Santa Clara County & Silicon Valley since 1993.  I understand the impact of Saratoga’s school districts on home buying decisions, the importance of various locations to market value, and resale concerns that can improve or detract from your return on investment.

Read more about my background on the Valley of Hearts Delight website (sister site to this blog) and learn why my past clients and other readers of the San Jose Mercury News named me “best real estate agent in Silicon Valley” in 2011. There you’ll also see my accomplishments/honors/awards, info on sales experience, and more. 

Or just take a moment to phone me at 408 204-7673, or email me at mary (at) popehandy (dot) com.  If you prefer, you can simply fill out a form online instead.

How’s the real estate market in the Willow Glen area of San Jose?  Like the greater Silicon Valley region, Willow Glen is comprised of many smaller micro-markets.  It will be different in north Willow Glen, Palm Haven or in a walk-to-town area than it will be in the Dry Creek area or St. Francis Woods neighborhood – let alone differences for school districts, price point, sale type (regular versus short sale or bank owned), zip code and home type!  It’s a patchwork of all these smaller markets, in other words.  What’s happening in one segment might be very different than in another.

Today’s post will be the broad view of Willow Glen and comments may not apply to your specific property – for info on your neighborhood, call or email me!

Disclaimers aside, overall it is a seller’s market in Willow Glen right now, but it’s cooler than other areas with better schools such as Almaden, Cambrian and Cupertino and not everything is selling (and certainly not getting the prices that many sellers want).  The best homes (best condition, pricing, marketing and regular sale) are selling in 1-3 weeks.

Below are the basic numbers, stats and trends from the closed sales of houses in March

and in February:

And next, of Willow Glen condos, where it’s been a cold buyer’s market but recently heated up:

Next, February…

What about home prices in Willow Glen?

Below please find the Altos Charts (to which I have a subscription). NB Altos uses LIST prices, not solds (also they go by zips or cities, so don’t cover Willow Glen per se with it’s partial entry into the 95124 zip).

1 – Houses in the 95125 zip code – history, all prices combined.

2 – Houses in the San Jose, 95125 zip code, by price quartile over last 180 days

3 – Condominiums and townhouses in Willow Glen, San Jose 95125 – all quartiles combined over the last few years for median list price:

4 – Condo and townhomes, median list price, by quartile, last 180 days only:

It is interesting to see the rise in list prices here as opposed to the overall DROP in sales prices we saw on the RE Report. Of course this could be a function of all kinds of things, including the impact of distressed sales.

All kinds of things can impact the probable buyer’s market for a particular house or home, but especially distressed sales nearby. For information on what the market is doing in your exact neighborhood, please call or email me today.

Willow Glen homes for sale

Browse residential properties – houses, duet homes, condos and townhomes in Willow Glen which are listed for sale on the MLS by type below.

1. Listings of houses for sale in Willow Glen, San Jose 95125

Showing properties 1 - 5 of 59. See more 95125 zip code real estate.
(all data current as of 5/25/2012)

1. $329,000 : 788 Delmas Av, San Jose
   
   4 beds, 2 full baths

   Home size: 1,218 sq ft

   Lot size: 5,382 sqft
   
2. $779,000 : 2499 Booksin Av, San Jose
   
   3 beds, 2 full baths

   Home size: 1,523 sq ft

   Lot size: 6,098 sqft
   
3. $779,000 : 823 Romani Ct, San Jose
   
   4 beds, 2 full, 1 part baths

   Home size: 2,429 sq ft

   Lot size: 3,600 sqft
   
4. $1,925,000 : 1674 Mulberry Ln, San Jose
   
   4 beds, 3 full baths

   Home size: 2,862 sq ft

   Lot size: 10,070 sqft
   
5. $899,000 : 1712 Isabel Dr, San Jose
   
   3 beds, 2 full, 1 part baths

   Home size: 1,944 sq ft

   Lot size: 8,925 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Showing properties 1 - 5 of 7. See more 95125 zip code real estate.
(all data current as of 5/25/2012)

1. $659,000 : 1705 Cherryhills Ln, San Jose
   
   3 beds, 2 full, 1 part baths

   Home size: 2,000 sq ft

   Lot size: 2,128 sqft
   
2. $669,900 : 1578 Whiterock Ci, San Jose
   
   3 beds, 2 full, 1 part baths

   Home size: 2,010 sq ft

   Lot size: 2,225 sqft
   
3. $519,900 : 676 Willow St, San Jose
   
   2 beds, 2 full, 1 part baths

   Home size: 1,376 sq ft

   Lot size: 1,306 sqft
   
4. $773,500 : 1624 Sparkling Wy, San Jose
   
   3 beds, 2 full, 1 part baths

   Home size: 1,954 sq ft

   Lot size: 2,128 sqft
   
5. $595,000 : 1613 Sparkling Wy, San Jose
   
   3 beds, 2 full, 1 part baths

   Home size: 1,954 sq ft

   Lot size: 2,128 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

3. Listings of condominiums (condos) for sale in Willow Glen, San Jose 95125

Showing properties 1 - 2 of 2. See more 95125 zip code real estate.
(all data current as of 5/25/2012)

1. $345,000 : 2132 Sunstruck Ct, San Jose
   
   2 beds, 2 full baths

   Home size: 1,144 sq ft

   Lot size: 1,566 sqft
   
2. $299,000 : 509 Dix Wy, San Jose
   
   4 beds, 2 full, 1 part baths

   Home size: 1,426 sq ft

   Lot size: 2,116 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Cinnabar winery sign (Big Basin Way, Saratoga)

In many communities such as Saratoga, Los Gatos, Los Altos, Willow Glen, Campbell and Palo Alto, there is a high premium placed on homes which are close to the downtown area.  Many real estate agents advertise these as “walk to town” but the idea is simple: it’s nearby, you can stroll, skate, ride or bike, wheel yourself and forget the car.

Downtown Saratoga, also called Saratoga Village, welcomes residents and visitors to a charming, scenic area with fabulous shops, spas, wine tasting venues, restaurants and more.  This part of the city boasts top scoring schools as well as lovely older and historic buildings and a gorgeous park alongside Saratoga Creek. Whether you spend an afternoon or a lifetime in Saratoga, this part of town will call you back again and again!

What do you need to know about buying a house, townhouse or condo in downtown Saratoga?

There are a few points which you are well served to know when purchasing residential real estate in this upscale community. We’ll touch on a few of them here: historic homes, traffic & noise, natural hazards, parking, and special issues with condos, townhouses and PUDs (planned unit developments).

First, this downtown Saratoga Village zone is historic; while not every property is deemed historic, many are and that means that there will be restrictions on remodeling and expansion of single family homes or houses. For instance, original glass in windows may need to remain if you’ve got a Victorian house dating from the 1890s, and expansions may need to be off the back of the home so that the facade keeps its initial look and feel (just examples).  This can be frustrating if you buy a luxury home that “needs work” and you are surprised later. If the house was built before 1950 or so, double check the rules!

Second, traffic and noise can be an issue and vary from day to day as well as from one time of day to another; there are a variety of traffic related concerns.  Big Basin Way is an alternate route to Highway 17 for access to Skyline Boulevard and the coast.  Cars and motorcycles may be thick on Saratoga Avenue, Saratoga-Sunnyvale Road and Saratoga-Los Gatos Road when the weather is good.  Motorcycles can be especially loud when large groups go on a road trip together!  Of course there will be extra cars when a concert is featured at The Mountain Winery (off Big Basin Way) or Montalvo (off Saratoga-Los Gatos Road).  If you have a serene view property it might surprise you how much motorcycle noise can carry – so be sure to visit the property on a warm weekend afternoon or two to check it out.

Additionally, because Big Basin is an alternate route to Highway 17, it can also get a lot of traffic if there’s a problem on 17 in winter due to weather such as with downed trees, mudslides, car accidents with severe backups, etc. So when weather is good and when weather is bad, Big Basin and nearby roads can get very congested and move slowly.

Commuters who live in the mountains as well as others choke Saratoga Avenue at rush hour.  This is slowed further by having to pass two schools (Sacred Heart and St. Andrews) before getting to Highway 85.  Saratoga Avenue has just one lane in each direction through the historic zone, but after the freeway it’s much better.  (Saratoga-Sunnyvale isn’t bad as there are 2 lanes but remember to slow down at Saratoga High – the road is wide so the temptation is to go too fast.)

Natural hazards:  Depending on the location of the home in relation to the village, you could be in a wildland fire zone, in an unstable soils zone, a seismic zone or other “natural hazard” areas.  Also, if you are closer in to the hills or near a creek (and there are 2 in downtown Saratoga), there will of course be an increased contact with wild life, such as deer – but potentially also mountain lions, bobcats, racoons, possum, skunks, etc.  Most people love seeing the deer but others find it upsetting that their beloved garden is viewed as a buffet!

Finally, as with many downtown areas, parking can be a little tricky at times.  Valet parking can be a big help but no matter what, do pay attention to how long you’re in a spot and what the limit is – it can be expensive if you forget!

Are there special issues with Condos, Townhomes or PUDs in downtown Saratoga, CA?

In some cases, yes, PUDs, condominiums and townhouse communities may have special issues due to any of the items listed above.  In 2010 I had a great listing at Saratoga Oaks, a lovely and luxurious townhouse resort community.  Because of their proximity to the hills, the home owner’s association had earthquake insurance and that was quite costly.  The HOA dues covered not just the multiple pools, tennis courts, pool house, roads etc. but also fairly expensive blanket and earthquake  insurance as well. (That listing of mine on Placida Court is sold and closed but you can check the photos out here to get an idea of the area.)

A problem throughout Silicon Valley is condo, PUD and townhouse home owners defaulting on their monthly dues (and any special assessments).  Whenever you purchase one of these types of homes it is very important to know how financially sound the community is.  If there are many defaults, it is possible that the reserve account will run too low, resulting in either deferred maintenance, raised dues or special assessments  for those who are paying.  (With a short sale, some of the owed monies may be forgiven, and with a foreclosure there may be no recouping of debts owed at all.)

There are very few distressed sales in Saratoga, relative to the rest of Silicon Valley, so this risk should be lower in downtown Saratoga or anywhere in that city, but do check the situation out so that yo aren’t later handed a big bill to pay!  Here are a couple of related articles that you might find helpful:

Why are those Silicon Valley HOA dues so high?

Does your HOA have enough in reserves?

Want to learn more about living in this piece of paradise?  Browse listings below – no need to register, just have a look!  And if you want to buy or sell real estate in Saratoga, please contact me.  I grew up there (graduate of Saratoga HS), I sell there, and I’m happy to assist you in making it your home!

Find a home for sale in Saratoga, CA (all of Saratoga, not just downtown):

Saratoga California condominiums or condos for sale

Showing properties 1 - 3 of 3. See more city of Saratoga real estate.
(all data current as of 5/25/2012)

1. $539,888 : 14345 Saratoga Av #28, Saratoga
   
   2 beds, 2 full baths

   Home size: 1,347 sq ft

   Lot size: 1,344 sqft
   
2. $410,000 : 18944 Sara Park Ci, Saratoga
   
   2 beds, 2 full baths

   Home size: 1,100 sq ft

   Lot size: 1,364 sqft
   
3. $413,000 : 14345 Saratoga Av #25, Saratoga
   
   2 beds, 1 full bath

   Home size: 1,100 sq ft

   Lot size: 1,344 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Saratoga California townhouses or townhomes for sale

Showing properties 1 - 4 of 4. See more city of Saratoga real estate.
(all data current as of 5/25/2012)

1. $939,000 : 14593 Big Basin Wy, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,854 sq ft

   Lot size: 759 sqft
   
2. $728,000 : 14607 Oak St, Saratoga
   
   2 beds, 2 full, 1 part baths

   Home size: 1,556 sq ft

   Lot size: 920 sqft
   
3. $839,000 : 20580 Oak Creek Ln, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,807 sq ft

   Lot size: 1,512 sqft
   
4. $859,000 : 14611 Oak St, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,556 sq ft

   Lot size: 920 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Saratoga CA houses for sale – single family homes for sale in Saratoga California

Showing properties 1 - 5 of 82. See more city of Saratoga real estate.
(all data current as of 5/25/2012)

1. $674,000 : 16240 Wood Acres Rd, Saratoga
   
   2 beds, 1 full bath

   Home size: 712 sq ft

   Lot size: 1.24 ac
   
2. $699,000 : 13489 Chalet Clothilde Rd, Saratoga
   
   1 bed, 1 full bath

   Home size: 641 sq ft

   Lot size: 15,404 sqft
   
3. $999,999 : 0 Skyline Bl, Saratoga
   
   3 beds, 1 full, 1 part baths

   Home size: 1,300 sq ft

   Lot size: 11.16 ac
   
4. $1,095,000 : 12695 Saratoga Creek Dr, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,964 sq ft

   Lot size: 8,320 sqft
   
5. $1,108,000 : 18701 Wood Dell Ct, Saratoga
   
   4 beds, 2 full baths

   Home size: 2,018 sq ft

   Lot size: 9,000 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Should you market your home for sale through the holidays?  It’s now mid November, and if your property has been listed for sale but not gotten an acceptable purchase offer, you may be thinking of taking your house or condo off the market until sometime in the new year. Is that a good idea?  Below, please find some considerations for you as you decide what to do. We’ll

Pricing: will the home sell for more now, or in the new year or spring?

No one can tell you whether prices will be better or worse in the first quarter of 2012 than they are now.  I just returned from the annual conference for the National Association of Realtors (of which I am a member), and quite honestly, I got conflicting information.  Some reports indicate that prices will be lower in the spring, others that they will be higher – or interest rates may be higher, which puts pressure on pricing since affordability is strained when that happens.   Pricing is local, though – so no matter what’s happening nationwide, it could be different in Silicon Valley, in Almaden, Cambrian, or Los Gatos, or in your subdivision or school area.  But bottom line: we really don’t know what pricing will do, we only know the probable buyer’s value – a range of likely sales prices – right now.

Being disturbed during the holidays

Many home owners really don’t want a lot of traffic coming through the home from Thanksgiving through the New Year due to visiting relatives, events planned such as parties at the home, the presence of gifts and concerns over theft, etc.  They may also be worried about rainy weather and carpets getting soiled.

At the same time, though, during the holidays many of us make our homes warm, bright and inviting, particularly if we decorate for Christmas, Thanksgiving, Hanukkah, etc.  Even the smells can do wonders: gingerbread cookies, Christmas trees, hot mulled wine…. With family and friends coming to visit, we tend to “deck the halls” and make our houses really feel like homes.  For many condos, townhouses and houses, during the holidays these homes really show at their best.

The potential to sell a home in December is actually a lot higher both because of the decor and ambiance, but also because so much of the competition is withdrawn from the market.  The odds shift much more in your favor if you keep your home on the market!

Market the home – but differently!

A great solution is to continue to market the home for sale, but to do it differently:

• remove the for sale sign & outside flyer box
• remove the lock box, showings by appointment only (by agent or seller)
• remove the seller’s phone number from the MLS – all appointments will be by appointment only
• flyer stand, disclosure binder and other marketing materials out of sight
• keep home listed for sale on MLSListings.com but more restricted hours

This sort of marketing will result in fewer showings but showings of more qualified, more motivated buyers.  It will be less intrusive to you and everyone in your household too.

Smart, saavy Silicon Valley real estate agents won’t take just any listing.   New agents (or brokerages, for that matter) or those struggling may be less picky.  This may be confusing to home owners who find that some Realtors will agree to list the home, others won’t – so let’s discuss it a little.

Real estate licensees aren’t just people who hold open houses on weekends.  Rather, real estate agents are independent businesspeople in the business of selling real estate. Many of them work 50+ hours per week.  In order to be successful, they have to evaluate the probability of success, whether with buyers or sellers, before deciding to take on those clients.  If they agree to work with buyers who never buy or sellers who never sell, they will be out of time, out of money, and if they make this judgement mistake too often, out of business entirely.   In the last 4-5 years about 1/3 of real estate salespeople have left the industry.  Those who are surviving or thriving are very judicious about how they expend their time and resources.

Under some circumstances, home sellers may project enough “red flags” or have unreasonable expectations such that real estate agents will turn down the chance to list their home.  Here are a few things I’ve run into over the years, either personally or heard about from other agents who said no to sellers:

1. Unrealistic expection on likely sales price of the home (demanding more than the probable buyer’s value of the home)
2. Unwilling to compensate agents or brokers as they require OR expecting them to take on far more work than is to be expected in selling a property (such as overseeing the entire remodel of a house – we are not general contractors!)
3. Overly restrictive showings (too much advance notice, insisting that listing agent be present for all showings)
4. Not permitting some basic marketing or access avenues (no open house, no sign, no lockbox) or unwilling to follow sound professional advice on staging, presale inspections to make the property attractive to buyers – these are “basics”
5. Problems with showings (messy, smelly homes or sellers insist on staying home during showings, follow buyers around in the house etc.)
6. Secretiveness – when sellers won’t level with agents about their plans it sets a bad, even scary, tone that causes agents to worry about hidden risks
7. Nastiness, second guessing or micro-managing – some sellers may want to call the agent 8 or 10 times per day or desire to oversee even the smallest detail on marketing the home (see every email sent, for example).  Others can be rude or insulting.  Some constantly double check everything the agent says to verify every angle or detail and then quotes back to the agent “well another agent I know says…” which is frustrating and insulting.  Sometimes listening to others at work, who are unqualified to give real estate advice and getting that “over the cubicle wall advice”, causes home owners to not follow their agent’s advice (see # 4 above).
8. Concerns over legal problems and liability, such as a home owner with dementia selling the house rather than the adult kids or other friends or relatives getting a power of attorney to do it for the parent (I have run into this directly). If there are any mental capacity issues, it is a lawsuit waiting to happen.

Most of the time, real estate agents want to list good homes and have the opportunity to market and sell them.  If they (or I) see enough “red flags” with a seller or the property, though, it’s time to decline the opportunity.  Often times, these same houses do not sell the first time they are on the market but later become an expired, withdrawn or cancelled listing.  (Sometimes they simply take a very long time to sell as the owners adjust to market realities and begin to accept their agent’s advice.)  Sellers wonder to themselves, “why didn’t my house sell?”  The answer is often an inflated price but just as often there are other problems compunding the failed sales effort too, very frequently an unwillingness to follow professional real estate advice.

Not every home will sell.  A wise real estate sales person will not get hooked into a listing agreement where the seller isn’t as motivated to sell the property as the agent is to sell it.  This is a team effort, requiring a shared vision of what needs to happen.  Even under the best of circumstances, homes don’t always sell.  So if there are big issues from the seller or the way the home is shown, it’s a bad business decision for the real estate licensee to get tied to them – it’s too much like trying to do the job with one hand tied behind your back. Who agents and brokers work with is ultimately a business decision.  If they are turning you down for the listing contract, at the end of the day it’s a statement about your or your property’s business risk. If you are confused as to why they decline the opportunity to list your house, townhouse or condo, you can always ask them, and most likely you’ll get a helpful answer.

How’s the market for condos and townhouses in Los Gatos and Saratoga?  This morning I ran the numbers for “area 16″ (the Los Gatos and Monte Sereno areas, which includes a tiny bit of San Jose also) and “area 17″ (the Saratoga area, also includes borderline areas of San Jose and Cupertino) in our multiple listing service.

Hottest are the distressed condominium or townhome sales – short sales and bank owned or REO properties in Los Gatos and Saratoga.  Coldest (hardest to sell) are the “regular sales”.  Buyers are going after the bargain pricing that the pre-foreclosure and foreclosure listings offer.  Have a look:

The months of inventory are longest in Saratoga, with 9 months of inventory for town houses and condos.  The ratio of pending sales to active listings is lowest there, too, a mere 11%.

The months of inventory for Los Gatos short sales is a fast paced one month and the pendings outnumber the actives four to one!

Home buyers: if you are attempting to purchase a distressed condo in either of these high-end west valley areas, be prepared to act fast and present a strong offer.  Your odds will be better with a regular sale!

Home sellers: if you are selling a non-distressed condominium or townhouse in Saratoga or Los Gatos, especially if it’s a luxury property, be prepared to make your home the best value to attract a good buyer.  As has been said elsewhere, for this segment of the real estate market “it’s a price war and a beauty contest”.  Everything has to be just right for you to enjoy a successful sale now.

The Silicon Valley real estate market is a mixed bag and home buyers and sellers here may read the headlines and wonder why things seem so different in the news than in their own personal reality!

Here are a few quick facts and observations about the San Jose and Santa Clara County real estate market for houses, condos and townhouses:

• It is a seller’s market for both houses and condominiums in Santa Clara County (homes are selling well and very close to list price on average)
• The average and median sales price for houses & duet homes is down month over month and year over year (properties that are selling are those which are priced lower)
• For condos and townhomes, prices are up month over month (but down year over year).  The condo market here has taken a huge beating in recent years.
• The market is not equally hot everywhere!  It’s red hot in Palo Alto, Los Altos, Cupertino, and areas nearby (Santa Clara, Sunnyvale, Mountain View).  It is also hot where there are low priced foreclosure houses which can be bought at bargain rates.  The move-up market has been tough entry level houses in the best school areas are very sought after right now.  (The market is decidedly cooler in Los Gatos and Almaden Valley.)
• Homes that are selling best are completely remodeled and have no “issues” (such as high voltage lines, poor floorplan, proximity to something undesirable etc.) and priced aggressively  OR are distressed sales with great pricing

In the best areas, or those with the hottest markets, we are seeing some multiple offers with overbidding.  At the same time, we are finding homes that look great but languish on the market due to some issue or another or pricing that’s not as competitive as it needs to be for today’s market (or both).

Sellers: if your home isn’t selling and it’s had good exposure, plenty of photos etc. and been on the market for a month or more, see if there’s an issue that you can fix or mitigate.  Obviously you cannot move high voltage lines or a freeway, but if there are odors, clutter, or landscaping issues, it would be wise to fix them.  That failing, to get your house sold it will probably require a significant price cut.  The longer it’s been on the market without a price change, probably the deeper the adjustment will need to be.

Buyers: tired of losing out on multiple offers?  That “perfect home” is the one that gets all the attention – but sometimes, just around the corner, there’s a property that with a little fixing could be just as sweet and that one can be purchased without so much competition or overbidding, so ultimately will cost you a lot less.  Every other buyer wants what you want: a turnkey home that needs nothing (inside or out).  But if you will push yourself a little and buy one which only needs one or two changes, you will find that your offer would be most welcome!

For instance, we know that right now (in these frugal times), many buyers do not want a pool – probably because of the ongoing maintenance costs.  An in-ground pool can be filled for anywhere from $8000 to $20,000 or $25,000, depending on a lot of variables.  If you want to buy a home with less competition, find the house with a pool and be willing to take on removing or filling it and re-landscaping.   This is a fixable issue!

For more reading see:

A summary of tips for multiple offer situations in Silicon Valley real estate contracts
(links to multiple posts on various aspects of competing in multiples)

Silicon Valley real estate tip: pinpoint the pricing, beware common buyer mistakes and fears

One of the worst marketing efforts, in my opinion, is a rider attached to a “for sale” sign stating “I’m gorgeous inside!“  It’s as if to say “I know the exterior is really bad, but just wait ’til you get past the front door!”

A better approach than an apologetic rider sign is to tidy up the front of the home and yard so it gives a great first impression.

If you are a potential seller, drive through your area (zip code, subdivision etc.) and have a look at the outside of other properties for sale which are generally similar to your own for size, pricing and so on. How’s the competition doing with curb appeal?  Pretend that you’re a Saratoga, Almaden or Cambrian home buyer.  Take notes.  What do you see?  Be brutal in your assessment and then take your observations back to your own home and keep the same standards.

First, pay attention to these landscaping elements in the yard:

1. The lawn, if there is one: is it green?  Weedy? Healthy? Does it have bare or dead spots? Is it level or “bumpy”?  Is it fairly uniform, or are there patches of various types of grasses in other areas, making the lawn uneven in color, texture, or density? Putting in fresh sod may give you a super “bang for your buck” or return on investment.Why does this matter? Because if your lawn looks neglected, buyers may wonder what else is neglected, too.
2. Bushes and shrubs should not impede sidewalks, walkways or views of doors and windows.  Buyers will feel crowded if they sense that plants are blocking their passage or that of light!  The yard, like the home, needs to feel uncluttered. As you look at the other homes’ yards, do the bushes look appealing or unruly? Are they a help or a hindrance to the home’s curb appeal?  Many buyers do not like ivy or juniper, by the way, unless they are exceedingly neat and in small quantities.

1. Color:  bright annuals with colorful flowers make a home far more inviting.  Is the yard solidly green? (All lawn and bushes?)  It can be spiced up with flowering plants and bushes.  If room is an issue, at the very minimum sellers could add color spots by the front door. Luckily, in Silicon Valley we enjoy a sub-tropical climate and even in winter there are annuals that can pack a nice punch of color.
2. Stuff in the yard: what are homeowners doing with hoses, watering cans, front porch furniture or kids’ toys?  Ideally, hoses and other items not in use will be curled up or otherwise pretty much out of sight. (Worst case – laying across walkways, inviting disaster as home buyers trip!)  Yard gnomes etc.: don’t. Seriously.

Next, have a look at the building itself.  How well maintained and attractive is the house, townhouse or condo and garage?  If the view of the structure is unappealing, Silicon Valley home buyers may never cross your threshold to see how great the interior is!

Check these items:

1. Paint – is it in good condition?  Wood tends to need painting about every five years, stucco closer to ten.  If paint is peeling or looking faded, at the very least it should have some “touch up” work done.  If it’s just dusty or sports a few spider webs or the like, perhaps a power washing will do the trick.  Peeling paint screams that “this house has deferred maintenance and is neglected”.
2. Doors and windows:  should be fully visible without bushes or other objects obstructing passage or the view of light.  They should look impeccably clean and function easily.  The hardware should sparkle.  A clean doormat is helpful too.A few months back I saw an MLS comment for agents advising that the door knob sticks and if this happens to use the large rock nearby to make it open. Bad, bad, bad. Sellers need to make their doors open smoothly – again, buyers will worry about what else doesn’t work right if the obvious stuff doesn’t!
3. Gutters, downspouts & roof – first look to see if there are gutters and if there’s coverage over the doorways especially. These components age and can leak at the seams if not well maintained.  Do you see rust at the seams?  If there are screens to keep leaves out, are they in place or have they moved and look a little off?  Small things like that can again send a wrong signal that your home is not well cared for when in fact it may actually be in great shape.Do the downspouts have any issues? Does the water simply dump out at the foundation? (If so, is there moss to address?)  If there are extenders, do they create any tripping hazards?The roof can accumulate stuff – particularly leaves in the autumn.  View the roof and gutter for buildup of debris, moss, etc.  Sometimes there’s so much accumulation of organic material in the gutters and roof area that grass and weeds begin to spring up.  I have even seen this on a home for sale!
4. Front porch: if the property enjoys a front porch, it’s a good idea to play it up with appropriately sized and welcoming furniture, if possible.  Often porches in newer houses or homes are not super big, so bistro sized tables & chairs may be the best best. It may also be a good play for color spots – bowls with colorful annuals to welcome visitors in.

Once you’ve found several homes in your neighborhood which are your property’s competition and have noted their curb appeal, go back to your own residence and see how yours stacks up in all these areas.  Write a list of what needs to be done.  You may need to call in some outside help to get things in top shape, but this is normally both time and money well spent in getting you the best sales price for your home.  This is true whether you’re selling a luxury home or a distressed property – a home that appeals to buyers will have a much better chance of selling faster and for top dollar than one which looks a bit neglected.

Finally: many sellers make a huge effort to put their home in great condition prior to going on the market, but once there, they sometimes let it slip.  Bushes or hedges become overgrown, patches of the lawn are too dry and begin to brown, or the yards generally become a little neglected.  Don’t do this – every serious buyer who sees a neglected yard will wonder what else has been neglected too!  Nervous or worried buyers write lower offers than those who are confident – so keep the yards up so you have your best return on investment.

The Campbell, CA, real estate market for condos and townhouses has been a little up & down, but for houses it’s a stronger market.  That does not mean that prices in Campbell are where the owners or sellers would like them to be – just that residential real estate which is appropriately priced is selling pretty well.

Here’s a visual of market conditions (not prices) generally, through June 2011:

What about prices and home values?  Are they holding up?

Campbell houses for sale:  prices appear to be slipping slightly.  Some volatility is to be expected this year and next, so it’s possible to see some up and down (but probably not super dramatic unless you just barely have equity and it’s the difference between being able to sell without bringing money to the closing table or not).  Here are the figures for June – see the whole report on my R E Report site for Campbell CA houses:

The market for houses is good, but pricing is soft, as you can see in the numbers above.

What about for condos?

Condominiums and townhouses in Campbell – see the full real estate report online (updated each month around the 5th – 8th).  Isn’t it interesting that although it’s a cool or cold buyer’s market, prices there are actually inching up pretty noticeably.  That is very good news to condo and townhome owners who want to be doing a “move up”.

Next we’ll take a brief overview of the “big picture” in Campbell’s housing market by looking at statistics related to currently listed homes for both houses and condos or townhomes there. (Charts and data by Altos Research, to which I have a subscription and permission to use here.)

Median Price of condominiums and single family homes:

It’s interesting to see that there’s a rise in the median list price of houses for sale in Campbell whereas a leveling off with the condos and townhouses.

Inventory of houses and condos and townhouses in Campbell – both classes of housing are seeing a rise in inventory, but it’s more dramatic among houses:

Days on the market for homes for sale in Campbell – the two “markets” are now dialectical!

These numbers – for both houses and condos – can only give you a broad picture of what’s going on.  If there are no homes for sale in your townhome community and it’s in a great area, and you price it well etc., you should find it relatively easy to sell.  But if there is too much supply (too many similar homes on the market), it will be far more challenging to sell.

The residential real estate market, like everything else, is all about supply and demand.  For information on your specific neighborhood, please call me or email me today.

For more reading on Campbell CA real estate:

Affordable, Inexpensive Real Estate and Houses for Sale in Campbell, CA

Campbell, California: Once the Heart of the Fruit Canning Industry

Find Campbell, CA Houses for Sale:

Showing properties 1 - 5 of 24. See more city of Campbell real estate.
(all data current as of 5/25/2012)

1. $570,000 : 1127 Springfield Dr, Campbell
   
   3 beds, 1 full, 1 part baths

   Home size: 1,040 sq ft

   Lot size: 6,660 sqft
   
2. $250,000 : 2871 S Bascom Av #408, Campbell
   
   2 beds, 1 full, 1 part baths

   Home size: 841 sq ft

   Lot size: 902 sqft
   
3. $425,000 : 1270 Hoffman Ln, Campbell
   
   4 beds, 1 full, 1 part baths

   Home size: 1,462 sq ft

   Lot size: 15,252 sqft
   
4. $799,000 : 4192 W Rincon Av, Campbell
   
   4 beds, 2 full baths

   Home size: 1,512 sq ft

   Lot size: 6,695 sqft
   
5. $849,000 : 1776 Leigh Av, Campbell
   
   4 beds, 3 full baths

   Home size: 2,160 sq ft

   Lot size: 7,700 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Browse Campbell, CA Condos Listed for Sale on the MLS:

Showing properties 1 - 4 of 4. See more city of Campbell real estate.
(all data current as of 5/25/2012)

1. $250,000 : 340 N 1st St #4, Campbell
   
   2 beds, 1 full bath

   Home size: 798 sq ft

   Lot size: 2,000 sqft
   
2. $370,000 : 557 W Latimer Av, Campbell
   
   2 beds, 2 full baths

   Home size: 1,126 sq ft

   Lot size: 1,306 sqft
   
3. $374,950 : 55 Redding Rd, Campbell
   
   2 beds, 2 full baths

   Home size: 992 sq ft

   Lot size: 1,025 sqft
   
4. $175,900 : 2785 S Bascom Av #5, Campbell
   
   1 bed, 1 full bath

   Home size: 588 sq ft

   Lot size: 612 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

View townhouses or townhomes  in Campbell, California, listed for sale on the multiple listing service (MLS):

Showing properties 1 - 4 of 4. See more city of Campbell real estate.
(all data current as of 5/25/2012)

1. $413,000 : 1124 Capri Dr, Campbell
   
   2 beds, 1 full, 1 part baths

   Home size: 1,336 sq ft

   Lot size: 1,150 sqft
   
2. $335,000 : 1116 Capri Dr, Campbell
   
   2 beds, 1 full, 1 part baths

   Home size: 1,336 sq ft

   Lot size: 1,150 sqft
   
3. $499,900 : 672 Cypress Ln, Campbell
   
   3 beds, 3 full baths

   Home size: 1,358 sq ft

   Lot size: 1,742 sqft
   
4. $468,000 : 480 W Hacienda Av, Campbell
   
   2 beds, 2 full, 1 part baths

   Home size: 1,597 sq ft

   Lot size: 920 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

If you have just bought your first Silicon Valley home, you may feel very relieved to have survived the contracts, negotiations, the disclosures, the appraisal and the escrow and made it all the way to closing.  You are a successful home buyer!  You move in, unpack and then…. what? What do you do?

I have a few suggestions.

First, while it’s fresh in your memory, pull out the disclosures and inspection reports and (if you haven’t done this already) make a list of the items you must do and want to do.  I suggest you include at least 3 categories:

1. Health & safety items
2. Protecting the house from damage
3. Lower level items with aesthetic value (decorating and in some cases remodeling)
4. Ongoing projects you want to remember to do periodically around the house and yard such as changing the smoke detector batteries, cleaning out the rain gutters, doing a “walk around the house” to check for any issues with vent screens, roof tiles etc. (If you have bought a condo or townhouse, this is still important.)

It is too easy to focus on updating to dual pane windows (gratifying since they look nice) and ignoring foundation cracks, electrical problems and termites, so making this type of list will help you to keep on track with the better priorities (1 and 2 as opposed to 3).

Second, pull together all of the expenses you laid out in purchasing your home. Create a file with a spreadsheet of your costs and the receipts that go with it (include a copy of your HUD 1).   This will be helpful in establishing your tax basis and may protect you when you eventually sell the house from paying more taxes than you’re legally required to do.  Go over it with your CPA or Enrolled Agent or Tax Professional as some of them may be deductible on your taxes this year and some may not qualify as related to your tax basis.

Third, if you haven’t already worked up a reasonable household budget, do it now and plan in both a reserve account and a plan on what repairs and improvements to do and in what order.  The reserve account is important because some expenses can come unexpectedly (fences blow down, water heaters die, water or sewer pipes can burst without warning).

Fourth, make sure that your insurance is up to date.  I advise making a list of major items in the house – a walk through with a video camera is a good idea too.  When you complete major projects, update the list.  Keep one paper copy somewhere safe and another copy either “in the cloud” or with a trusted friend or relative, ideally outside of Santa Clara County in case the reason for the need is an area wide problem.  Should your house ever burn down, you would need proof of your possessions for insurance purposes.

Lastly, now that you have a major asset (your house or home), you might consider creating a will & trust with the help of a good attorney.

I’ve been selling real estate for 18 years, full time, in Silicon Valley. Until recently I had never seen a dampwood termite in this area but a few months ago I caught sight of  a dead one at the Almaden Winery neighborhood (on the Cambrian and Almaden border) when our pest inspector, Miguel Torres from Thrasher Termite, noticed it.  Luckily there were no live dampwoods to be found! I thought it was a weird fluke.

Fast forward a few months, and  again this week I saw first the much smaller,  immature dampwoods (so I didn’t recognize them, but suspected that they were termites of some kind as they were coming out of rotting wood) and a few days later saw the large and now mature dampwood termites swarming in the same location in Belgatos Park, Los Gatos, close to where my family and I live. Initially I thought they were strange moths as there was a lot of flapping motion, but on closer look I could see that they were indeed termites and they were big!!!

We normally don’t see the dampwood type of termite on the Santa Clara Valley floor (usually subterranean and drywood 0nly).  Normally the dampwoods tend to live  in the Santa Cruz Mountain communities (and places where it’s much damper), so I hope that this isn’t a new trend to be concerned about – either way, though, I thought you’d like to see what they look like and to be aware of the fact that it is possible to have them in San Jose or Los Gatos real estate.  I know, I’ve seen them myself!


Related reading:

Would You Recognize Signs of Subterranean Termites If You Saw Them?

What Is Cellulose Debris (in a pest or termite report)?

How Often Should You Get A Termite Inspection?

The exquisite Saratoga Oaks neighborhood is nestled between downtown Saratoga and the beautiful coastal foothills, close to the famed Hakone Gardens.  With both pools and tennis courts and a location just a block or so from tony Saratoga Village (click to see slide show), it is resort living in Silicon Valley at its finest. But this is not just a place for retirees who want to downsize, though they are also drawn here – families with kids also move to Saratoga Oaks to make use of the top rated schools

.

Which public schools serve this neighborhood?

Saratoga Oaks is within the very highly regarded Saratoga Union School District.  Although many other school districts in Santa Clara County assign children in homes to particular schools, Saratoga does not – it is an “open” school district. If there’s space and if the home is within the district, you may be able to chose which of the excellent Saratoga schools you wish for your student to attend. The nearest public school is Saratoga Elementary on Oak Street (API 958) but alternatively you may find enrollment instead at Foothill Elementary (API 943) or Argonaut (API 974).  The higher level schools are Redwood Middle School (API 972) and Saratoga High School (API 932).  All API scores listed here are from the 2010 County List of Schools. Additionally, there are two excellent private elementary schools nearby: Sacred Heart (Catholic) and St. Andrew’s (Episcopalian).

Where is Saratoga Oaks?

The Saratoga Oaks community is within the city of Saratoga, California, and is a part of Silicon Valley and what’s locally referred to as “the south bay” area.  It can be reached either via Springer Avenue, off of 4th Street in Saratoga or from Springer off of Big Basin Way (aka Hwy 9 or Congress Springs Road). This townhouse complex is literally where the town meets the hills – so it is not at all uncommon to find deer in the open spaces! Click on the map image to go to the live, interactable Google map.

What are the homes like in Saratoga Oaks?

Each residence is a townhouse, but size and condition of every property varies. In general, the layout inside is very good and “feels like” a house indoors rather than a townhouse. Most are two story units (there are a few single level homes) and many of them have the garage below the living areas since this is a hilly region. Most are close to 2,200 square feet in size (but it ranges from 1950 to over 2600 SF), with 2-3 bedrooms on average (though many include a sitting room as part of the master bedroom suite also).

Many of these homes have great views.  Some streets enjoy a higher elevation than others (Stoneridge is the highest) while others look out onto trees or other roofs, either of the two pools or the tennis courts. In general, homes here have a lot of windows – some models have glass floor to ceiling – to take full advantage of the vistas. This development was built between about 1973 and 1975.  So it’s not uncommon to find “popcorn ceilings”, original plumbing, single pane windows and other items which may need replacing. (If the furnace is original, it’s probably time to replace it.)

In some of the floorplans there are really large laundry rooms so many owners have moved the utilities to either a closet upstairs to to the garage and reclaimed the laundry room as a small office or computer room. Although this is not a “gated community”, Saratoga Oaks is quiet and there’s not a lot of traffic.  The noise that you might hear will likely come from exuberance at the pool or a vehicle on Big Basin Way.

Finally, these homes are located in a slightly hilly area, so some of the usual concerns around hillside homes apply here too. If you’d like to read more on this topic, please check out the following posts:

What To Consider When Buying a Hillside Home in Silicon Valley

Cracked Foundations, Adobe Clay Soils and Water in Silicon Valley

What does it cost to purchase a Saratoga Oaks Townhome?

Depending on the precise location (whether or not there’s a view, if it’s an end unit etc.), size, and condition of the townhouse, sales prices vary between the 700s to about 1.2 or more million. The Saratoga condo and townhouse real estate market is a cold buyer’s market right now, so it’s very tough for properties to push the upper limits of value at this time.

HOA Dues: I should add something that is sometimes a bit of a hidden cost, and that’s the home owner association dues, which are steep.  Because this communities has not just private roads and landscaping, but also tennis courts, two pools, beautiful oak trees to maintain, regular blanket insurance and also earthquake insurance, the amount of money paid to the HOA each month, if you include everything (insurance and dues) runs between $550/month to high 6s or more.  You could be paying $685 per month, in other words – larger units are charged more than the smaller ones.  If you see a very low (relatively) HOA fee, it probably is not including the required insurance fees, which are both “blanket” insurance and earthquake insurance for the complex. Head’s up on that.

In order to not miss any, I will include below all townhouses in Saratoga in this price range (displaying more than just Saratoga Oaks rather than missing any).  Sorry in advance for any confusion this may cause!

Showing properties 1 - 3 of 3. See more city of Saratoga real estate.
(all data current as of 5/25/2012)

1. $939,000 : 14593 Big Basin Wy, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,854 sq ft

   Lot size: 759 sqft
   
2. $839,000 : 20580 Oak Creek Ln, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,807 sq ft

   Lot size: 1,512 sqft
   
3. $859,000 : 14611 Oak St, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,556 sq ft

   Lot size: 920 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Find a home in Los Gatos!  There is no need to register and two ways to browse listings of properties for sale in Los Gatos, the upscale, vibrant and scenic Silicon Valley town nestled into the base of the Santa Cruz Mountains.

1. Find a Los Gatos home for sale by map

Get a bird’s eye view of what’s for sale, and for how much, in different parts of Los Gatos (including 95030 and 95032 zip codes and the ability to navigate to neighboring communities in San Jose, Saratoga, the mountains, Monte Sereno, Campbell, Cambrian etc. too). Search by home type (condo, house, townhome, rental), size, number of bedrooms and other criteria. The “shop by map” feature is available on my PopeHandy.com website. Have a look today!

View Los Gatos homes for sale

This page loads a little slowly, so if you click on the link above, please be patient will all of the mls info and images fill the screen.

2. Browse listed properties in Los Gatos by home type

Additionally, you can browse Los Gatos homes for sale here, without leaving the page! Below please find groupings of listings, primarily by the type of property (house & duet home, townhouse, condominium, multi-family and rental) but the top set of listings is for the ever popular “lowest cost” houses in the town.

Most affordable Los Gatos houses for sale – priced up to $1 million only

These lower cost houses will be shown from least to more expensive.

Sorry, but we couldn't find any results in the MLS that match the specified search criteria.

Houses for Sale in Los Gatos – all prices, view list

The listings shown will be in the order of “newest first”.

Showing properties 1 - 5 of 89. See more city of Los Gatos real estate.
(all data current as of 5/25/2012)

1. $1,998,000 : 17121 Los Robles Wy, Los Gatos
   
   4 beds, 2 full, 1 part baths

   Home size: 3,137 sq ft

   Lot size: 26,136 sqft
   
2. $1,199,000 : 108 Towne Te, Los Gatos
   
   3 beds, 2 full, 1 part baths

   Home size: 1,657 sq ft

   Lot size: 3,242 sqft
   
3. $999,000 : 112 Towne Te, Los Gatos
   
   3 beds, 2 full, 1 part baths

   Home size: 1,269 sq ft

   Lot size: 3,312 sqft
   
4. $2,239,000 : 16111 Escobar Av, Los Gatos
   
   4 beds, 3 full, 1 part baths

   Home size: 3,692 sq ft

   Lot size: 8,132 sqft
   
5. $2,450,000 : 17 Glen Ridge Av, Los Gatos
   
   4 beds, 2 full baths

   Home size: 2,982 sq ft

   Lot size: 7,500 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Townhouses for sale in Los Gatos – browse listings

Check out the available townhouses in LG!

Showing properties 1 - 5 of 10. See more city of Los Gatos real estate.
(all data current as of 5/25/2012)

1. $860,000 : 111 El Porton, Los Gatos
   
   3 beds, 2 full, 1 part baths

   Home size: 1,630 sq ft

   Lot size: 1,750 sqft
   
2. $999,000 : 119 Plazoleta, Los Gatos
   
   3 beds, 2 full, 1 part baths

   Home size: 2,160 sq ft

   Lot size: 2,700 sqft
   
3. $649,000 : 107 Palmer Dr, Los Gatos
   
   3 beds, 2 full, 1 part baths

   Home size: 1,676 sq ft

   Lot size: 775 sqft
   
4. $729,000 : 110 Greenfield Pl, Los Gatos
   
   2 beds, 2 full, 1 part baths

   Home size: 1,992 sq ft

   Lot size: 2,220 sqft
   
5. $765,000 : 129 Vista Del Lago, Los Gatos
   
   3 beds, 2 full, 1 part baths

   Home size: 1,848 sq ft

   Lot size: 924 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Condominiums listed for sale in the town of Los Gatos – find homes

Condos or condominiums on the market in 95030 and 95032.

Sorry, but we couldn't find any results in the MLS that match the specified search criteria.

Multi-family properties available – duplex, triplex and fourplex units for sale in Los Gatos

Showing properties 1 - 4 of 4. See more city of Los Gatos real estate.
(all data current as of 5/25/2012)

1. $995,000 : 852 Pollard Rd, Los Gatos
   
   0 beds, 0 baths

   Home size: 2,766 sq ft

   Lot size: 7,192 sqft
   
2. $1,995,000 : 98 Broadway, Los Gatos
   
   0 beds, 0 baths

   Home size: 2,336 sq ft

   Lot size: 5,662 sqft
   
3. $1,475,000 : 477 University Av, Los Gatos
   
   0 beds, 0 baths

   Home size: 1,100 sq ft

   Lot size: 7,200 sqft
   
4. $1,600,000 : 17510 Old Summit Rd, Los Gatos
   
   0 beds, 0 baths

   Home size: 7,387 sq ft

   Lot size: 2.82 ac
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Residential rentals listed on the MLS

Showing properties 1 - 3 of 3. See more city of Los Gatos real estate.
(all data current as of 5/25/2012)

1. $12,500 : 16491 S Kennedy Dr, Los Gatos
   
   5 beds, 4 full, 1 part baths

   Home size: 6,033 sq ft

   Lot size: 4.28 ac
   
2. $6,000 : 1449 Elwood Drive, Los Gatos
   
   5 beds, 3 full, 1 part baths

   Home size: 2,620 sq ft

   Lot size: 9,010 sqft
   
3. $25,000 : 14530 Deer Park Ct, Los Gatos
   
   4 beds, 3 full, 2 part baths

   Home size: 12,500 sq ft

   Lot size: 17 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

This afternoon I was driving along Blossom Hill Road in Los Gatos, with my destination being the salad bar at Whole Foods, when my cell phone rang.  A woman who did not identify herself or her location said to me, after noting that she called the number from the blog/site, “a house was termited four years ago. Do we really need to do it again?“  She needed professional, unbiased real estate advice, and figured that since I had nothing to gain either way, I’d tell her the truth.

I asked her what she meant by “termiting”.  Was it an inspection, a fumigation, or some other treatment that was done 4 years ago?  She elaborated that the house was tented for (drywood) termites four years ago.  She didn’t want to waste her money “termiting” again (to use her words).

“Are you buying a house?” I asked her.  “Yes” she confirmed.  I continued, “then you probably should get a termite inspection from a licensed and reputable company because drywood termites can come right back after the treatment.  Not only that, but the inspector will look for other things, like subterranean termites, dry rot, fungus, boring beatles, and more.” (I did explain that you don’t just tent for drywoods – they may or may not be a problem. What you want is an inspection to see if there’s anything that does need treating. The inspector might find cellulose debris, for instance, and will note whether it’s infected or not.)

“Do you have a Realtor assisting you?”  “Sort of” was the confused sounding response.

I suggested that she go to her Realtor and ask for help in finding a good, licensed pest control operator to inspect the house.  “Do not just pick one out of the phone book – they are not all the same”.  Like everything else, reputation matters.”  I explained one story where a national chain had missed $10,000 worth of work on a Cambrian area home that could only have been seen in the crawl space, so it was pretty evident that the first inspector didn’t go in there as he’d claimed.

I don’t know her name, I don’t know where she lives except that it’s in California but I do know that it’s a good idea to have your house inspected for termites every 3-5 years.  If you are purchasing a house, townhouse or condo, it’s one of the biggest expenses you’ll ever have. It is reasonable to try to fully understand the condition of the property, and if there are big issues (such as termites or other “section 1 items”), to fix them.

For further reading:

How often should you get a termite or pest inspection? (Guest post on my Live in Los Gatos blog by Janet Thrasher of Thrasher Termite & Pest Control in Los Gatos)

What happens when inspectors disagree about the property? (Post on this blog site.)

Free report: your role in the home inspection (as well as other reports – all on Sereno website)

When a parent, spouse or loved one dies and he or she owned a home, there’s a lot for the survivors to do in addition to the very real and painful process of mourning.  I have been through this with my own parents (and their house in Saratoga), a great aunt in Willow Glen and many clients in San Jose, Los Gatos and elsewhere in Silicon Valley.

Where to begin?  in terms of settling the estate, it is wise to first speak with an attorney and tax professional about the property (will, trust etc. if applicable) and what they advise and require to help in doing what is required and adviseable. (I have some wonderful people I can suggest if you would like a referral.)  They will try to help you to legally minimize capital gains and estate taxes and can advise you on topics such as when might be the best time to sell vis a vis the tax liability.  This is extremely important and it can be very expensive to not take into account their guidance on this point, so I strongly recommend that you or other beneficiaries discuss everything with the attorney or accountant prior to electing whether the home will be sold, rented etc. in the short term.

How can a real estate professional help?

Most often, something you’ll need for the lawyer and CPA or other tax professional is a valuation of the home as of the date of death (whether or not there is a surviving spouse or co-owner).  You can obtain this by hiring a licensed residential real estate appraiser who will do an appraisal for you.  Alternatively, you may be able to engage a real estate licensee (salesperson) to do a competitive market analysis or comparative market analysis (CMA), which would provide the probable buyer’s value for the property.     

Sooner is better: Please don’t wait too long to request the valuation be done.  The task of establishing the home’s value at the time of death is most easily done if not too much time has elapsed, both because it can be hard to recall market conditions years later and also because the data needed can be more challenging to obtain.  Our multiple listing service or MLS only keeps info online for about 10 years.  At times, though, I’ve been asked to reconstruct the likely pricing or value going back much further.  Last year I did one going into the 80s!  That required driving out to the MLS offices in Sunnyvale and culling through old books of sales records – which were extremely minimal, one line statements with only the address, square footage, beds, baths and price listed.  With so little usable information, the valuation is limited in its accuracy and takes an inordinate amount of time to accomplish.

Additionally, in some cases your lawyer or CPA may suggest that you sell the house in the same calendar year in which the death has happened for tax reasons.  If you wait to address any of these issues until a lot of time has passed, some windows may be closed.

Other odds and ends on death and dying & real estate:

In addition to needing the appraisal or market value of the property at the time of death, your accountant or attorney will probably also ask for information ore receipts needed to establish the “basis” of the property (if not now, then when it is transferred, most likely – it depends upon when the home was purchased). The basis is what the homeowner has put into or invested into the house or home. For instance, if points were paid on the loan at the time of purchase, that is part of the basis.  So too would be important capital improvements.

If your mother, father or loved one kept the papers and costs from the time of purchasing the property and from major expenses (remodeling, house expansion, re-roofing etc.), this will help immensely. It can be time-consuming to have to dig through years of paperwork but it may end up saving the estate and its beneficiaries a lot of money in the long run.

On a related note, I have at times been approached by someone who is dying and who wishes to sell so as not to leave that task to a wife, husband, or others.  Depending on the circumstances (though not always), an attorney or tax expert may suggest not doing this due to the impact of taxes being different before and after death.  In some cases, it can be enormous.  I have at times talked myself right out of a listing by strongly advising my clients to see a tax person prior to signing a listing agreement when this was the situation.

It is very difficult, when a death of a mother, father, spouse or other close loved one has died to turn toward the business aspects of settling the estate.  I know this firsthand. Waiting to see legal, tax and realty professionals will tend to complicate things, though, so I suggest arranging appointments within a few weeks of the loved one’s passing if at all possible.

For further reading on working with tax and legal professionals:

Why Good Realtors Refer Buyers and Sellers to Lawyers and Tax Professionals for Some Questions
The Arbitration Clause in the Real Estate Contract: To Sign or Not To Sign?