Los Altos is really a unique area in the Santa Clara Valley.

May saw 31 home close escrow in Mountain View.  Only one short sale closed in all of Mountain View last month, and no bank owned homes.  Perhaps the most notable sale was the closing of the small abandoned development off of Mountain View Ave..  They have already started work on the homes and will likely be available by this fall.

	Street Address	List Price	Sale Price	DOM	Close Date
1	466 WHISMAN PARK DR	$835,000	$835,000	0	5/27/2010
2	759 LEONG DR	$515,000	$490,000	9	5/28/2010
3	283 HANS AVE	$1,048,000	$1,048,000	6	5/27/2010
4	1492 LATHAM ST	$749,000	$797,000	10	5/14/2010
5	1649 COLUMBIA DR	$970,000	$1,050,000	10	5/26/2010
6	104 MAGNOLIA LN	$769,000	$755,000	10	5/24/2010
7	1522 MONTALTO DR	$949,500	$1,005,000	8	5/24/2010
8	1542 ALISON AVE	$949,500	$965,000	8	5/25/2010
9	910 SAN PIERRE WAY	$899,000	$932,500	8	5/21/2010
10	726 RUSTIC LN	$1,398,000	$1,325,000	14	5/28/2010
11	1349 GRETEL LN	$949,000	$1,010,000	9	5/17/2010
12	1515 GILMORE ST	$1,048,000	$1,048,000	3	5/14/2010
13	1950 POLK CT	$1,485,000	$1,580,000	10	5/17/2010
14	949 VALENCIA AVE	$1,490,000	$1,400,000	15	5/13/2010
15	610 PEPPERWOOD CT	$779,000	$770,000	12	5/19/2010
16	135 PRESTON DR	$1,675,000	$1,800,000	21	5/21/2010
17	1143 CREEK WAY	$1,080,000	$1,040,000	21	5/13/2010
18	2159 STANFORD AVE	$799,000	$799,000	10	5/12/2010
19	406 FOXBOROUGH DR	$989,000	$984,000	13	5/20/2010
20	296 LAURA LN	$718,000	$690,000	37	5/24/2010
21	1773 SAN LUIS AVE	$624,999	$625,000	16	5/6/2010
22	2390 GABRIEL AVE	$1,299,000	$1,200,000	37	5/21/2010
23	229 PALO ALTO AVE	$835,000	$835,000	25	5/25/2010
24	2371 THOMPSON CT	$699,000	$675,000	21	5/4/2010
25	103 CHETWOOD DR	$799,000	$799,000	34	5/7/2010
26	823 SHEILA CT	$849,000	$835,000	21	5/3/2010
27	1799 SAN LUIS AVE	$615,000	$600,000	26	4/27/2010
28	923 MOUNTAIN VIEW AVE	$2,900,000	$2,475,000	81	5/11/2010
29	1221 SATAKE CT	$1,718,153	$1,653,823	127	5/21/2010
30	2446 THADDEUS DR	$619,000	$620,000	142	5/21/2010
31	1222 SATAKE CT	$1,534,600	$1,541,078	58	4/30/2010

Things are looking a little bit brighter for Los Altos this past March. 36 sales in Los Altos and Los Altos Hills.  96% of the price was acheived at final sale.  Average days on market was 79, Los Altos and Los Altos Hills still affected by higher than normal inventory, but newer and updated properties are selling well and selling quicker.

	Street Address	List Price	Sale Price	DOM	Close Date
1	390 PINE LN	$1,850,000	$1,850,000	0	3/19/2010
2	317 BLUE OAK LN	$2,195,000	$2,468,000	7	3/24/2010
3	100 ALMA CT	$1,695,000	$1,700,000	9	3/10/2010
4	948 CAMPBELL AVE	$5,995,000	–	33	3/26/2010
5	914 MERCEDES AVE	$1,050,000	$1,068,000	7	3/26/2010
6	709 LOS NINOS WAY	$1,250,000	$1,280,000	10	3/23/2010
7	961 THATCHER CT	$1,395,000	$1,395,000	7	3/25/2010
8	1290 EVA AVE	$1,800,000	$2,025,000	10	3/18/2010
9	1615 SHIRLEY AVE	$1,550,000	$1,625,000	8	3/12/2010
10	1449 RAVENSWOOD DR	$1,499,000	$1,450,000	13	3/30/2010
11	676 SPARGUR DR	$1,285,000	$1,295,000	17	3/25/2010
12	421 VALENCIA DR	$1,449,000	$1,518,000	10	3/10/2010
13	864 TERRACE DR	$1,829,000	$1,800,000	26	3/25/2010
14	951 OXFORD DR	$1,938,000	$1,897,000	6	3/17/2010
15	302 LA CUESTA DR	$2,100,000	$2,000,000	9	3/17/2010
16	1420 FRONTERO AVE	$1,249,000	$1,211,000	8	3/4/2010
17	207 MOUNTAIN VIEW AVE	$1,998,000	$1,900,000	5	3/5/2010
18	27361 MOODY RD	$944,900	$1,000,000	11	2/26/2010
19	1993 FARNDON AVE	$1,199,000	$1,200,000	7	3/19/2010
20	693 ARBOLEDA DR	$1,250,000	$1,225,000	40	3/23/2010
21	966 SPENCER WAY	$1,350,000	$1,270,000	14	3/5/2010
22	680 TORWOOD LN	$1,295,000	$1,210,000	15	3/5/2010
23	935 BERRY AVE	$1,500,000	$1,440,000	13	3/17/2010
24	893 MADONNA WAY	$1,595,000	$1,525,000	25	3/4/2010
25	1727 HAWKINS DR	$1,428,000	$1,330,000	23	3/18/2010
26	140 MERRITT RD	$2,588,000	$2,330,000	34	3/12/2010
27	1676 GRANT RD	$1,098,000	$1,015,000	30	3/10/2010
28	27400 ELENA RD	$2,059,000	$1,800,000	16	3/15/2010
29	1550 OAK AVE	$1,429,900	$1,400,000	133	3/5/2010
30	23 CORONADO AVE	$1,598,000	$1,503,000	149	3/25/2010
31	586 JOANDRA CT	$4,995,000	$4,750,000	157	3/24/2010
32	75 CORONADO AVE	$3,995,000	$3,600,000	145	3/19/2010
33	285 HAWTHORNE AVE	$2,775,000	$2,700,000	55	2/26/2010
34	1529 COUNTRY CLUB DR	$1,899,000	$1,765,000	232	3/23/2010
35	1671 JOLLY CT	$2,150,000	$2,000,000	312	3/26/2010
36	25870 RIDGEWOOD LN	$1,999,000	$1,897,000	472	3/9/2010

21 single family home sales in Mountain View last month in March up quite a bit from February which only reported 6. Not too bad for Mountain View. The home prices are firm as on averate 101% of list price was acheived at final sale. Also a majority of the listings sold under 10 days of being listed and average days on market was just 22. The Mountain View market continues to do well.

	List Price	Street Address	DOM	Sale Price	Close Date
1	$1,050,000	480 OAK ST	0	$1,050,000	3/3/2010
2	$699,000	2165 UNIVERSITY AVE	8	$805,000	3/30/2010
3	$749,500	1358 SNOW ST	8	$765,000	3/30/2010
4	$820,000	1540 BONITA AVE	11	$825,000	3/19/2010
5	$998,000	1073 JUDSON DR	7	$1,100,000	3/10/2010
6	$1,199,000	1557 MONTALTO DR	9	$1,210,000	3/16/2010
7	$668,000	526 N WHISMAN RD	14	$636,800	3/18/2010
8	$872,000	303 WINDMILL PARK LN	8	$907,000	3/4/2010
9	$799,999	505 W DANA ST	12	$805,000	3/5/2010
10	$1,298,000	932 TULANE DR	8	$1,320,000	3/12/2010
11	$1,079,950	937 RINCON ST	5	$1,080,000	3/17/2010
12	$718,000	587 MCCARTY AVE	12	$718,000	3/11/2010
13	$1,048,000	1639 TODD ST	9	$1,086,000	3/1/2010
14	$918,000	525 FRONT LN	14	$915,000	3/2/2010
15	$849,999	819 SHEILA CT	9	$815,000	3/2/2010
16	$949,000	1653 HOLLINGSWORTH DR	2	$949,000	3/11/2010
17	$749,000	2527 ALVIN ST	11	$740,000	3/5/2010
18	$559,900	1061 JACKSON ST	25	$559,000	3/11/2010
19	$1,649,500	3396 LUBICH DR	102	$1,575,000	3/15/2010
20	$525,000	154 COLLEGE AVE	39	$514,000	3/9/2010
21	$799,950	111 DALMA DR	153	$805,000	3/18/2010

The Los Altos real estate market is experiencing a slow turn over of homes.

There are a number of new listings that are entering the market but sales are not able to keep up and inventory is climbing.

Inventory for homes in LOS ALTOS, CA All ZIP Codes as of March 19, 2010 is 97 The Los Altos Real Estate market is softening.  Inventory of single family homes in Los Altos is creeping up and demand is not keeping up with supply.  Looks like we can expect prices to dip a bit more and that homes will be sitting on the market longer.

Stay tuned for more developments.

23 homes closed in Mountain View December of 2009.  4 Homes were bank owned properties and 1 of the 23 was a short sale.

	List Price	Street Address	DOM	Sale Price	Close Date
1	$469,900	1642 CALIFORNIA ST	20	$603,000	12/11/2009
2	$500,000	767 LEONG DR	102	$500,000	12/18/2009
3	$595,000	745 SAN PABLO DR	14	$595,000	12/29/2009
4	$609,000	791 ALICE AVE	25	$630,000	11/19/2009
5	$799,000	357 WALKER DR	13	$786,000	12/22/2009
6	$799,000	300 MONROE DR	126	$799,000	12/16/2009
7	$799,000	1690 CALIFORNIA ST	93	$790,000	12/19/2009
8	$799,950	559 MERCY ST	9	$812,000	11/30/2009
9	$872,000	219 PETTIS AVE	12	$862,000	12/8/2009
10	$895,000	1497 GRETEL LN	10	$952,000	11/24/2009
11	$899,900	1763 BEGEN AVE	54	$890,000	12/8/2009
12	$900,900	3385 IVAN WAY	9	$970,000	12/2/2009
13	$998,888	840 RUNNINGWOOD CIR	5	$960,000	12/3/2009
14	$1,035,000	1783 WOODHAVEN PL	12	$1,060,000	12/4/2009
15	$1,050,000	1623 COLUMBIA DR	8	$1,050,000	12/3/2009
16	$1,059,000	425 HEDGEROW CT	11	$1,020,000	12/8/2009
17	$1,225,000	1568 TODD ST	31	$1,150,000	12/8/2009
18	$1,239,000	1680 NOTRE DAME DR	8	$1,320,000	11/25/2009
19	$1,250,000	1660 LLOYD WAY	114	$1,225,000	12/17/2009
20	$1,299,000	238 PETTIS AVE	49	$1,230,000	12/8/2009
21	$1,395,000	472 SYLVAN AVE	32	$1,340,000	12/2/2009
22	$1,425,000	2553 WESTFORD WAY	33	$1,320,000	12/9/2009
23	$1,629,000	692 BRYANT AVE	90	$1,590,000	12/8/2009

It should come as no surprise that the Los Altos low end homes are  always in more demand than high end properties.  This graph is a 5 year composite of the two different markets that exist in the 94024 and the 94022 zip codes for single family residences or in this case estate homes or luxury propertie.

The higher the value the higher the demand.  Currently demand is low, in the 20′s.  Anything over 30 is considered a sellers market.  Both markets have improved since the first half of the year, with the high end consistently trailing the lower end.

Mountain View single family home inventory has significantly dropped over the last few weeks which has become evident in the current market with the high occurrence of multiple offers.  Early in the year inventory swelled as buying took a back seat over fears of the economic downturn.  As those fears started to fade buyers rushed in and inventory has dropped lower than initial inventory of 2009.

Expect low inventory next year and more multiple offer scenarios in Mountain View.

There were 24 closed single family homes in the month of November in Mountain View. A majority sold within one month and close to asking price or over.

	List Price	Street Address	DOM	Sale Price	Close Date
1	$1,450,000	1807 VAN BUREN CIR	0	$1,450,000	11/23/2009
2	$1,425,000	1887 FORDHAM WAY	0	$1,425,000	11/23/2009
3	$1,189,900	745 GLENBOROUGH DR	12	$1,157,000	11/13/2009
4	$1,100,000	1755 FORDHAM WAY	6	$1,165,000	11/20/2009
5	$769,000	252 MERCY ST	8	$796,000	11/24/2009
6	$1,398,000	441 APRICOT LN	9	$1,425,000	11/13/2009
7	$1,368,888	1176 BONITA AVE	15	$1,265,000	11/18/2009
8	$599,000	336 N WHISMAN RD	13	$610,000	11/19/2009
9	$755,000	105 ELDORA DR	4	$755,000	11/2/2009
10	$749,000	435 NICHOLAS DR	14	$749,000	11/20/2009
11	$788,000	2576 DELL AVE	11	$770,000	11/10/2009
12	$1,379,000	2703 PRESTON DR	11	$1,310,000	11/9/2009
13	$819,000	1160 BLACKFIELD WAY	34	$814,500	11/11/2009
14	$888,000	942 RICH PL	27	$874,680	11/17/2009
15	$799,000	2430 BENJAMIN DR	45	$790,000	11/13/2009
16	$495,000	809 LEONG DR	52	$483,000	10/31/2009
17	$1,109,500	250 VELARDE ST	56	$1,090,000	11/3/2009
18	$899,000	186 EMERSON LN	68	$853,000	11/5/2009
19	$1,095,000	1476 GILMORE ST	79	$1,095,000	11/13/2009
20	$349,888	831 JACKSON ST	93	$330,000	11/20/2009
21	$1,399,000	1161 MORTON CT	105	$1,350,000	10/30/2009
22	$1,498,000	2481 PORTERFIELD CT	149	$1,451,000	11/20/2009
23	$747,000	1978 COLONY ST	190	$743,000	11/20/2009
24	$738,888	126 FAIR OAKS ST	268	$710,000	10/28/2009

Property Flyer: Lloyd Property Flyer

This Mountain View home just closed.  It received 8 offers and sold over asking.

We went through this home to update it and do some necessary repairs to the bathrooms with had a shower pan and a tub with sub-floor damage.

After the improvements we staged the home and spruced up the landscaping.  Please view the  slide show and comment on what you think.

Lloyd Way