For Buyers
Buying a Home in Los Gatos and the Santa Cruz Mountains
Buying in Los Gatos can mean an older home a few blocks from downtown, or a house in the redwoods where the water comes from a well and the road is shared with neighbors. Both can be wonderful. They just come with different questions, and the time to ask them is before you write an offer.
I'm Cassie Maas, a Realtor® with Anderson Christie (DRE # 01778312). I've helped people buy and sell in Los Gatos, the Santa Cruz Mountains, and Santa Cruz County since 2006, and I come from a real estate family. I've lived on Massol Avenue in downtown Los Gatos and in unincorporated Los Gatos in both Santa Clara County and Santa Cruz County, so I know what living in these homes is actually like.
Who I help
- Buyers moving to Los Gatos (95030) or the Los Gatos Mountains (95033)
- Buyers looking in the Santa Cruz Mountains and Santa Cruz County, from Scotts Valley and the San Lorenzo Valley to the coast
- First-time mountain buyers who have never owned a home on septic or a well
- Buyers relocating from out of the area who need someone local to look closely
Buying in Los Gatos (95030)
Many Los Gatos homes have had the same owners for decades. That can mean original systems, older additions, and a trust or estate on the other side of the sale. I help you read the disclosures and inspection reports, decide what matters to you, and write an offer that is clear and competitive.
Buying a mountain home: what to check first
Which county? Homes in 95033 can be in either Santa Clara County or Santa Cruz County, often near Summit Road. Which county a home is in affects permits, septic rules, and where records are kept. We confirm the county and parcel number first.
Septic. The rules are different in each county. Ask for the system records: tank location and size, last pumping, and repairs. A septic inspection is always recommended. In Santa Cruz County, the seller is required to provide a point-of-sale inspection report completed within the 12 months before close of escrow (no more than one year old). In either county, review that report carefully during your contingency period.
Well and water. Well and water requirements are also different depending on which county you're purchasing in. I can help you navigate and get water test results that are as extensive as you desire. Find out whether the home is on a private well, a shared well, or a small water company, and read any shared well agreement.
Fire insurance. I have extensive experience with insurance companies and can help you avoid the dreaded CA FAIR Plan. Get insurance quotes early, ideally before you remove contingencies. Defensible space, roof age, and fire-hardening work can affect what is available and what it costs.
Roads and access. Many mountain homes are on private or shared roads. Ask whether there is a road maintenance agreement, who pays, and how the road holds up in winter storms.
Internet connectivity. Ask about available internet service and cell coverage before you write an offer, especially where the house sits in a canyon or off a shared road.
Permits and outbuildings. Unpermitted additions, cabins, and sheds are common up here. We compare what you see with what is on file so you know what you are buying.
Everyday life. Drive the commute at the hours you would actually drive it, and ask about propane and backup power.
How I work with buyers
- A conversation first — I start by asking what kind of lifestyle you want, then I'll describe the different neighborhoods. We'll also talk through your budget and timing. No obligation.
- A focused search — Homes that fit, plus this weekend's open houses in 95033, 95030, and Santa Cruz County. I have the only tool available that lets you favorite the homes you want to see, create a driving route, and take notes about each house on a document so you stay organized.
- A close look before you offer — I review disclosures, permits, and the septic, well, road, insurance, and internet questions for each home you're serious about.
- A clear offer — Terms and contingencies that protect you, written to compete.
- Inspections through closing — I coordinate inspections, keep the timeline on track, and stay in close touch until you have the keys.
Client words
“Cassie did a fabulous job finding a home that met all my requirements for the size and condition of the home, the area, and the cost. It turned out to be a short sale property and I found her to be an expert with this type of property. She guided me through the process, helping with the offer, and coordinating the other agent, the home owner and the banks involved with the short sale. She was also very pleasant to work with and I look forward to doing other real estate transactions with her.”
“She knows the area and the differences with mountain homes (septic tanks, wells, etc).”
Frequently asked questions
Do you work with buyers, or only sellers?
I work with both. Much of my work is listing homes, and that helps buyers: I know what sellers of mountain and long-held homes usually have on file, and what is often missing.
What should I know before buying a home on septic?
The rules are different in each county. A septic inspection is always recommended. In Santa Cruz County, the seller is required to provide a point-of-sale inspection report completed within the 12 months before close of escrow (no more than one year old). Ask for the records, review that report during your contingency period, and I'll help you get the right inspector if you want a second look.
How do I check a well before buying?
Well and water requirements are different depending on which county you're purchasing in. I can help you navigate and get water test results that are as extensive as you desire. Find out whether the well is private or shared, and read any well agreement.
Can I get fire insurance for a Santa Cruz Mountains home?
Yes, absolutely. I can help you avoid the dreaded CA FAIR Plan and get insurance that will be reasonable for your home.
Does it matter which side of Summit Road the home is on?
It can. Homes in 95033 can be in either Santa Clara County or Santa Cruz County, and the county affects permits, septic rules, records, and schools.
I'm relocating from out of the area. Can you help?
Yes. I have experience working with out-of-area buyers who were very satisfied with the process. I can preview homes, take video, attend inspections, and keep you updated so you can decide from a distance.
Thinking about buying in Los Gatos or the mountains?
Let's talk through where you'd like to live and what matters most in your next home. No pressure.
Cassie Maas, Realtor · Anderson Christie · DRE # 01778312