The Cambrian Park Real Estate Market Update

Bel Estos Drive near Carlton and Rosswood in San Jose's Cambrian areaMy Cambrian area of San Jose Real Estate Report was recently published with the updated numbers from the closed sales last month for this part of San Jose (95124 and 95118 with a little of 95008 too).  Please click on the link above to see much more information there.

In this district of San Jose, we are experiencing dreadfully low inventory of homes for sale.  Buyers aren’t backing off as much as usual for this time of year – I believe because there is just a whole lot of pent up demand from nearly two years of a deep seller’s market. Year over year stats tells us sales are up.  What does that mean?  Sellers, if you have a problem home, or one not updated or well maintained, this is the time to sell it – buyers have little to choose from so are purchasing properties that need more work than they would bother with in a more balanced market.

Be sure to read to the end to see the live Altos charts too – they are near the end of the article so please keep reading into the next page!

Cambrian area sales at a glance:

Year-Over-Year

  • Median home prices increased by 34.4% year-over-year to $1,075,000 from $800,000.
  • The average home sales price rose by 41.9% year-over-year to $1,130,860 from $797,158.
  • Home sales rose by 31.6% year-over-year to 25 from 19.
  • Active listings rose 17.1% year-over-year to 48 from 41.
  • Sales price vs. list price ratio fell by 2.4% year-over-year to 103.7% from 106.3%.
  • The average days on market fell by 25.7% year-over-year to 21 from 28.

Compared To Last Month

  • Median home prices improved by 12.0% to $1,075,000 from $960,000.
  • The average home sales price rose by 15.8% to $1,130,860 from $976,394.
  • Home sales down by 61.5% to 25 from 65.
  • Active listings increased 26.3% to 48 from 38.
  • Sales price vs. list price ratio dropped by 1.3% to 103.7% from 105.1%.
  • The average days on market increased by 4.2% to 21 from 20.

Generally speaking it is still a hot seller’s market and great time to sell a Cambrian home.  We were expecting a breather, but aren’t getting it – particularly in the areas with Union and Cambrian Schools.

 Please see the whole Cambrian Real Estate Report for charts, stats and more.

The condo and townhouse real estate market for San Jose 95124 & 95118

Morgan Hill real estate market

How’s the real estate market in Morgan Hill?  This article will include data, trends and statistics for both houses and condominiums / townhouses.

For the single family home segment, prices are rising year over year, and heating up after some seasonal cooling last month, in this “south county” town. The sale price to list price ratio has been hovering between 98% and 100% for months, though it peaked at 102% a while ago.  The cities of Morgan Hill and Gilroy are usually a bit less in demand than parts of Santa Clara County which are either tech magnets or closer to them, so while most of the Silicon Valley has a sale price to list price ratio of over 100%, it’s generally lower here, though still a sellers market, making the home buying conditions much calmer for weary buyers.  Below is a chart with basic info, but to see more information, you may click on this link to see the Real Estate Report for Morgan Hill.

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Campbell Real Estate Market

How is the Campbell real estate market?How is the Campbell real estate market? Here are the numbers, but what do those numbers mean? The sales vs list price remains fairly stable and well above 100% with the average days on market hovering around a month average. This indicates that Campbell is still in a strong seller’s market.

Further down in this article, we’ll utilize the graphs from Altos Research, which uses list prices, and check out the trends in pricing by quartile in this zip code (meaning 4 groups based on the pricing tier from least to most expensive).  Campbell condominiums and townhomes will be considered as well. And finally, a list of homes for sale in Campbell will be found at the bottom of the post.

First, here are some quick stats, care of my RE Report for Campbell:

What about the Campbell CA condo market?

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The Evergreen area of San Jose

Evergreen area of San Jose (Silicon Valley)The Evergreen area is in the southeast foothills of San Jose and extends north toward Eastridge Mall; it includes a few zip codes – 95148, 95121, 95135, and a portion of 95138 (part is also “Santa Teresa” or “South San Jose”).  There’s a lot of diversity in this region – the area in the flatlands near the Mall, Reid-Hillview Airport, and waterpark are more modest and affordable as compared to the areas further south where you’re more likely to see luxury properties (Hillstone, Bel-Aire Estates,  The Meadowlands, The Ranch on Silver Creek, Silver Creek Valley Country Club and nearby) .  The pricier areas feature larger lots and houses and valley or hillside views set near the golf courses (Silver Creek Valley Country Club, The Ranch Golf Club, and the Villages Golf & Country Club).

In general, Evergreen is scenic and includes many newer homes and communities.  Many people enjoy the relative newness of construction and whole neighborhoods which are young as compared to the rest of Santa Clara County and Silicon Valley as a whole.

Evergreen real estate market for single family homes or houses

Please find the full report on my Real Estate Report for the Evergreen area of San Jose.

Evergreen Stats At A Glance

Year-Over-Year

  • Median home prices increased by 23.8% year-over-year to $941,000 from $760,000.
  • The average home sales price rose by 22.5% year-over-year to $1,147,990 from $937,273.
  • Home sales rose by 10.3% year-over-year to 32 from 29.
  • Active listings fell 3.8% year-over-year to 75 from 78.
  • Sales price vs. list price ratio fell by 0.4% year-over-year to 99.9% from 100.4%.
  • The average days on market rose by 48.7% year-over-year to 62 from 42.

Compared To Last Month

  • Median home prices slipped by 2% to $941,000 from $960,375.
  • The average home sales price rose by 10.2% to $1,147,990 from $1,041,370.
  • Home sales down by 37.3% to 32 from 51.
  • Active listings dropped 12.8% to 75 from 86.
  • Sales price vs. list price ratio dropped by 0.1% to 99.9% from 100.0%.
  • The average days on market increased by 35.0% to 62 from 46.

Real Estate Market Chart by Altos Research www.altosresearch.com

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Mountain View CA real estate market trends and statistics

How’s the Mountain View real estate market? This is one of the very hottest areas within Silicon Valley and is home to a myriad of high tech companies and in a stone’s throw of others. With a charming and walkable downtown, easy access to CalTrain and a vibrant atmosphere conducive to both work and play, it is no wonder that people relocating to the San Francisco Bay Area or Silicon Valley place Mountain View squarely in their target.

All that popularity comes at a cost, though. Prices have been sky high here for years, both for rentals and for home purchasing. The good news, though, for those with property or those who take the plunge and buy: it doesn’t look like Mountain View is going to lose its appeal anytime soon.

In this article, which is updated periodically, we will include live Altos Charts which automatically update weekly (so bookmark this page!) as well as monthly insights from the Real Estate Report for Mountain View.  And time to time it will be enhanced with “in the trenches” commentary, too.

Overview of the city of Mountain View’s residential real estate market for houses:

 Here are the statistics for sales in the last few months. You can see that the average days on market have dropped close to two weeks again and inventory is steady but low. Prices are up year-over-year and while the average and median prices have dropped, homes are still selling for well over list price, sometimes reaching near 110%, making this a very difficult market for buyers.  See the whole Mountain View Real Estate Report online here.

Mountain View Stats At A Glance:

Year-Over-Year

  • Median home prices increased by 15.9% year-over-year to $1,615,000 from $1,394,000.
  • The average home sales price rose by 18.8% year-over-year to $1,768,090 from $1,488,830.
  • Home sales rose by 166.7% year-over-year to 16 from 6.
  • Active listings fell 24% year-over-year to 19 from 25.
  • Sales price vs. list price ratio fell by 6.9% year-over-year to 107.3% from 115.2%.
  • The average days on market rose by 54.2% year-over-year to 16 from 11.

Compared To Last Month

  • Median home prices slipped by 5.6% to $1,615,000 from $1,710,000.
  • The average home sales price fell by 2.4% to $1,768,090 from $1,811,670.
  • Home sales up by 6.7% to 16 from 15.
  • Active listings increased 5.6% to 19 from 18.
  • Sales price vs. list price ratio dropped by 1.6% to 107.3% from 109.0%.
  • The average days on market dropped by 33.3% to 16 from 25.

Mountain View real estate market trends and data by neighborhood

My Real Estate Report drills down the data by neighborhood in Mountain View (and also Palo Alto and San Jose – the latter being very understandable as it’s amost 1 million people, rather than Mountain View’s 75,000 people).  Want to check out these areas?  Then visit popehandy.rereport.com, select Santa Clara County, then under city choose Mountain View, and under ZIPS select the area you want.  Here are your options there:

Please continue reading to see the data for condominiums and townhouses, plus also the live Altos Research charts for both single family homes and also condos and townhomes.

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Willow Glen real estate market – San Jose 95125

Willow Glen in San JoseWillow Glen is perhaps the most charming residential area of the city of San Jose with its old style architecture, tree lined streets and quaint downtown area on Lincoln Avenue and nearby.  For folks working in downtown San Jose, the Willow Glen area (roughly the same as 95125 zip code, though a bit of 95124 is included also) is extremely convenient.  Values are up over last year in both the condo and housing market, and what little inventory there is continually sells above list price, showing that Willow Glen is in a stable sellers market.

Click for the complete Willow Glen real estate report with all of the numbers, stats and trends from the closed sales of houses for last month. Further down in this article you’ll find the Altos Research charts as well.

Willow Glen Stats At A Glance

Year-Over-Year

  • Median home prices increased by 15.5% year-over-year to $1,115,000 from $965,000.
  • The average home sales price dropped by 2.1% year-over-year to $1,100,630 from $1,123,820.
  • Home sales fell by 20% year-over-year to 24 from 30.
  • Active listings rose 9.3% year-over-year to 59 from 54.
  • Sales price vs. list price ratio rose by 1.4% year-over-year to 103.4% from 101.9%.
  • The average days on market fell by 12.9% year-over-year to 25 from 29.

Compared To Last Month

  • Median home prices improved by 5.4% to $1,115,000 from $1,057,500.
  • The average home sales price fell by 0.6% to $1,100,630 from $1,106,990.
  • Home sales down by 50% to 24 from 48.
  • Active listings increased 28.3% to 59 from 46.
  • Sales price vs. list price ratio increased by 2.1% to 103.4% from 101.2%.
  • The average days on market dropped by 21.6% to 25 from 32.

An increase in inventory since last month hasn’t shown a great impact on the sellers market, which is still burning hot! The sales vs list price is up and days on market are down – it seems spring is coming early to the glen.

And next, of Willow Glen condos:

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The real estate market in San Jose’s Blossom Valley area

The Blossom Valley area of San Jose is on the south end of the city and covers the 95123 and 95136 zip codes.  For our MLS, it’s “area 12”.  A more affordable section of Silicon Valley, Blossom Valley has much to offer in addition to more reasonable housing prices.  Many areas enjoy views of the Santa Teresa Foothills or the Communications Hill knolls or even the coastal foothills in the distance, as with the photo below. One corner of it sits alongside beautiful Almaden Lake, too. One corner is located at the crossroads of Highways 85 and 87, making it an easy commute destination for those working in downtown San Jose.  And there’s an abundance of shopping opportunities.

Blossom Valley from the Church on the Hill

Much more could be written, but let’s now instead turn to the real estate market there.

First, “live”, automatically updating Altos Charts for San Jose 95123 and 95136 and single family homes (houses and duet homes).  These use list prices, not sales prices.

The median list price of both 95123 and 95136, all prices, single family homes (houses and duet homes, if there are any).

Real Estate Market Chart by Altos Research www.altosresearch.com

Next, the median list price for just the San Jose 95123 area of Blossom Valley, and separated by price quartile:

Real Estate Market Chart by Altos Research www.altosresearch.com

And next, the median list price of just San Jose 95136 by price quartile:

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Mary Pope-Handy

Realtor
ABR, CIPS, CRS, SRES
Sereno Group Real Estate
214 Los Gatos-Saratoga Rd
Los Gatos, CA 95030
408 204-7673
Mary (at) PopeHandy.com
License# 01153805


Selling homes in
Silicon Valley:
Santa Clara County,
San Mateo County, and
Santa Cruz County.
:
Special focus on:
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Saratoga, Campbell,
Almaden Valley,
Cambrian Park.

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ValleyOfHeartsDelight website
Santa Clara County Real Estate,
and a focus on the past (in process)

Move2SiliconValley.com
Silicon Valley relocation info

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Silicon Valley real estate,
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