Silver Leaf Park in the Santa Teresa area of San Jose - the proximity of parks will impact the Santa Teresa real estate market for that neighborhood

Silver Leaf Park in the Santa Teresa area of San Jose

How’s the market in the scenic Santa Teresa area of San Jose ?  The part of Silicon Valley is usually a bit “softer” as it’s farther from most work places and the school scores are generally not super strong, either. The Santa Teresa real estate market, like most of Santa Clara County, has been flattening after a multi year surge in values. The average Days on Market are down at 22 days. The sales to list price ratio has risen slightly to 101.2% shows that this seller’s market is reversing from the minor cooling last month and still holding strong.

Here’s quick view of the real estate statistic and trends for just the Santa Teresa area’s single family homes (houses / duet homes):

Santa Teresa real estate market stats & trends

You can read the Santa Teresa area real estate market report at this link if you’d like more details and statistical analysis.  This particular page goes to the report for houses, but you can navigate home type to see condos/townhomes or any other area in San Jose, Santa Clara County, San Mateo County, or Santa Cruz County.

 Also, please note that zip codes don’t always relate to the districts. Zip code 95138 is a great example of that as part of it is in Santa Teresa and part in Evergreen (pricey and upscale Silver Creek). Pull up the averages for 95138 and you might think all the homes are selling for around $1.4 million. But if you look in the charming but more affordable Silver Leaf area of the same zip code, you’ll find the cost half as much – or less!  So too with 95123 (though less dramatic) as about half of that is in Blossom Valley and part in Santa Teresa.
It’s good to do a lot of research, but beware the “easy answers” of price per square foot or average sales price per zip code. Often your best help will come from a highly experienced real estate professional who’s willing to help you to crunch the numbers for the Santa Teresa real estate market (boring grunt work but not actually difficult).
And don’t forget the condo market! This can be even more difficult to pin down because of the small amount of data and the wide variety of values. Here’s a quick look at the current Santa Teresa condo market from the RE Report data:

As you can see in the chart above, the condo portion of the Santa Teresa real estate market is also doing well, and it’s even hotter than the single family housing market is, with properties taking just 18 days to sell at 102.4% of list price. In today’s condo market many areas are competing with the housing market and are much hotter than usual.

Disclaimers made, here are some Altos Research numbers for the four Santa Teresa zip codes:

Real Estate Market Chart by Altos Research

You’ll note that one of the four zips is super high – this is 95138, which has a number of homes in The Ranch, a subdivision in Evergreen near Silver Creek. The part of 95138 which is in Santa Teresa is considerably more affordable, well under $1 million in the vast majority of cases. So let’s take that one out so we can get a better feel for the true pricing of Santa Teresa homes.

Real Estate Market Chart by Altos Research

Here two of the zip codes seem to be on track with each other, but 95123 is going at a different pace. Half of that area is Blossom Valley, which tends to be a stronger market. Regardless, it would seem that overall, the median list price of homes for sale in Santa Teresa has gone from the mid 600 thousands to the mid 700 thousands over the last year. And that’s about what I have seen, anecdotally, too.

Santa Teresa homes for sale

Interested in buying a house, townhouse or condominium in the Santa Teresa area? Below, please check out a list of available properties, listed in order of most recently added to the MLS first. Or better yet, call or email me to discuss working together!


  1. 2 beds, 2 full baths
    Home size: 859 sq ft
    Lot size: 1,001 sqft
  2. 3 beds, 3 full baths
    Home size: 1,377 sq ft
    Lot size: 479 sqft
  3. 3 beds, 3 full baths
    Home size: 1,318 sq ft
    Lot size: 1,001 sqft
  4. 4 beds, 2 full, 1 half baths
    Home size: 1,964 sq ft
    Lot size: 6,098 sqft
  5. 4 beds, 1 full, 1 half baths
    Home size: 1,360 sq ft
    Lot size: 6,054 sqft

See all Real estate in the Santa Teresa community.
(all data current as of 10/26/2016)

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


Cambrian Park Plaza SignThe months of inventory for any part of the real estate market can vary, depending on many factors, including age of home, house size, lot size, and school district, whether or not there’s a pool, and many other things. It can be very useful to understand this metric when selling a Silicon Valley home.  I’ve done market numbers crunching tied to the specific characteristics of a property (say, small yard with pool or big yard with no pool) to find the impact of those characteristics on the probability that a home will sell – or how fast.

The Cambrian area of San Jose is a very “hot market” overall, but it can be confusing to know how hot it really is, just like the rest of Santa Clara County, because there are multiple school districts – and schools are probably the number one driver of home values in this highly educated valley.

An explanation of “months of inventory”

What does “months of inventory” mean? This figure references how long it would take to sell a property if homes continued to sell and close at the current pace with no new inventory coming on the market. A good analogy is to consider a bathtub which drains. If you add no new water to the tub, how long will it take to empty out?

The months of inventory is sometimes called the absorption rate. The question is simple: how long will it take for the current inventory of homes for sale to get absorbed by the home buyers purchasing them?  It doesn’t have to be calculated by months. It could be in days, weeks, or years.  But months is probably most common.

The Cambrian area of San Jose’s months of inventory as a whole, and in one price point

Cambrian was once an enormous zone of the Santa Clara Valley. Today we mostly think of it as within San Jose in the 95124 and 95118 zip codes. Some of it it adjacent to Campbell – a very tiny sliver is IN Campbell, and a tinier still area is in San Jose and is under the Campbell School Union District. Most of this area is in one of three elementary school districts:  Cambrian, Union, or San Jose Unified.

Here’s the breakdown – first, for ALL of Cambrian (MLS area 14 for my Realtor readers)that’s within the City of San Jose and second, by elementary school district. The area for Campbell Elementary is so small that the numbers are not significant (no offense to the Campbell school residents). It can just jump around too much to be helpful. Please have a look:

I highlighted the Union Elementary School District in both sets as – aside from Campbell, which has numbers too small to be reliable – it’s the hottest ticket in the district.

The message I’d like to convey is this: you can read about information for your part of Silicon Valley, or your city or zip code, but it’s not until you drill things down to an area that closely matches your own home will you have a better sense of your own home’s “real estate marker.” It’s never “how is the market?” so much as “how’s the market for YOUR home – or the one you want to buy?”

If you were only tracking Cambrian, you might see 1.2 months of inventory. That’s a pretty decent seller’s market. But it’s not nearly as good if you’re selling in the area with San Jose Unified Schools that are priced around $1 million. There, you’re looking at 2 months of inventory, while the same price point with Union Schools is a blazing 0.512 of a month, or about 16 days – as opposed to 60!

Years ago, I had a Willow Glen listing where the whole back yard was the pool. I did a study on the months of inventory and learned that pools in properties with that lot size took substantially more time to be absorbed.  Likewise, I had a Los Gatos estate property on an acre of land, and the reverse was also true: the months of inventory showed that large lots on $2 million and up homes for sale did not sell nearly as well without a pool.

The math is simple: active listings divided by the same criteria of homes sold in the last 30 days. The criteria can be anything you like. Often I include approximately the same home and lot size together with the school district. That usually provides much more accurate info on “how’s the market” as compared to just getting it by zip code alone.

If you are looking to buy or sell a home in Cambrian, or anywhere in San Jose or Santa Clara County, this kind of information is really important. It is not hard to do, but very few real estate agents will provide this information before you list or before you make the final determination on the list price of your home.

Looking for a good Silicon Valley Realtor who will get you that extra data? Please call or email me. I would love to chat to see about possibly working together.

21st Annual Rose Garden Homes Tour Oct 15-16 2016

Each autumn, the St. Martin of Tours School puts on a fabulous tour of lovely homes in San Jose’s Rose Garden neighborhood.  While anyone driving through this central San Jose area can appreciate the diverse and beautiful architecture, often the best  features of these homes are found inside.

This year is the tour’s 21st Anniversary! The homes tour is a large scale fundraising effort for the school. Tours are self-guided with hosts in each home ready to answer questions and share interesting historical facts and stories about the homes. On display will also be floral designs, artwork, and perhaps some treasures. The garden segment of the tour includes the Tea Garden, a spot to sit and enjoy complementary refreshments or a gourmet lunchbox (available to preorder until October 9th with your tickets). The tour also features a boutique, where 100% of the proceeds will benefit St Martin of Tours School (credit cards accepted!) and a donation drawing.

Tour dates are Saturday, October 15th and Sunday, October 16th from 10am-4pm both days. No children under 12 are allowed on the tour. Come any time within the tour hours to begin, but note that it is recommended that visitors allot about 2 hours to view every home and the tour ends promptly at 4pm.

Tickets are available at the door, online, or through families in the school.

To read about the homes from last year’s tour, and to learn more about this year’s tour, and to purchase tickets visit the official Rose Garden Homes Tour website.

Get Tickets!Katherine Sullivan is selling tickets (full disclosure: she is a cousin of mine) and she can be reached at


  1. 4 beds, 2 full baths
    Home size: 1,935 sq ft
    Lot size: 6,141 sqft
  2. 4 beds, 3 full baths
    Home size: 2,363 sq ft
    Lot size: 8,842 sqft
  3. 3 beds, 2 full, 1 half baths
    Home size: 1,330 sq ft
    Lot size: 1,350 sqft
  4. 1 bed, 1 full bath
    Home size: 650 sq ft
  5. 2 beds, 2 full baths
    Home size: 1,509 sq ft
    Lot size: 1,916 sqft
  6. 2 beds, 2 full baths
    Home size: 859 sq ft
    Lot size: 1,001 sqft
  7. 2 beds, 2 full baths
    Home size: 979 sq ft
    Lot size: 8,145 sqft
  8. 2 beds, 2 full baths
    Home size: 922 sq ft
    Lot size: 1,960 sqft
  9. 4 beds, 2 full, 1 half baths
    Home size: 1,955 sq ft
    Lot size: 8,407 sqft
  10. 5 beds, 3 full baths
    Home size: 1,976 sq ft
    Lot size: 4,443 sqft

See all Real estate in the city of San Jose.
(all data current as of 10/26/2016)

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

How's The Luxury Home Market?Luxury home sales are a little sluggish in the west valley areas of Santa Clara County. Right now in Almaden Valley, Los Gatos, Monte Sereno and Saratoga, there are 97 houses for sale listed at or more than two million dollars (just checked, but in the last 30 days only 27 have sold and closed escrow in those same areas and price ranges. For the Almaden – Saratoga region generally, then, there are 3.6 months of inventory in the over two million dollar price range (97 / 27).  That makes it barely a seller’s market, though things have livened up since June. (In the same region, there are 25 pending sales.)

Next we’ll look at these four Silicon Valley communities separately to see how the luxury market in each one is faring overall.

Almaden Valley (San Jose, 95120)

Currently in Almaden there are 8 houses for sale which are listed at or over $2,000,000.  In the last 30 days, just 1 sold (with 1 property pending sale).  That makes for a whooping eight “months of inventory.” That would mean this luxury market is not in a seller’s market. It’s a deep buyer’s market in Almaden Valley among the most expensive real estate offerings for sale. Five to six months is balanced and over six is a buyer’s market. Continue reading

How’s the Saratoga California real estate market?

Orchard and Hills in Saratoga, California

Orchard and Hills in Saratoga, California

This is a fairly comprehensive article on the Saratoga real estate market that will include the live statistics from Altos Research for listed properties (not closed) in Saratoga CA 95070, the closed sale data from the RE Report for last month in Saratoga 95070, and the numbers I crunched for Saratoga – overall and by price point and high school district, since Saratoga has 3 different high school districts, each with an impact on home values.

First, let’s consider the months of inventory by price point and high school district that I crunched using, our local multiple listing service provider.

The months of inventory is a reference to how fast homes would be absorbed into the market if sales continued at the same pace and no new inventory came onto the market.  It’s often referred to as “the absorption rate” – and that can be months of inventory, weeks of inventory, or days of inventory.  A “balanced” market is somewhere around 4-5 months for us, though the National Association of Realtors says that 6 months is balanced nationwide.  Anything under 3 is a good seller’s market, and under 1 is like saying that homes are “flying off the market”.

(For comparison, please also see a similar article on the Live in Los Gatos blog for the town of Los Gatos – real estate market by price point and high school district.)

Here’s the chart for Saratoga – all price points, all school districts.

And for comparison, here’s the chart from last month:

This month shows a decrease in inventory while sales stay up, creating a shorter MOI – a surprising heating of the market despite general cooling around the bay area. The market just won’t let up! Just under 2.1 overall months of inventory means Saratoga is still a hot sellers market, but by comparing across school districts you can see how different each area’s individual market can be.


Continue reading

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 have been experiencing dreadfully low inventory of homes for sale, and 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.

Want to learn more about Cambrian Park real estate, the Cambrian district, Cambrian neighborhoods, school districts and zip codes? Please also see this article: Cambrian Park: Good Schools, Low Crime, Close to Los Gatos and Campbell

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:


  • Median home prices increased by 3.7% year-over-year to $959,000 from $925,000.
  • The average home sales price rose by 6.8% year-over-year to $1,036,500 from $970,181.
  • Home sales rose by 10.2% year-over-year to 65 from 59.
  • Active listings rose 6.1% year-over-year to 122 from 115.
  • Sales price vs. list price ratio fell by 2.7% year-over-year to 102.0% from 104.9%.
  • The average days on market rose by 24.0% year-over-year to 22 from 18.

Compared To Last Month

  • Median home prices slipped by 1% to $959,000 from $969,000.
  • The average home sales price rose by 0.9% to $1,036,500 from $1,027,360.
  • Home sales up by 27.5% to 65 from 51.
  • Active listings dropped 6.2% to 122 from 130.
  • Sales price vs. list price ratio increased by 0.1% to 102.0% from 101.9%.
  • The average days on market dropped by 24.2% to 22 from 29.

Generally speaking it is still a hot seller’s market and great time to sell a Cambrian home.

 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

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 has crept up to 29 days and inventory is steady but low. Prices are up year-over-year and month-over-month. Overall, there’s a minute calming of the Mountain View housing market, but homes are still selling over list price, averaging around 102%, making this still a steady seller’s market. See the whole Mountain View Real Estate Report online here.

Mountain View Stats At A Glance:


  • Median home prices increased by 6.4% year-over-year to $1,787,500 from $1,680,000.
  • The average home sales price rose by 9.0% year-over-year to $1,892,990 from $1,736,360.
  • Home sales fell by 28% year-over-year to 18 from 25.
  • Active listings rose 30.4% year-over-year to 60 from 46.
  • Sales price vs. list price ratio fell by 6.9% year-over-year to 101.9% from 109.5%.
  • The average days on market rose by 75.3% year-over-year to 29 from 16.

Compared To Last Month

  • Median home prices improved by 7.5% to $1,787,500 from $1,663,000.
  • The average home sales price rose by 10.6% to $1,892,990 from $1,711,450.
  • Home sales down by 18.2% to 18 from 22.
  • Active listings increased 57.9% to 60 from 38.
  • Sales price vs. list price ratio dropped by 2.2% to 101.9% from 104.2%.
  • The average days on market increased by 31.4% to 29 from 22.

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, 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.

Continue reading

Leo or Leona - the mascot of Los GatosThe Los Gatos real estate market is varied from one price point or school district to the next, but over all, this is a fairly stable period bouncing back from some slight cooling last month.  Here are the current numbers, per my Los Gatos real estate report (click on the link for full information). The Los Gatos Mountains are a distinctly different market and as such are covered in a separate market update, updated less frequently than here, which shows live Altos charts for that area.

Los Gatos / Monte Sereno housing values and pricing trends (aka “area 16” for our MLS, zip codes 95030 and 95032)

Los Gatos/Monte Sereno Real Estate Stats At A Glance


  • Median home prices fell by 13.5% year-over-year to $1,598,750 from $1,847,500.
  • The average home sales price dropped by 24.4% year-over-year to $1,635,140 from $2,162,200.
  • Home sales fell by 12.5% year-over-year to 28 from 32.
  • Active listings fell 16.2% year-over-year to 88 from 105.
  • Sales price vs. list price ratio fell by 0.5% year-over-year to 100.0% from 100.4%.
  • The average days on market rose by 2.6% year-over-year to 32 from 31.

Compared To Last Month

  • Median home prices slipped by 12.6% to $1,598,750 from $1,830,000.
  • The average home sales price fell by 30.3% to $1,635,140 from $2,345,980.
  • Home sales up by 33.3% to 28 from 21.
  • Active listings increased 4.8% to 88 from 84.
  • Sales price vs. list price ratio increased by 2.6% to 100.0% from 97.5%.
  • The average days on market dropped by 21.4% to 32 from 40.

Do you love Los Gatos, live there now or want to live there? Please also visit the Live in Los Gatos Blog!

Learn about Los Gatos neighborhoods, see photos, videos, pricing information, age of homes and much more!  Get frequent Los Gatos real estate market updates, find out about local events, business, see images of the parks, historic buildings, and get to know Los Gatos even better.  “Live in Los Gatos” is an award winning blog, also written by local Los Gatos Realtor and resident Mary Pope-Handy  – check it out today!

Live in Los Gatos Blog

Please continue reading for info on the Los Gatos condo market, and for real estate market information on Monte Sereno. Continue reading

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

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

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

Continue reading

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 over 100% though it has dropped some in the last months, and the average days on market have risen to 37 days. Campbell is still in a seller’s market, despite a general cooling.

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?

Continue reading

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Mary Pope-Handy

Sereno Group Real Estate
214 Los Gatos-Saratoga Rd
Los Gatos, CA 95030
408 204-7673
Mary (at)
License# 01153805

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

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Use the widget below to browse properties which are for sale, under contract (pending) or sold. Want to view only homes which are available now? Use the "find a home" link on the menu above (next to the "home" button).

Mary’s other sites & blogs

Valley Of Hearts Delight
Santa Clara County Real Estate,
with an interest in history
Silicon Valley relocation info
Silicon Valley real estate,
focus on home selling

Silicon Valley Real Estate Report
Silicon Valley real estate
market trends & statistics

Mary’s Blog Awards

Top 25 real estate blogs 2016
2016: Personal Income's list of top 25 real estate blogs.

Best Realtor blog award
2016: Coastal Group OC's list of best Realtor blogs

The 2009 Sellsius list of top 12 women real estate bloggers
2009: Sellsius list of top
12 women real estate bloggers

Mary Pope-Handy's Live in Los Gatos blog won the 2007 Project Blogger contest, sponsored by Inman News and Active Rain

2007: Mary Pope-Handy and Frances Flynn Thorsen win the Project Blogger Contest for Mary's Live in Los Gatos blog. The contest was sponsored by
Active Rain and Inman News.

Non blog award

Best real estate agent in Silicon Valley from the San Jose Mercury News poll of readers in 2011
"Best real estate agent
in Silicon Valley"

2011 readers' poll,
San Jose Mercury News


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