GGF_2015_Flameup_3Greet the morning with the sweet smell of fresh Garlic in the air – the Gilroy Garlic Festival is back!

If you’ve ever caught the vivid aroma of the stinking rose early in the day it’s likely a breeze coming over the southern Santa Clara County city of Gilroy, the Garlic capital of the world. Whether you love or hate the pungent allium, this herb is a favorite for many foodies in Silicon Valley and around the world.

Gilroy celebrates their favorite bulb one weekend of the year during the Gilroy Garlic Festival, the last weekend in July. This year it’s back for the 38th annual event held on July 29, 30, and 31, 2016. So what to should you expect from “summer’s ultimate food fair?” Food, food, food, fun, shopping, music, and more!

Gourmet Alley is “all about the food” – classics like garlic bread, garlic fries, calamari, scampi, and sausage are available at the booths, and at the end aisle, watch the Pyro-Chefs stoke up five foot tall blazes from their frying pans. Weird food lovers will enjoy a plenitude of flavors from other booths around the festival, including free samples of garlic ice-cream, alligator and buffalo meat, or ice cream in a half cantaloupe. There’s also the range of standard festival food stalls, beer, wine, coolers, and non-alcoholic chilled drinks.

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 1190 Crestline Dr Cupertino CA 95014

MLS # ML81714661

1190 Crestline Dr Cupertino is tastefully expanded, remodeled, and sunny home with award winning Cupertino schools!

Spectacular open living concept kitchen and family room

Quick facts 1190 Crestline Dr Cupertino:

  • 3 bedrooms + office and bonus room / alcove
  • 2 newly remodeled baths in 2018
  • 1715 SF (per county)
  • Lot size 6007 SF (per county)
  • Built in 1963, expanded in 2011
  • No carpeting – mostly hardwood floors, some laminate, some Italian porcelain tile
  • Flexible layout—sewer plumbed to possibly add 3rd bathroom and one bedroom in original kitchen area

Welcome to this bright and sunny home, impeccably updated throughout! You will love the gorgeous hardwood floors, the abundant natural light, and the remodeling that has been done in every corner of this house!

Rooms include a spacious living room with wood burning fireplace and recessed lights, dining room with recessed lights, an alcove or study (original kitchen location), an open family room – kitchen, an office, 3 bedrooms, and 2 bathrooms.

Island Kitchen & Family Room:

  • The open kitchen & family room is the center of the home and a true showpiece. They enjoy Brazilian teak hardwood flooring, a tall vaulted ceiling with 2 Velux skylights and retractable shades, recessed lighting, Casablanca fan, 8’ Anderson French door to the yard, and large Milgard windows to bring in the light. Spray foam insulation between the ceiling and the roof helps to keep the room comfortable year-round.
  • Slab granite counters, tumbled marble tile back splash, maple cabinets with pantry, pullouts, lazy Susan and under the cabinet lighting.
  • Stainless steel appliances include a French door refrigerator with ice maker (2017), GE Profile double oven, Bosch induction cooktop, Broan vent, Kitchenaid dishwasher, and microwave oven. (Fridge and microwave both stay.)
  • Large, open Franke stainless steel sink with Grohe faucet.
  • Good sized island with breakfast bar plus extra storage.
  • This area, plus the office, was added in 2011 with permits and finals, and represents 600 SF of the total square footage of the home.

 

Bathrooms – remodeled in 2018 with permits & finals:

  • Hall bath offers a shower over the tub, Italian porcelain tile, vanity with deep drawers, and a sun tunnel
  • Master bathroom features a stall shower, Italian porcelain tile, and a vanity with deep drawers.

More features:

  • Dual zoned heat and air conditioning (2 AC units)
  • Dual pane windows
  • New front door & interior doors
  • Copper water supply lines in the home
  • Fresh interior paint
  • Original hardwood floors just refinished (June 2018)
  • New baseboards in living room, dining room, hallway, bedrooms
  • Hot water heater replaced in 2016
  • New outdoor wall lights
  • New motion detector light on front of garage
  • Attached 2 car garage with new Liftmaster garage door opener

 

1190 Crestline Drive Public Schools:
Regnart Elementary, Kennedy Middle & Monta Vista High

Ideally located near schools, Three Oaks Park and Jollyman Park. Close to Apple campus and many high-tech companies. Easy access to 85, 280 Freeways and Lawrence Expressway for convenient commute!

 

OPEN HOUSE SCHEDULE for 1190 Crestline Drive:

Thurs., 7-19-2018 9:30am to 12:30pm (broker tour AND public open house)
Sat., 7-21-2018  2pm to 4pm
Sun., 7-22-2018 2pm to 4pm

 

1190 Crestline Drive  – DISCLOSURES & OFFERS

Disclosures will be available on or by Friday July 20th. The link will be in the private agent MLS comments for the buyers’ agents.

Offers will be due sometime after the open house weekend. Please check with Mary Pope-Handy for the due date. No pre-emptive offers, please

Learn more about Cupertino here: http://popehandy.com/cupertino/

How’s the Cupertino real estate market?

Cupertino - view from Ridge Vineyards

Cupertino – view from Ridge Vineyards

Much of the Santa Clara County is seeing lower prices than it did back in March or April. There was a slight dip in prices in May, but it bounced right back in June.  The median sale price in June for single family  homes was the highest year to date in 2018. The average sale price in June was just a tad off of the highest average sale price month of the year, which oddly enough had been in January. (That said, there were only 9 closings in January – not a big pool for statistical purposes. You can see the current sold stats near the bottom of this article under the RE Report subtitle.

About this info:

The real estate market in Silicon Valley can sometimes be a little quirky, so I like to approach this question from a few angles. In this article I’ll make use of  my charts from Altos Research, which uses listing data (not solds) and is automatically updated every week and also monthly reports from my RE Report subscription, which uses sold data as well as active listings data. Also I’ll periodically update it with info from the MLS that I have crunched myself or anecdotal stories from those of us “in the trenches.” The article is a bit long but I think much more comprehensive giving the multiple methods of answering the question of how the Cupertino real estate market is faring.

See also: new listing as of July 17, 2018 in Cupertino with Monta Vista High at 1190 Crestline Drive

Cupertino median list price of houses by price quartile

Often the real estate market in any given city is very different between the most expensive homes and the most affordable ones. While many Cupertino home buyers are looking for a short commute, great public schools or strong resale value, some seek a luxury property with a view in the Cupertino hills (either off of Montevina Road by Ridge Vineyards or in other lower foothills). The more moderate pricing tiers are faring better in Cupertino and in most of the valley than those in that luxury tier (think over $3 or $4 million for luxury tier in this city).

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

The last few months have had some ups and downs in pricing, but most segments of the Cupertino real estate market have seen an overall uptick since last year, even after a bit of recent price cooling. The luxury market in Cupertino had a steep rise at the start of the year, but it appears to have peaked. What if we look back more than a year? Combining the quartiles, it seems that there’s been more up than down, though buyers will be happy to see the current trend is pointing down.

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

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Buy a home - school desk photo as there's much to learn!The idea of buying a home, especially a first one, is both exhilarating and overwhelming. Where do you begin if you want to buy a home in 2018?  If you want to purchase real estate in Silicon Valley before the year is over, you’ll need to get a number of things in order, including hiring professionals to help you.

Purchasing now, in this multiple offer market requires strong credit, a healthy down payment with set aside for reserves and improvements after closing, time and energy,  and no small amount of courage. Looking halfheartedly means you will see properties, but not buy.  After the down payment, probably the most important element you’ll need to have is commitment, and further, you’ll need a strong team of professionals to assist you. Let’s talk about a solid home buying strategy. Continue reading

Almaden Valley homes for sale and real estate market conditionsThe Almaden Valley real estate market is still in a stable sellers market.  Appreciation is leveling off as we settle into the summer pattern of a bit more inventory and a little less buyer interest.

The Almaden Valley market is still a strong seller’s market, but it did have a little dip in May before coming back a bit in June. Things are a bit softer than a few months ago as there are less offers, but pricing remains pretty high.

Please find the current statistics for single family homes (houses & duet homes) from my Almaden Valley real estate report (click on link for more info).

Almaden Valley San Jose 95120 Real Estate Statistics At A Glance

Trends At a Glance Jun 2018 Previous Month Year-over-Year
Median Price $1,750,000 (+2.6%) $1,706,000 $1,497,650 (+16.8%)
Average Price $1,911,940 (+10.5%) $1,730,910 $1,690,230 (+13.1%)
No. of Sales 39 (-11.4%) 44 42 (-7.1%)
Pending 31 (-13.9%) 36 33 (-6.1%)
Active 25 (+4.2%) 24 24 (+4.2%)
Sale vs. List Price 104.5% (-2.4%) 107.1% 100.9% (+3.7%)
Days on Market 16 (+36.2%) 12 20 (-20.5%)
Days of Inventory 19 (+13.6%) 16 17 (+12.2%)

 

And from last month:

 

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $1,706,000 (+1.1%) $1,687,500 $1,396,650 (+22.1%)
Average Price $1,730,910 (-1.6%) $1,759,870 $1,440,010 (+20.2%)
No. of Sales 44 (+22.2%) 36 38 (+15.8%)
Pending 36 (+9.1%) 33 43 (-16.3%)
Active 24 (-31.4%) 35 21 (+14.3%)
Sale vs. List Price 107.1% (-0.1%) 107.3% 104.7% (+2.4%)
Days on Market 12 (+15.4%) 10 12 (-3.0%)
Days of Inventory 16 (-42.0%) 28 17 (-1.3%)

 

The data shows a strong sellers market remaining fairly consistent despite lower inventory over the winter. The best homes will see multiple offers, a response to low inventory and high demand.

Altos Research charts for houses in Almaden (San Jose 95120)

Please note that Altos Research uses list prices of Almaden Valley homes for sale, not sold prices.

An overview:

90-day stats for Single Family properties in
SAN JOSE, CA 95120 as of July 20, 2018
Median List Price:$1,741,282Average List Price:$2,037,323
Total Inventory:29Price per Square Foot:$692
Average Home Size:2,604Median Lot Size:9,601
Average # Beds:4.18Average # Baths:3.49
Homes Absorbed:10Newly Listed:10
Days on Market:27Average Age:38

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

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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.

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. Cambrian neighborhoods can be located at the menu bar: Neighborhoods –> San Jose (all areas) –> Cambrian Park (SJ).

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!

Trends at a Glance

Trends At a Glance Jun 2018 Previous Month Year-over-Year
Median Price $1,312,500 (-6.0%) $1,396,000 $1,101,000 (+19.2%)
Average Price $1,385,810 (-2.8%) $1,425,020 $1,117,310 (+24.0%)
No. of Sales 58 (-19.4%) 72 64 (-9.4%)
Pending 52 (-3.7%) 54 72 (-27.8%)
Active 49 (0.0%) 49 40 (+22.5%)
Sale vs. List Price 111.2% (-2.0%) 113.4% 108.5% (+2.5%)
Days on Market 12 (+16.3%) 10 12 (+2.8%)
Days of Inventory 25 (+20.0%) 20 18 (+35.2%)

And the chart from last month:

 

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $1,396,000 (-2.4%) $1,430,000 $1,100,000 (+26.9%)
Average Price $1,425,020 (-2.1%) $1,456,070 $1,103,120 (+29.2%)
No. of Sales 72 (+10.8%) 65 57 (+26.3%)
Pending 54 (-3.6%) 56 56 (-3.6%)
Active 49 (+44.1%) 34 31 (+58.1%)
Sale vs. List Price 113.4% (-2.1%) 115.9% 105.8% (+7.2%)
Days on Market 10 (+13.4%) 9 13 (-21.7%)
Days of Inventory 20 (+34.6%) 15 16 (+25.1%)

And the chart from last month:

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.
Other related Cambrian district resources:
Learn about the Cambrian months of inventory, or absorption rate, by elementary school district.

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

Willow Glen real estate market is a strong seller's market. This Willow Glen sign is from the downtown business district.Willow 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.

The real estate market in Willow Glen is leveling off or flattening, just like the most of the valley. My sense is that this is a seasonal fluctuation. Last year, the housing market did not follow the regular pattern – but this year, perhaps we are settling back into exactly that.

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 Market Trends

Trends At a Glance Jun 2018 Previous Month Year-over-Year
Median Price $1,464,500 (-8.9%) $1,607,500 $1,300,000 (+12.7%)
Average Price $1,565,640 (-10.5%) $1,749,340 $1,359,430 (+15.2%)
No. of Sales 54 (-18.2%) 66 85 (-36.5%)
Pending 46 (-16.4%) 55 50 (-8.0%)
Active 57 (+7.5%) 53 37 (+54.1%)
Sale vs. List Price 105.0% (-4.7%) 110.2% 105.1% (-0.1%)
Days on Market 14 (+14.7%) 13 16 (-7.9%)
Days of Inventory 31 (+27.1%) 24 13 (+142.5%)

 

And last month:

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $1,607,500 (-2.6%) $1,650,000 $1,310,000 (+22.7%)
Average Price $1,749,340 (-0.9%) $1,765,470 $1,412,440 (+23.9%)
No. of Sales 66 (+4.8%) 63 79 (-16.5%)
Pending 55 (-1.8%) 56 70 (-21.4%)
Active 53 (+47.2%) 36 51 (+3.9%)
Sale vs. List Price 110.2% (+0.7%) 109.4% 103.9% (+6.0%)
Days on Market 13 (-17.0%) 15 17 (-25.7%)
Days of Inventory 24 (+45.4%) 17 19 (+24.4%)

 

And next, of Willow Glen condos:

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Almaden Music in the Park sponsors Mary Pope-Handy and other Sereno agentsMark your calendars!  Please join us for the Almaden Music in the Park series every Thursday in July! The evening hours are 6:30 pm to 8:00 pm at Graystone Park.

Here’s the 2018 lineup:

7/5- Rock the Heat
7/12- The Houserockers
7/19- Old Scholl Rock n Roll 
7/26 Long Train Runnin’
Many people bring picnic suppers to enjoy. Layered clothing is often a good idea as sometimes our summer evenings can become breezy or cool.

A few other Realtors at Sereno Group and I are sponsoring the month long event. At our table, under the green awning, we give away water bottles and red vines. Please stop by and say hello! (And if you are one of my blog readers, I really would love to meet you, too!)

Almaden Music in the Park crowd July 7 2016

Almaden Music in the Park crowd July 7 2016

These musical evenings are open to everyone, without cost to the general public.  In the few years in which I’ve been a co-sponsor, I’ve noticed that the first week is nicely attended, but the audience grows each time and by the last night, it’s a large crowd with loads of dancing.  So don’t wait – go to the first Almaden Music in the Park concert and make as many of them as you can!

Graystone Park address: Camden Ave & Mt Carmel Dr, San Jose, CA 95120. Street parking.

The real estate market in the San Jose area is softening just slightly. Today we’ll consider townhomes in one particular zip code, in west San Jose 95117, to see how this shakes out.

Because real estate market dynamics are largely about supply and demand, a good place to begin is by seeing the supply. Here, in the image below, see the inventory of available townhouses or townhomes for sale in 95117. Some statisticians including sale pending status, but I don’t think that is wise since nearly all of the pending  sales do go to closing. Here, I’ve only included properties for sale without any kind of agreed upon contract between buyer and seller.

As of earlier today, there were exactly 3 properties identified as townhouses listed as available in the MLS.   What makes this a little tricky is that “townhouse” is an architectural style, and “condominium” is a type of ownership. That could be the topic of a lengthy article all by itself, but some townhomes are held in condo ownership and some are not. Hence, some will be classified by the listing agents as condos and some not.  (And, to murk things up even more, there are attached and detached single families homes that are also held in condo ownership – making them both houses or attached houses and condos!)

Be that as it may, as of this morning, there were three townhouses for sale in San Jose 95117. The average of the first 6 months of the year is 2.17, so yes, it’s a bit more, but nothing that I’d lose sleep over. Have a look:

San Jose 95117 inventory of townhomes for sale

 

Naturally, we need to see a few real estate market indicators to have a sense of what’s going on. Another good measuring stick is the average days on market, or days to sell. Here, it may be a bit more clear that the market has softened just a bit for townhomes in 95117, as the days to sell has moved to 12 from 8, which is a 50% increase. It’s also clear when viewing the same month, June, in recent years, that this is a tad higher. Alarming? Not at all. Getting a home sold in under 2 weeks would be break-neck speed anywhere else in the country. But – it could be the beginning of a trend. We’ll have to watch it to know for sure.

 

Average Days on Market 95117 TH

 

And, finally, the sale price to list price ratio. Here, again, it’s very plain to see that the sale price to list price ratio is lower than earlier in 2018. And at the same time, we need to appreciate that at 117.9%, it’s significantly higher than any other June since 2012 (and likely a lot longer back). Now, take a look at the other “Junes” and the months before it in various years. Most of the time, that number is lower. This suggests a seasonal trend.

 

Sale price to list price ratio 95117

With the inventory and days to sell or days on market, I don’t think it’s as clear that there is a pattern which we might attribute as seasonal. With this last one, though, it seems pretty consistent, suggesting that we should almost expect it to happen. Of course, I only went back to 2012 here, but I would say that in my experience, a little pullback from buyers at about this time of year is pretty normal – at least most years.

 

Related Reading:

San Jose is the hottest real estate market in 2018

Happy Valley neighborhood, Country Lane neighborhood – west San Jose

The Cambrian Park Real Estate Market Update

California Ridge townhouses in Almaden

When it’s a hot seller’s market, like it is right now in Silicon Valley, it is challenging to be a home buyer.  That means it’s also hard to be a buyer’s agent, since it may require writing many, many offers (and a lot of time and energy) before the clients get into contract.  Since Realtors are usually only paid when a property closes, that means it’s not too hard to go broke if a real estate professional focuses a lot of time with buyers.   In other words, in a market like this, most agents would prefer to work with sellers rather than buyers, because it’s more likely that they’ll make a living.

Home buyers Realtors look for these traitsWhat can you do to increase the odds of finding a great Realtor who will take you seriously, work with you and for you, and give it a good effort even if it’s an uphill battle?  First, let’s understand what a real estate licensee is looking for a client – at least in most cases.  Usually, the savvy agent doesn’t want to waste time with people who are not serious, not ready, or who will not be loyal.  The smart Realtor knows that without these three things, it’s unlikely that they will be able to sell that person a home, or at least not in a reasonable period of time.

Serious home buyers:

Only about half of all home buyers will likely buy in the year they think they might, so it’s important for real estate professionals to try to make sure that they don’t spend months on someone only to have him or her remain permanent renters.  The agent must qualify the client to make sure it’s worth the risk of spending time with him or her.

Clues that the buyer isn’t serious include these:

(1) Comments like “I may have to look at homes for a year or two” or “I may need to write a hundred offers to get the right deal” or “I’m in no rush” indicate that this isn’t a big priority for the buyer (so maybe it shouldn’t be for the agent, either). This buyer is able, ready and probably also loyal – but not serious.  Some, though, will clarify with a time frame and this is a game changer. “My lease is up in July, so ideally, I’d like to get into contract in March, close in April and move in May.  But if I find the right house sooner, I’ll buy sooner.”  That works!

(2) If there are two decision makers, having only one do most of the house hunting and the other showing up at distant intervals often indicates that it’s a priority for one but not both.  Sometimes that’s not the case, but it is a red flag.  Both need to be serious. Continue reading

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Translation


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:
San Jose, Los Gatos,
Saratoga, Campbell,
Almaden Valley,
Cambrian Park.

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Mary’s other sites & blogs

Valley Of Hearts Delight
Santa Clara County Real Estate,
with an interest in history

Move2SiliconValley.com
Silicon Valley relocation info

popehandy.com
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 of 2018 by RentPrep2018 RentPrep.com's list of top 25 real estate blogs to follow


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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