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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.

Saratoga, CA, Real Estate Market Update

April 16th, 2015

How’s the Saratoga California real estate market?

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 then the numbers I crunched for Saratoga – overall, and then by price point and high school district, as 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. (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.)  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”.

Here’s the chart for Saratoga – all price points, all school districts.  Even though it’s slowed a bit since last month, overall it’s 2.5 months of inventory, and less in most areas, which is crazy fast!



And for comarison, here’s last months chart:







Read the rest of this entry »

Los Gatos Real Estate Market Trends and Statistics

April 15th, 2015

The Los Gatos real estate market is varied from one price point or school district to the next, but over all, this is a stable period with some appreciation and in many cases, a warm seller’s market (as the sale price to list price ratio indicates). Most of the price gains happened last spring rather than in the last month or two.  Here are the current numbers, per my Los Gatos real estate report (click on the link for full information).

Added Feb 20th, 2015:  Please also see this new article on my Live in Los Gatos blog with custom data that I crunched from MLSListings:
Los Gatos real estate market trends by price point and high school district

Los Gatos / Monte Sereno area (aka “area 16″ for our MLS)


Please continue reading for info on the LG condo market, and for real estate market information for Monte Sereno and the Los Gatos Mountains too. Read the rest of this entry »

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

April 15th, 2015

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:

Read the rest of this entry »

The Evergreen area of San Jose

April 13th, 2015

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,  The Meadowlands, The Ranch, Silver Creek 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.   Home buying can be a bit easier and a breath of fresh air in this area, as you get a little more for your money here than in many parts of the south bay.  While places in the western parts of Silicon Valley are at new highs in terms of pricing, the housing market is a little calmer in Evergreen.

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.

Median Home Price -4.5% $800,000 $837,500 -14.1% $931,000
Average Sales Price -4.1% $932,729 $972,423 -7.3% $1,005,830
No. of Homes Sold +42.3% 37 26 0.0% 37
Pending Properties +18.2% 52 44 -3.7% 54
Foreclosures Sold 0.0% 1 1 0.0% 1
Short Sales Sold N/A 1 0 0.0% 1
Active Listings +40.8% 69 49 -17.9% 84
Active Foreclosures 0.0% 1 1 N/A 0
Active Short Sales 0.0% 1 1 -87.5% 8
Sales Price vs. List Price +2.1% 103.0% 100.8% +2.0% 100.9%
Average Days on Market -64.3% 25 70 -16.8% 30

Real Estate Market Chart by Altos Research

Read the rest of this entry »

Morgan Hill real estate market

April 12th, 2015

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 down month over month but up  year over year in this “south county” town. The sale price to list price ratio   has been hovering between 98% and 100% for months.  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 below that here, 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.

Median Home Price -0.1% $794,500 $795,000 +20.8% $657,450
Average Sales Price -2.3% $846,901 $867,227 +25.6% $674,422
No. of Homes Sold -11.1% 24 27 -14.3% 28
Pending Properties +38.9% 50 36 0.0% 50
Foreclosures Sold N/A 0 0 N/A 0
Short Sales Sold N/A 0 0 -100.0% 5
Active Listings +5.2% 61 58 -27.4% 84
Active Foreclosures N/A 0 0 -100.0% 1
Active Short Sales N/A 0 0 -100.0% 3
Sales Price vs. List Price +1.1% 99.7% 98.6% -0.8% 100.4%
Average Days on Market -20.3% 45 57 +65.4% 27
And from last month:

Live charts from Altos Research

The following charts are from Altos Research, updated automatically each week, using data of homes available to purchase (not sold / closed sales), for the Morgan Hill real estate market. (I have a paid subscription to this service.)

Morgan Hill homes listed for sale by price quartile

Real Estate Market Chart by Altos Research

Read the rest of this entry »

Willow Glen real estate market – San Jose 95125

April 5th, 2015

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 very substantially over last year, and up slightly from last month – somewhat atypical for the fall.

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.  Here are the charts for the last 2 completed months:

As you can see, listings are up from last month (that would appear to be seasonally normal) but off by 25% from a year ago.  Our inventory shortage is dire, both in Willow Glen and throughout Silicon Valley.

And from last month – more of the same regarding inventory, which is the one statistic which is driving all the rest.

Willow Glen Stats At A Glance

The Willow Glen Condo market

And next, of Willow Glen condos:

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San Jose’s Japantown: living history

April 4th, 2015

San Jose’s Japantown is not just a neighborhood, but a community with a strong history. Only three Japantowns still exist in the US, and San Jose’s Japantown is the only one that remains in its original location. Issei (first generation immigrants) were drawn to the Santa Clara Valley in the late 1800s for agriculture, and somewhere between 1890 and 1900 they founded Japantown, also called Nihonmachi, next to the site of San Jose’s second Chinatown, known as Heinlenville, which no longer stands. It became a cultural center, safe from the hostile anti-immigrant attitudes of the time.  Stores sold familiar products, there were restaurants, boarding houses, social clubs and sports, a bath house, and work and recreation for the Japanese pioneers. As with other groups, the first immigrants from Japan were mostly male, so this “bachelor society” also entertained in gambling houses and brothels.

  • Japantown
    Japantown - the intersection of N 5th and Jackson in San Jose

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