Halloween Pumpkins

GENERAL:

Pumpkin patches: schools, grocery stores, and churches often have patches, and sometimes you might spot a pumpkin or two among the other squash at a farmers market, but there are also organizations like this that host them all over the bay area: http://www.abctreefarms.net/san_francisco/pumpkin/location

And there are plenty of Haunted Houses/Mazes/Walks around the bay area: http://www.sanfranciscohauntedhouses.com/

Halloween events by area in Santa Clara County & Silicon Valley

LOS GATOS

8th Annual Sereno Group Pumpkin Decorating Contest

Saturday, October 1st 10am-3pm – Harvest Festival with the Billy Jones Wildcat Railroad

Fri-Sun Oct 7- Oct 27, 5:30-8:30pm – The 3rd Annual Pumpkin Train at the Billy Jones Wildcat Railroad

Saturday, October 31st 9am – Zombie Runner Halloween Run Marathon/Half Marathon/ 5 Mile

 

CAMPBELL

Saturday, October 1st and 8th, 2016 – 5:00pm – 11th Annual Jack O’Lantern Workshop ($)

Campbell’s Octoberfest (and all posts here):
Saturday, October 15, 2016 – 9:00am – 2016 Oktoberfest 10K & 5K Fun Run/Walk

Sunday, October 30, 2016 – 5:00pm to 7:00pm – Trick-or-Treat in Downtown Campbell

 

 

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Pumpkin ContestEach year, Sereno Group hosts a children’s pumpkin decorating contest.  Kids who want to participate may get a free pumpkin (while supplies last) at any of our offices.  Every person who enters is given a little gift, and there will be three prize winners from the three age groups (up to late elementary aged students).  Office locations are Aptos / Santa Cruz, Los Gatos, Willow Glen, Saratoga, Los Altos and Palo Alto.  This year the deadline is October 24th. For more details, please read the article on the Live in Los Gatos blog.

 

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  1. 3 beds, 2 full baths
    Home size: 1,953 sq ft
    Lot size: 6,926 sqft
  2. 2 beds, 2 full baths
    Home size: 972 sq ft
    Lot size: 4,617 sqft
  3. 2 beds, 2 full, 1 half baths
    Home size: 1,180 sq ft
    Lot size: 609 sqft
  4. 4 beds, 2 full, 1 half baths
    Home size: 1,984 sq ft
    Lot size: 17,816 sqft
  5. 3 beds, 3 full, 1 half baths
    Home size: 2,188 sq ft
    Lot size: 4,704 sqft
  6. 2 beds, 2 full baths
    Home size: 1,680 sq ft
    Lot size: 38,855 sqft
  7. 1 bed, 1 full bath
    Home size: 941 sq ft
    Lot size: 30,099 sqft
  8. 3 beds, 3 full baths
    Home size: 2,757 sq ft
    Lot size: 25.71 ac
  9. 4 beds, 3 full baths
    Home size: 2,000 sq ft
    Lot size: 8,755 sqft
  10. 3 beds, 2 full, 1 half baths
    Home size: 1,467 sq ft
    Lot size: 1,219 sqft

See all Real estate matching your search.
(all data current as of 9/28/2016)

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

The architecturally diverse and entirely charming Rose Garden neighborhood in San Jose is perennially attractive to home buyers. Silicon Valley residents appreciate the easy access to downtown San Jose and travel routes, but perhaps even more are drawn by the beautiful park the San Jose Municipal Rose Garden. They also appreciate that this is not just another area filled with tract style homes. Many of the properties in this part of the 95126 zip code are custom or semi-custom built and enjoy a wide variety of styles. Here are a few images of houses in the Rose Garden neighborhood of San Jose:

Tudor style home in the Rose Garden Neighborhood in Central San Jose

Charming English Tudor style house

Spanish style house in the Rose Garden Neighborhood

Lovely Spanish style house in the Rose Garden area of Central San Jose

Enchanting Mediterranean style house in the Rose Garden area

Enchanting Mediterranean style house in the Rose Garden area

A two story home with a detached garage, which is typical in the Rose garden.

A two story home with a detached garage, which is typical in the Rose garden.

Where is the Rose Garden neighborhood?

Boundaries for the community are not well defined, but generally this neighborhood is considered to be South of 880, East of Bascom, West of the Alameda from 880 to Naglee Ave, and then West of Dana Ave to Lincoln High or Forest Ave. This area has over 1,000 homes. Some might say the area included is much larger, or much closer in to the park, but these lines generally represent the safe bet for what is considered Rose Garden neighborhood. Nearby neighborhoods include Shasta-Hanchett and Burbank. The Buena Vista neighborhood is not too far to the south, also. Santa Clara sits just a little north of the Rose Garden. Downtown San Jose is about 2 miles from these.

Before the Rose Garden neighborhood was a neighborhood…

Once primarily prune and pear orchards, this upscale corner of the valley began to transform into a residential district in the 1800s and is home to one of the oldest subdivisions or tracts in the state – the Chapman & Davis Tract, built in a Norman and Tudor style. Originally, streets there had large estates on large lots. Though the parcels have been subdivided many times since, it still has many large old homes, from Victorians through the 1940s bungalows. Many of the smaller, cottage style residences have been built onto or removed and transformed into larger estates to match. Most houses have a detached garage. As you drive through the streets near the park, you will find that the roads are widest where the houses and lots are the biggest, and smaller roads access the smaller houses.

The San Jose Municipal Rose Garden

Sign for the San Jose Municipal Rose GardenThe San Jose Municipal Rose Garden is a 5.5 acre garden with over 4,000 rose bushes and almost 200 varieties. Originally, it was part of a prune orchard of about 11 acres, and was made a park in 1927. Central to the garden is a broad fountain surrounded by paths with benches, which most of the roses encircle. The garden stretches out on either side with green lawns, and is bordered by large redwood trees and a gate, creating a buffer from the street. It also features covered walkways, picnic benches, and a stage.
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Rinconada Hills in Los Gatos HOA dues covers pools, tennis courts, ponds, walking trails, a clubhouse, RV parking, and more.

Rinconada Hills in Los Gatos – HOA dues cover pools, tennis courts, ponds, walking trails, a clubhouse, RV parking, and more.

Home Owner Association or HOA dues are monthly fees charged in some communities for shared amenities, insurance, or other services.  These may be for houses, townhouses (townhomes), or condominiums (condos).

What do the HOA dues cost?

As of this writing (Sept 2016), the lowest amount I am seeing for HOA dues in the San Jose area is approximately $275 per month and the most about $1,000 per month. Typical is $350 to $450.  If a complex offers more services or perks, expect to pay more.

Some condos, townhomes, or houses for sale with HOAs may disclose the monthly amount due. Be sure to also find out if there are other payments not included. I know of one complex in Saratoga that has very expensive insurance payments, making the actual monthly payment much higher than what might be stated in the MLS. So always ask if there are any quarterly, semi-annual, or annual fees due in addition to the monthly HOA dues.

Beware: sometimes younger complexes under-charge, either by accident or as an inducement to get you to buy.  This is not a good thing because eventually that community will find it’s short of funds and will need to have a special assessment to get back on track.

Special assessments are a nightmare for home owners.  When buying a condo, townhouse, or house in a complex with a Home Owner Association, make sure to read the very boring HOA docs carefully, and pay special attention to the reserve account. Reserves are necessary for the anticipated maintenance (such as repaving the private roads or re-plastering the pool every so often).  It’s no small matter to correctly anticipate future needs, but if it’s done wrong, you may get the unhappy news of an un-anticipated assessment.

What do HOA dues cover?

The dues may cover private roads, gates, security personnel, community pools, landscaping, exterior painting, roof repairs or re-roofing, insurance (possibly homeowner’s, blanket, or earthquake), or maybe pest control work.  Some HOAs include RV parking, ponds, trails, tennis courts, club houses and other more extravagant features. They will all drive the HOA fees up!

Don’t assume anything when it comes to your unit coverage. Although many Home Owner Associations will cover things like exterior painting, roofing, or pest work, they don’t all. You’ll have to read the HOA docs to know what’s covered (and what’s not).

Some nice communities with HOA dues include these:

Saratoga Oaks
Almaden Winery (3 subdivisions)
Glencrest Patio Homes (in Almaden)
Rinconada Hills
Arroyo Rinconada
Los Gatos Estates
Los Gatos Woods
Bluebird Lane

The Monte Sereno real estate market is similar to Los Gatos, but distinct - Monte Sereno shares many features with Los Gatos but is a distinct cityHow is the Monte Sereno real estate market? Because the city is small, with just about 4000 residents, there usually are few homes listed for sale or selling, and with small numbers we can get seeming volatility. This month, for instance, there were only three homes sold and three pending two months in a row!

There are no condominiums or townhomes in Monte Sereno at present.  One of the major challenges for this city is to ensure that at least some housing units are deemed “affordable.”  You can find the city’s housing plan here (a pdf online):
http://www.montesereno.org/DocumentCenter/Home/View/674

Recently closed home sales in Monte Sereno

Here are the quick statistics for the closed sales in the last complete month to give a sense of how things are going with the Monte Sereno real estate market. Sales data comes from my Monte Sereno Real Estate Report. Given that the supply of homes to study is tiny, what can we tell from this data?

It’s true that an average Monte Sereno house is about $2.5 million, and often higher in the current market – a little steep for most folks! The current numbers definitely show a massive swing in price point, but this is mostly due to the minute inventory where the data is drawn from. During times like this, it’s more important to look at the trends over multiple months than to base your understanding of the market off one month, and to compare with similar, nearby markets like Los Gatos.

And a look at the data from last month for the Monte Sereno real estate market:

Continue reading to view live Altos Research charts for the real estate market in Monte Sereno, including by pricing quartile. Continue reading

The Santa Clara Women's Club http://www.santaclarawomansclub.org/

The Santa Clara Women’s Club (old adobe house)
http://www.santaclarawomansclub.org/

The real estate market in the city of Santa Clara, like the rest of Silicon Valley, is a strong sellers market still. Prices are up from a year ago, and inventory can’t keep up with demand. Below there are charts for the activities in over the last few months – and while inventory is up year-over-year, low inventory from earlier in the year and continuous low inventory around the rest of the Valley means there is still a much greater demand to fill than is available. This is clear in the speed of market turnover – how long a house is on the market – which has remained low, usually under a month, as far back as we can see on these charts. Further in the article, we’ll check in on the condo market, too.

Here’s a glance at the single family home statistics and trends for closings and listings for last month – updated each month on about the 5th – 10th on my RE Report site for realty stats & trends in Santa Clara:

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 is still hanging out around two weeks and inventory is steady but low. Prices are up year-over-year and down slightly month-over-month. Overall, there’s a minute calming of the Mountain View housing market. Homes are still selling for well over list price, averaging around 105%, making this still a steady seller’s market. See the whole Mountain View Real Estate Report online here.

Mountain View Stats At A Glance:

Year-Over-Year

  • Median home prices fell by 7.9% year-over-year to $1,663,000 from $1,805,000.
  • The average home sales price dropped by 7.2% year-over-year to $1,711,450 from $1,844,240.
  • Home sales rose by 15.8% year-over-year to 22 from 19.
  • Active listings fell 0.0% year-over-year to 38 from 38.
  • Sales price vs. list price ratio fell by 3.6% year-over-year to 104.2% from 108.0%.
  • The average days on market rose by 53.8% year-over-year to 22 from 14.

Compared To Last Month

  • Median home prices improved by 0.3% to $1,663,000 from $1,657,500.
  • The average home sales price fell by 4.1% to $1,711,450 from $1,784,260.
  • Home sales up by 37.5% to 22 from 16.
  • Active listings dropped 22.4% to 38 from 49.
  • Sales price vs. list price ratio dropped by 0.9% to 104.2% from 105.1%.
  • The average days on market increased by 33.5% to 22 from 16.

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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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 areas 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). 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, 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 fell by 3.3% year-over-year to $960,000 from $992,501.
  • The average home sales price dropped by 0.1% year-over-year to $1,085,800 from $1,086,840.
  • Home sales fell by 28.8% year-over-year to 37 from 52.
  • Active listings fell 25.3% year-over-year to 139 from 186.
  • Sales price vs. list price ratio fell by 1.6% year-over-year to 100.6% from 102.2%.
  • The average days on market rose by 15.5% year-over-year to 33 from 29.

Compared To Last Month

  • Median home prices slipped by 19.9% to $960,000 from $1,199,000.
  • The average home sales price fell by 11.8% to $1,085,800 from $1,230,680.
  • Home sales down by 24.5% to 37 from 49.
  • Active listings increased 0.7% to 139 from 138.
  • Sales price vs. list price ratio increased by 0.4% to 100.6% from 100.2%.
  • The average days on market increased by 11.6% to 33 from 30.

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

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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 MLSListings.com, 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! Almost 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.

 

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The Sunnyvale real estate market has been trending upward for many months until recently, when we’ve been seeing a flattening of the Silicon Valley real estate market overall.   In general, houses in Sunnyvale are selling for about a million four hundred thousand dollars – if they aren’t too small or in terrible shape (or conversely palatial or newly built or remodeled).  Let’s begin with single family homes. The median list price for homes in Sunnyvale CA – all zip codes combined – interestingly, the high end homes are doing the best! (Live charts from Altos Research, which uses LIST prices, not sale prices.)

Sunnyvale real estate market: Altos Research, median list prices by quartile

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

What about the numbers for the closed sales?  Now let’s have a look at the Sunnyvale CA RE Report for last month’s trends and statistics (click on link to get the full Sunnyvale real estate market report):

What about the Sunnyvale condo and townhome market?

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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:
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

Move2SiliconValley.com
Silicon Valley relocation info

popehandy.com
Silicon Valley real estate,
focus on home selling

Silicon Valley Real Estate Report
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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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