If you’ve been trying to sell your home in Los Gatos, Saratoga, Almaden Valley, Cambrian, or anywhere in the greater San Jose area but haven’t received an offer yet, don’t despair!  With our mild winters, you really can sell real estate any time of year.  And inventory is extremely tight right now, increasing your odds of success.

In late November and December a lot of folks DO pull their property off the market, and the result is a, even further tightening of inventory across Silicon Valley from the months immediately prior. The ratio between listed and sale pending homes improves dramatically. (The “absorption rate” tends to get better with fewer houses, condos and townhouses listed on the MLS.)

But you’re thinking: it’s a hassle. It’s the holidays. Is this any time to sell Silicon Valley real estate?

And you’re right about that. So do it differently.
Continue reading

The Saratoga holiday season begins this Saturday, November 26, 2016, with the Chamber of Commerce Holiday Wine Stroll followed by Tree Lighting & Celebration of Light.

Tickets for the Wine Stroll are on sale now online or by phone for $40 and will be available day-of for $45. The Stroll goes from 2pm to 5pm. Visit the website or call 408-867-0753 for more details.

The Tree Lighting Ceremony will begin at 5:30pm. For more information, visit the website at saratoga.ca.us/treelighting

 Tree Lighting Flyer

  1. 6 beds, 4 full baths
    Home size: 4,023 sq ft
    Lot size: 1.10 ac
  2. 3 beds, 2 full, 1 half baths
    Home size: 1,510 sq ft
    Lot size: 1,393 sqft
  3. 4 beds, 4 full, 2 half baths
    Home size: 5,513 sq ft
    Lot size: 2.92 ac
  4. 4 beds, 3 full baths
    Home size: 5,500 sq ft
    Lot size: 43,560 sqft
  5. 3 beds, 1 full bath
    Home size: 1,370 sq ft
    Lot size: 8,755 sqft
  6. 3 beds, 2 full baths
    Home size: 1,447 sq ft
    Lot size: 8,015 sqft
  7. 4 beds, 3 full, 1 half baths
    Home size: 3,031 sq ft
    Lot size: 19,253 sqft
  8. 4 beds, 3 full, 1 half baths
    Home size: 4,631 sq ft
    Lot size: 15,812 sqft
  9. 5 beds, 5 full, 1 half baths
    Home size: 4,720 sq ft
    Lot size: 42,688 sqft
  10. 6 beds, 6 full, 2 half baths
    Home size: 7,951 sq ft
    Lot size: 1.31 ac

See all Real estate in the city of Saratoga.
(all data current as of 12/1/2016)

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

Thanksgiving is just a few days away, and there are interfaith services going on next week which welcome all.

In Los Gatos, the ecumenical service is tonight at 7:30pm at Los Gatos United Methodist Church, located at 111 Church Street. For more information, please see a post on my Los Gatos blog, Live in Los Gatos:
http://liveinlosgatosblog.com/thanksgiving-interfaith-service-in-los-gatos-this-tuesday/

In Saratoga, the interfaith service is Thursday morning from 10-12 at Congregation Beth David.  Read all the details here:
http://www.sivicouncil.org/blog/event/51st-annual-saratoga-interfaith-thanksgiving-service/

Wishing everyone a very Happy Thanksgiving! Hope to see you at one of these events!

 

  1. 6 beds, 4 full baths
    Home size: 4,023 sq ft
    Lot size: 1.10 ac
  2. 3 beds, 2 full, 1 half baths
    Home size: 1,510 sq ft
    Lot size: 1,393 sqft
  3. 4 beds, 4 full, 2 half baths
    Home size: 5,513 sq ft
    Lot size: 2.92 ac
  4. 4 beds, 3 full baths
    Home size: 5,500 sq ft
    Lot size: 43,560 sqft
  5. 3 beds, 1 full bath
    Home size: 1,370 sq ft
    Lot size: 8,755 sqft

See all Real estate in the city of Saratoga.
(all data current as of 12/1/2016)

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

View from a high rise in downtown San Jose, looking east - Autumn 2011San Jose is the biggest city in Silicon Valley (and considers itself to be the Capital of Silicon Valley), is the tenth largest city in the United States of America with over 1 million in population, and it has a very large footprint – approximately 180 square miles. Because of the size, it isn’t surprising that many distinct neighborhoods exist within the city. In my blog you can find descriptions and outlines of these districts or neighborhoods. You can also find market analysis dedicated to different regions of San Jose. Because the areas are so different, the market in separate sectors of the city can change dramatically from one area to the next. If you are looking for a home in Silicon Valley, it is best to consider San Jose by its neighborhoods rather than as a whole to understand the market. Nonetheless, looking at the big picture can often give you a general taste for the market. Currently, it’s a steady sellers market.

Below you will find the Altos Research Charts, a live feed of data on the markets in San Jose. You will also find the RE Report, charts with statistics comparing sales in the last month and comparing them month-over-month and year-over-year. These are both the usual tools I use to gauge a market. Directly below are links to the market analysis of specific neighborhoods in San Jose. Some of these, where I work the most, are updated monthly, and others are updated every few months.

Altos Charts for San Jose as a Whole – automatically updated each week – single family homes

First, the basic charts for single family homes or houses. FYI, Altos uses LIST prices. The RE Report further down uses SOLD prices (which is part of the reason why I utilize both).

List prices of single family homes / houses by price quartile:

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

Average days on market of listed homes (houses) by pricing tier:

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

Inventory levels for the last 3 years for houses for sale in San Jose:

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

 

Altos Research charts for the condomium and townhouse market in San Jose – automatically updated each week

Condominium and townhouse LIST prices by 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% and has popped up to 102.2% in the last month, and the average days on market have risen to 23 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

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 over the last few months. 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 sales price vs list price, which remains over 103%, and 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 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! Just under 1.8 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

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 warming 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

Year-Over-Year

  • Median home prices increased by 2.9% year-over-year to $1,956,000 from $1,900,000.
  • The average home sales price rose by 2.8% year-over-year to $2,283,740 from $2,222,020.
  • Home sales fell by 25.8% year-over-year to 23 from 31.
  • Active listings fell 9.2% year-over-year to 79 from 87.
  • Sales price vs. list price ratio rose by 0.8% year-over-year to 99.3% from 98.5%.
  • The average days on market rose by 76.5% year-over-year to 52 from 30.

Compared To Last Month

  • Median home prices improved by 22.3% to $1,956,000 from $1,598,750.
  • The average home sales price rose by 39.7% to $2,283,740 from $1,635,140.
  • Home sales down by 17.9% to 23 from 28.
  • Active listings dropped 10.2% to 79 from 88.
  • Sales price vs. list price ratio dropped by 0.7% to 99.3% from 100.0%.
  • The average days on market increased by 65.3% to 52 from 32.

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

How’s the Cupertino real estate market?

Cupertino - view from Ridge Vineyards

Cupertino – view from Ridge Vineyards

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. 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.

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).
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. The luxury market in Cupertino had some calming over summer, but is back on the rise again. Going strong, though, are the median pricing tiers. What if we look back more than a year? Combining the quartiles, it seems that there’s been more up than down.

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

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 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:

Continue reading

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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.

Let’s Connect

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The real estate search

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
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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