Almaden Valley homes for sale and real estate market conditionsThe Almaden Valley real estate market is in a declining market month over month, but is still up year over year. This is true for most of Santa Clara County.

July’s median sale price was $1,572,500, down 10.1% from last month (but up 10.2% from last year). I just spot checked August so far on the mls, and as of this moment, the median sale price in August is lower still at $1,536,000. 

July’s average sale price was $1,709,550, down 10.6% from last month (but up 12.4% from last year. So far in August, the average sale price is a drastically lower $1,462,000.

This is likely a great “buying opportunity” for those home buyers who were feeling priced out of the market a few months ago. Whether it is a seasonal blip or the beginning of a correction is impossible to know at this time.

Please note that multiple offers are still the norm, as are overbids – but prices are simply lower than in the past. Homes are still selling on average at 104.9%, so bear that in mind.

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 Jul 2018 Previous Month Year-over-Year
Median Price $1,572,500 (-10.1%) $1,750,000 $1,427,500 (+10.2%)
Average Price $1,709,550 (-10.6%) $1,911,940 $1,520,940 (+12.4%)
No. of Sales 32 (-17.9%) 39 32 (0.0%)
Pending 23 (-25.8%) 31 27 (-14.8%)
Active 38 (+52.0%) 25 24 (+58.3%)
Sale vs. List Price 104.9% (+0.3%) 104.5% 102.6% (+2.3%)
Days on Market 14 (-11.8%) 16 18 (-20.3%)
Days of Inventory 36 (+91.6%) 19 23 (+58.3%)

 

And last month

 

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%)

 

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 August 10, 2018
Median List Price:$1,724,937Average List Price:$1,974,780
Total Inventory:30Price per Square Foot:$691
Average Home Size:2,590Median Lot Size:9,406
Average # Beds:4.14Average # Baths:3.40
Homes Absorbed:8Newly Listed:9
Days on Market:30Average Age:39

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

Please click on the link to view the condo and townhouse market and more info on the Almaden real estate market.

Almaden Valley Condo Market:

The condo market in San Jose 95120 can sometimes look wacky, and that is usually due to a lack of listings. Frequently, there are less than 10 listings in a given month.  As with the single family home market, the condo market was at its peak a little earlier in the year (March / April), took a bit of a pricing dip, and seems to have bounced back most of the way. However, with so few sales, it’s hard to know if that is really what is happening or if it’s more a case of one month the more expensive properties were selling, and another the more entry level. We could do a study of larger condo or townhome complexes to see – and if you’re buying or selling in one of them, that would be the approach I’d suggest – but for our purposes here, this is a decent indicator of market activity and trends.

Here are the Almaden condo and townhome stats but with so few sales each month, they are not terribly relevant:

Trends at a Glance

Trends At a Glance Jul 2018 Previous Month Year-over-Year
Median Price $1,192,500 (+2.4%) $1,165,000 $877,444 (+35.9%)
Average Price $1,174,170 (+0.8%) $1,165,000 $877,444 (+33.8%)
No. of Sales (+500.0%) 1 (+200.0%)
Pending (-25.0%) 4 (-25.0%)
Active (-60.0%) 5 (-50.0%)
Sale vs. List Price 100.4% (-0.9%) 101.3% 101.2% (-0.8%)
Days on Market 28 (+156.1%) 11 28 (+2.4%)
Days of Inventory 10 (-93.1%) 145 60 (-83.3%)

and last month:

 

Trends At a Glance Jun 2018 Previous Month Year-over-Year
Median Price $1,165,000 (+2.4%) $1,138,000 $824,015 (+41.4%)
Average Price $1,165,000 (+1.7%) $1,146,000 $942,172 (+23.7%)
No. of Sales (-90.9%) 11 (-83.3%)
Pending (+300.0%) 1 (+100.0%)
Active (+25.0%) 4 (-16.7%)
Sale vs. List Price 101.3% (-5.0%) 106.6% 103.2% (-1.9%)
Days on Market 11 (+6.1%) 10 15 (-25.8%)
Days of Inventory 145 (+1,229.2%) 11 29 (+400.0%)

 

Live San Jose Almaden 95120 real estate market charts from Altos Research for condos and townhomes (not solds but Almaden Valley homes currently for sale)

Here are a few quick stats from Altos Research (which will be automatically updated weekly and to which I have a subscription) – these are based on the list price of townhouses and condominiums for sale in San Jose’s Almaden Valley 95120 area:

90-day stats for Condo properties in
SAN JOSE, CA 95120 as of August 10, 2018
Median List Price:$1,123,038Average List Price:$1,142,324
Total Inventory:3Price per Square Foot:$658
Average Home Size:1,750Median Lot Size:n/a
Average # Beds:2.97Average # Baths:2.53
Homes Absorbed:1Newly Listed:1
Days on Market:33Average Age:38

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

The residential real estate market in San Jose’s Almaden Valley area is a “hot seller’s market.” Restricted inventory remains, in contrast to what we normally would see on a seasonal basis. Buyers who are successful in multiple bid situations are coming in with few contingencies, short time frames for any contingencies which they do have, and make aggressive offers in terms of pricing.

Almaden Valley homes for sale – What is for sale in San Jose’s Almaden Valley area right now?

 

Almaden 95120 area of San Jose homes for sale

  1. 5 beds, 7 baths
    Home size: 7,004 sq ft
    Lot size: 2.37 ac
    Year built: 2005
  2. 4 beds, 6 baths
    Home size: 4,490 sq ft
    Lot size: 21,854 sqft
    Year built: 2006
  3. 5 beds, 4 baths
    Home size: 3,100 sq ft
    Lot size: 2.54 ac
    Year built: 1976
  4. 6 beds, 3 baths
    Home size: 3,120 sq ft
    Lot size: 2.34 ac
    Year built: 1964
  5. 4 beds, 3 baths
    Home size: 3,040 sq ft
    Lot size: 33,545 sqft
    Year built: 1977
  6. 4 beds, 4 baths
    Home size: 3,173 sq ft
    Lot size: 13,464 sqft
    Year built: 1972
  7. 4 beds, 5 baths
    Home size: 5,018 sq ft
    Lot size: 11,608 sqft
    Year built: 2002
  8. 4 beds, 3 baths
    Home size: 3,097 sq ft
    Lot size: 42,279 sqft
    Year built: 1956
  9. 5 beds, 4 baths
    Home size: 3,450 sq ft
    Lot size: 22,986 sqft
    Year built: 1976
  10. 4 beds, 4 baths
    Home size: 3,653 sq ft
    Lot size: 12,140 sqft
    Year built: 1997
  11. 5 beds, 4 baths
    Home size: 3,424 sq ft
    Lot size: 9,369 sqft
    Year built: 1991
  12. 5 beds, 4 baths
    Home size: 2,591 sq ft
    Lot size: 30,073 sqft
    Year built: 1975
  13. 5 beds, 4 baths
    Home size: 3,049 sq ft
    Lot size: 5,998 sqft
    Year built: 1994
  14. 5 beds, 3 baths
    Home size: 3,390 sq ft
    Lot size: 10,389 sqft
    Year built: 1980
  15. 4 beds, 3 baths
    Home size: 3,055 sq ft
    Lot size: 18,086 sqft
    Year built: 1985
  16. 4 beds, 4 baths
    Home size: 2,947 sq ft
    Lot size: 9,657 sqft
    Year built: 1985
  17. 4 beds, 3 baths
    Home size: 2,260 sq ft
    Lot size: 10,031 sqft
    Year built: 1966
  18. 4 beds, 3 baths
    Home size: 2,640 sq ft
    Lot size: 6,560 sqft
    Year built: 1989
  19. 5 beds, 3 baths
    Home size: 2,760 sq ft
    Lot size: 6,538 sqft
    Year built: 1980
  20. 4 beds, 3 baths
    Home size: 2,688 sq ft
    Lot size: 10,123 sqft
    Year built: 1986
  21. 5 beds, 4 baths
    Home size: 3,360 sq ft
    Lot size: 9,535 sqft
    Year built: 1997
  22. 4 beds, 2 baths
    Home size: 2,031 sq ft
    Lot size: 9,138 sqft
    Year built: 1968
  23. 4 beds, 2 baths
    Home size: 1,905 sq ft
    Lot size: 12,919 sqft
    Year built: 1975
  24. 3 beds, 3 baths
    Home size: 2,407 sq ft
    Lot size: 7,993 sqft
    Year built: 1984
  25. 3 beds, 3 baths
    Home size: 1,880 sq ft
    Lot size: 10,319 sqft
    Year built: 1974
  26. 4 beds, 3 baths
    Home size: 2,033 sq ft
    Lot size: 8,049 sqft
    Year built: 1968
  27. 4 beds, 2 baths
    Home size: 2,094 sq ft
    Lot size: 8,293 sqft
    Year built: 1969
  28. 4 beds, 2 baths
    Home size: 1,874 sq ft
    Lot size: 8,137 sqft
    Year built: 1979
  29. 4 beds, 3 baths
    Home size: 2,014 sq ft
    Lot size: 8,742 sqft
    Year built: 1975
  30. 4 beds, 3 baths
    Home size: 1,630 sq ft
    Lot size: 6,141 sqft
    Year built: 1963

See all Almaden area of San Jose, California Real Estate.
(all data current as of 8/13/2018)

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

 

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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


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