Mary Pope-Handy

Silicon Valley Realtor, selling homes in Los Gatos, Saratoga, San Jose, and nearby since 1993. Prolific blogger with a network of site.

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 well over 100% and the average days on market are low at 22 days. Campbell is still in a seller’s market.

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

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. Inventory hasn’t improved since last year, and homes continually sell close to list price quickly, in just under a month. Willow Glen remains in a sellers market.

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 Stats At A Glance

Year-Over-Year

  • Median home prices increased by 11.5% year-over-year to $1,285,000 from $1,152,000.
  • The average home sales price rose by 13.0% year-over-year to $1,417,810 from $1,254,370.
  • Home sales fell by 17.2% year-over-year to 53 from 64.
  • Active listings fell 5.8% year-over-year to 131 from 139.
  • Sales price vs. list price ratio rose by 0.3% year-over-year to 104.1% from 103.8%.
  • The average days on market rose by 12.8% year-over-year to 18 from 16.

Compared To Last Month

  • Median home prices improved by 5.1% to $1,285,000 from $1,222,500.
  • The average home sales price rose by 12.8% to $1,417,810 from $1,256,370.
  • Home sales up by 20.5% to 53 from 44.
  • Active listings increased 26.0% to 131 from 104.
  • Sales price vs. list price ratio increased by 1.5% to 104.1% from 102.6%.
  • The average days on market dropped by 26.6% to 18 from 24.

A little cooling won’t take us out of a deep sellers market, but it should ease conditions slightly for long-term buyers.

And next, of Willow Glen condos:

Continue reading

Almaden Valley homes for sale and real estate market conditionsThe Almaden Valley real estate market is still in a stable sellers market. Winter brought about a steep drop in inventory. There must be either a lot more inventory, or significantly less demand, before we see anything close to a balanced market. The Almaden Valley market is noticing minor softening, with homes selling, on average, a over list price at 103.9%. That being said, turnover has sped up to an average of 14 days on market (or DOM). This tells us there’s a heating trend in the current market. Almaden Valley is in a sustained, hot sellers market.

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

Year-Over-Year

  • Median home prices fell by 1.6% year-over-year to $1,436,000 from $1,460,000.
  • The average home sales price dropped by 6.7% year-over-year to $1,487,530 from $1,593,700.
  • Home sales fell by 10% year-over-year to 36 from 40.
  • Active listings fell 16.3% year-over-year to 67 from 80.
  • Sales price vs. list price ratio rose by 1.3% year-over-year to 103.9% from 102.6%.
  • The average days on market fell by 40.7% year-over-year to 14 from 24.

Compared To Last Month

  • Median home prices slipped by 0.8% to $1,436,000 from $1,447,500.
  • The average home sales price fell by 2.8% to $1,487,530 from $1,530,210.
  • Home sales up by 38.5% to 36 from 26.
  • Active listings dropped 2.9% to 67 from 69.
  • Sales price vs. list price ratio increased by 1.8% to 103.9% from 102.1%.
  • The average days on market dropped by 33.3% to 14 from 21.

The data shows a strong sellers market remaining fairly consistent despite increasing inventory. The best homes will still 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 May 19, 2017
Median List Price:$1,546,630Average List Price:$1,968,731
Total Inventory:33Price per Square Foot:$598
Average Home Size:2,710Median Lot Size:9,577
Average # Beds:4.43Average # Baths:3.40
Homes Absorbed:10Newly Listed:9
Days on Market:70Average Age:37

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

Continue reading

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.

In this district of San Jose, we have been experiencing dreadfully low inventory of homes for sale, and buyers aren’t backing off as much as usual for this time of year – I believe because there is just a whole lot of pent up demand from nearly two years of a deep seller’s market. What does that mean? Sellers, if you have a problem home, or one not updated or well maintained, this is the time to sell it – buyers have little to choose from so are purchasing properties that need more work than they would bother with in a more balanced market.

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

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!

Cambrian area sales at a glance:

Year-Over-Year

  • Median home prices fell by 5.6% year-over-year to $1,015,000 from $1,075,000.
  • The average home sales price dropped by 2.2% year-over-year to $1,083,150 from $1,107,360.
  • Home sales rose by 16.9% year-over-year to 69 from 59.
  • Active listings fell 34.5% year-over-year to 72 from 110.
  • Sales price vs. list price ratio rose by 0.6% year-over-year to 106.3% from 105.7%.
  • The average days on market fell by 43.1% year-over-year to 9 from 16.

Compared To Last Month

  • Median home prices slipped by 11.7% to $1,015,000 from $1,150,000.
  • The average home sales price fell by 10.6% to $1,083,150 from $1,211,180.
  • Home sales up by 23.2% to 69 from 56.
  • Active listings dropped 22.6% to 72 from 93.
  • Sales price vs. list price ratio increased by 0.1% to 106.3% from 106.3%.
  • The average days on market dropped by 16.2% to 9 from 11.

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.

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

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. Last month, for instance, there were only three homes sold and one pending!

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! With only 2 sold and 1 pending in April, the data won’t always be the most accurate. 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

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 with some slight warming over the last couple of months. 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 18.3% year-over-year to $2,100,000 from $1,775,000.
  • The average home sales price rose by 0.0% year-over-year to $2,244,650 from $2,244,390.
  • Home sales rose by 4.5% year-over-year to 23 from 22.
  • Active listings fell 5.2% year-over-year to 91 from 96.
  • Sales price vs. list price ratio rose by 6.1% year-over-year to 105.2% from 99.1%.
  • The average days on market rose by 30.5% year-over-year to 40 from 30.

Compared To Last Month

  • Median home prices slipped by 1.2% to $2,100,000 from $2,125,000.
  • The average home sales price rose by 0.8% to $2,244,650 from $2,225,900.
  • Home sales down by 25.8% to 23 from 31.
  • Active listings increased 23.0% to 91 from 74.
  • Sales price vs. list price ratio increased by 2.2% to 105.2% from 102.9%.
  • The average days on market increased by 33.0% to 40 from 30.

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

Who was Painless Parker, and why was he so well known in Saratoga, San Francisco, and beyond?

Edgar Randolph Parker, born Friday, Mar. 22, 1872  in Newfounland, Canada, would eventually come to be known as Painless Parker..

In 1890, at age eighteen he set off for the Philadelphia Dental College (and apparently also studied in NY)  and his career as a dentist began..

He was a renegade dentist in the early 1900s with his flamboyant self-promotion, traveling from town to town with his dentistry show, proclaiming “painless” dentistry and hiring bands to play as he pulled teeth. In one day he pulled 357 teeth!

Dentists weren’t supposed to advertise, and California charged Dr. Parker with violating trade rules by practicing under the false name of Painless Parker instead of using his actual name.  In response, in 1915 Dr. Parker promptly legally changed his first name from Edgar to Painless.

He opened 30 dental clinics in the 1920s — which he called “Painless Parker’s Dental Parlors” — up and down the west coast, at one time employing 240 workers including  79 dentists in 8 states, and it grossed $3 million per year.

It was during this heyday of his that he bought 218 rolling acres off Prospect Road, close to the Saratoga Country Club (as the bird flies).You would know it today as Parker Ranch or the Parker Ranch neighborhood.

Parker died in 1952 at age 80 in San Francisco. He was buried here as Edgar Randolph Parker in the family plot at Madronia Cemetery in Saratoga, the implication being that, while death may have come as a release, it couldn’t be called Painless.

Parker’s son, Ned, followed his father into the profession and practiced dentistry in Oregon.  The Los Gatos Weekly-Times ( April 3, 1996) stated of Ned “It seems he could never pass the examination in California.”

If you find yourself in Philadelphia, you might visit the Philadelphia Dental College, Parker’s Alma Mater, which later was renamed the Temple’s School of Dentistry. The museum is at the dental school, N Broad Street and W Allegheny Avenue. And there you can view the “Painless Parker’s” Bucket of Teeth!

 

 

 

 

Often I have clients who are interested in purchasing a 4 bedroom, 2 bath home in a good school district in Silicon Valley, particularly in the South Bay and West Valley areas. Tonight I did a study on the MLS of homes that have sold and closed escrow in the last 4 months with these characteristics:

  • single family home (house)
  • 4 bedrooms
  • 2 bathrooms
  • 1800 to 2200 square feet of living space
  • 6000 to 10,000 sf lot

Disclaimers aside, here are the numbers for select West Valley Communities in the West/South Bay area with good schools. The first number is the average sales price per square foot, the second number is the average sales price:

And a look at the chart from all back in 2015…

And all the way back in 2011. What’s changed? A lot! The order has shifted some, showing where demand has increased or decreased. Most noticeably, the prices are significantly lower in 2011 than they are now. The 2015 chart shows prices somewhere in-between the 2011 and 2017 levels. Palo Alto and Los Altos remain consistently in the top two positions.

The home prices tend to run with the school district API scores.  You can check the 2013, three year average, API scores in Santa Clara County for both the districts and the individual schools online here.         Continue reading

hero-shakespeare-hollywood-768x400 - CopySummer means outdoors Shakespeare! The Los Gatos troupe, Festival Theatre Ensemble, has closed its doors for good, but don’t despair – there’s more to see in Saratoga!

Silicon Valley Shakespeare, formerly known as the Shady Shakespeare Theatre Company, is gearing up for the upcoming season of outdoors performances. This group has been active for 16 years and is a well-loved regular in the Saratoga summer arts scene. Every year they hold two sets of outdoor performances. The first are free performances of a Shakespeare classic in Willow Street Park of Willow Glen, San Jose. Bring your own seating and come early for the best spot. Following that, they produce a second Shakespeare play and another more contemporary work at the troupe’s usual venue, Sanborn Skyline County Park in the hills over Saratoga. Tickets may be purchased in advance for the Saratoga performances.

This year, the first show in San Jose will be the Merry Wives of Windsor held in June, providing locals the opportunity to enjoy free, live theatre within the community (donations are welcome). In Saratoga, see the Prince of Denmark in Hamlet from July through September, or catch the contemporary addition to Sherlock Holmes‘ adventures in the new case by Jeffrey Hatcher from August through September.

It’s a great deal, too, with tickets priced at $25. Senior (60+), college student, and educator discounts for $20, and kids come free with paying adult. Tickets are available to purchase online, so buy tickets ahead of time. Shows run through September 3rd.

Check the Silicon Valley Shakespeare website for more!

  1. 4 beds, 2 full, 1 half baths
    Home size: 2,200 sq ft
    Lot size: 6,446 sqft
  2. 3 beds, 2 full, 1 half baths
    Home size: 2,357 sq ft
    Lot size: 4.99 ac
  3. 4 beds, 3 full, 1 half baths
    Home size: 2,562 sq ft
    Lot size: 9,104 sqft
  4. 3 beds, 3 full baths
    Home size: 2,665 sq ft
    Lot size: 10,410 sqft
  5. 2 beds, 2 full baths
    Home size: 1,481 sq ft
    Lot size: 7,797 sqft
  6. 3 beds, 2 full baths
    Home size: 1,328 sq ft
    Lot size: 36,677 sqft
  7. 3 beds, 2 full baths
    Home size: 1,584 sq ft
    Lot size: 1.16 ac
  8. 4 beds, 3 full baths
    Home size: 2,266 sq ft
    Lot size: 5.94 ac
  9. 5 beds, 3 full, 1 half baths
    Home size: 3,138 sq ft
    Lot size: 9,496 sqft
  10. 3 beds, 2 full baths
    Home size: 1,600 sq ft
    Lot size: 8,058 sqft

See all Real estate in the city of Los Gatos.
(all data current as of 5/24/2017)

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

Severe inventory shortage

Why is it so hard to buy a home in Silicon Valley?  Most of it has to do with our ongoing and severe inventory shortage.

I initially wrote the article below on Feb 9, 2012.  I thought it was bad then – and I suppose that relatively speaking, it was. But it’s much worse now!

Today is May 1, 2017, and I ran the numbers of available single family homes in Santa Clara County in a chart comparing since January of 2012.  Have a look, and please note the year over year numbers:

2017-05-01 Santa Clara County Inventory of Single Family Homes

The situation has only intensified since I first wrote this article in early 2012.  There are many reasons for the problem: older people won’t sell for tax reasons (mostly capital gains). move up buyers who elect to stay and add on rather than deal with hugely increased property taxes.  In general, home owners are opting to “buy and hold”.

Is it hard to buy a house in the San Jose area? You bet.  And unfortunately, I don’t see an end in sight anytime soon.

*********************************

Original article: Feb 9, 2012

Right now I’m working with a number of very frustrated home buyers.  Silicon Valley real estate inventory is painfully low, and in the lower price ranges especially, that means multiple offers are fairly common.  FHA home buyers, in particular, are getting out bid and out negotiated by all cash buyers, many of whom are investors.

How low is the inventory?  Let’s have a look at January’s inventory for houses & duet homes (“class 1” or single family homes) over the last ten years in Santa Clara County (San Jose, Los Gatos, Campbell, etc.):

2012  1,382
2011  2,007
2010  2,426
2009  4,759
2008  4,872
2007  2,698
2006  2,202
2005  1,285
2004  1,612
2003  3,119

The average January inventory of available houses over the last 10 years is 2,636.  At 1,382, January 2012’s available inventory of houses for sale in the San Jose area was just 52% of normalContinue reading

Translation

by Transposh - translation plugin for wordpress
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
Find Mary on FacebookFollow Mary on Twitter
RSS FeedFollow Mary on YouTube

Please see more icons
at the bottom of the page.

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

Categories
Site Statistics
  • Users online: 3 
  • Visitors today : 954
  • Page views today : 3,414