Cinnabar winery sign (Big Basin Way, Saratoga)

In many communities such as Saratoga, Los Gatos, Los Altos, Willow Glen, Campbell and Palo Alto, there is a high premium placed on homes which are close to the downtown area.  Many real estate agents advertise these as “walk to town” but the idea is simple: it’s nearby, you can stroll, skate, ride or bike, wheel yourself and forget the car.

Downtown Saratoga, also called Saratoga Village, welcomes residents and visitors to a charming, scenic area with fabulous shops, spas, wine tasting venues, restaurants and more.  This part of the city boasts top scoring schools as well as lovely older and historic buildings and a gorgeous park alongside Saratoga Creek. Whether you spend an afternoon or a lifetime in Saratoga, this part of town will call you back again and again!

What do you need to know about buying a house, townhouse or condo in downtown Saratoga?

There are a few points which you are well served to know when purchasing residential real estate in this upscale community. We’ll touch on a few of them here: historic homes, traffic & noise, natural hazards, parking, and special issues with condos, townhouses and PUDs (planned unit developments).

First, this downtown Saratoga Village zone is historic; while not every property is deemed historic, many are and that means that there will be restrictions on remodeling and expansion of single family homes or houses. For instance, original glass in windows may need to remain if you’ve got a Victorian house dating from the 1890s, and expansions may need to be off the back of the home so that the facade keeps its initial look and feel (just examples).  This can be frustrating if you buy a luxury home that “needs work” and you are surprised later. If the house was built before 1950 or so, double check the rules!

Second, traffic and noise can be an issue and vary from day to day as well as from one time of day to another; there are a variety of traffic related concerns.  Big Basin Way is an alternate route to Highway 17 for access to Skyline Boulevard and the coast.  Cars and motorcycles may be thick on Saratoga Avenue, Saratoga-Sunnyvale Road and Saratoga-Los Gatos Road when the weather is good.  Motorcycles can be especially loud when large groups go on a road trip together!  Of course there will be extra cars when a concert is featured at The Mountain Winery (off Big Basin Way) or Montalvo (off Saratoga-Los Gatos Road).  If you have a serene view property it might surprise you how much motorcycle noise can carry – so be sure to visit the property on a warm weekend afternoon or two to check it out.

Additionally, because Big Basin is an alternate route to Highway 17, it can also get a lot of traffic if there’s a problem on 17 in winter due to weather such as with downed trees, mudslides, car accidents with severe backups, etc. So when weather is good and when weather is bad, Big Basin and nearby roads can get very congested and move slowly.

Commuters who live in the mountains as well as others choke Saratoga Avenue at rush hour.  This is slowed further by having to pass two schools (Sacred Heart and St. Andrews) before getting to Highway 85.  Saratoga Avenue has just one lane in each direction through the historic zone, but after the freeway it’s much better.  (Saratoga-Sunnyvale isn’t bad as there are 2 lanes but remember to slow down at Saratoga High – the road is wide so the temptation is to go too fast.)

Natural hazards:  Depending on the location of the home in relation to the village, you could be in a wildland fire zone, in an unstable soils zone, a seismic zone or other “natural hazard” areas.  Also, if you are closer in to the hills or near a creek (and there are 2 in downtown Saratoga), there will of course be an increased contact with wild life, such as deer – but potentially also mountain lions, bobcats, racoons, possum, skunks, etc.  Most people love seeing the deer but others find it upsetting that their beloved garden is viewed as a buffet!

Finally, as with many downtown areas, parking can be a little tricky at times.  Valet parking can be a big help but no matter what, do pay attention to how long you’re in a spot and what the limit is – it can be expensive if you forget!

Are there special issues with Condos, Townhomes or PUDs in downtown Saratoga, CA?

In some cases, yes, PUDs, condominiums and townhouse communities may have special issues due to any of the items listed above.  In 2010 I had a great listing at Saratoga Oaks, a lovely and luxurious townhouse resort community.  Because of their proximity to the hills, the home owner’s association had earthquake insurance and that was quite costly.  The HOA dues covered not just the multiple pools, tennis courts, pool house, roads etc. but also fairly expensive blanket and earthquake  insurance as well. (That listing of mine on Placida Court is sold and closed but you can check the photos out here to get an idea of the area.)

A problem throughout Silicon Valley is condo, PUD and townhouse home owners defaulting on their monthly dues (and any special assessments).  Whenever you purchase one of these types of homes it is very important to know how financially sound the community is.  If there are many defaults, it is possible that the reserve account will run too low, resulting in either deferred maintenance, raised dues or special assessments  for those who are paying.  (With a short sale, some of the owed monies may be forgiven, and with a foreclosure there may be no recouping of debts owed at all.)

There are very few distressed sales in Saratoga, relative to the rest of Silicon Valley, so this risk should be lower in downtown Saratoga or anywhere in that city, but do check the situation out so that yo aren’t later handed a big bill to pay!  Here are a couple of related articles that you might find helpful:

Why are those Silicon Valley HOA dues so high?

Does your HOA have enough in reserves?

Want to learn more about living in this piece of paradise?  Browse listings below – no need to register, just have a look!  And if you want to buy or sell real estate in Saratoga, please contact me.  I grew up there (graduate of Saratoga HS), I sell there, and I’m happy to assist you in making it your home!

Find a home for sale in Saratoga, CA (all of Saratoga, not just downtown):

Saratoga California condominiums or condos for sale

Showing properties 1 - 3 of 3. See more city of Saratoga real estate.
(all data current as of 2/11/2012)

1. $625,000 : 14660 Big Basin Wy #C, Saratoga
   
   3 beds, 2 full baths

   Home size: 1,408 sq ft

   Lot size: 1,496 sq ft
   
2. $585,000 : 14654 Big Basin Wy #A, Saratoga
   
   2 beds, 2 full baths

   Home size: 1,276 sq ft

   Lot size: 1,276 sq ft
   
3. $439,999 : 20800 4th St #10, Saratoga
   
   2 beds, 1 full bath

   Home size: 876 sq ft

   Lot size: 871 sq ft
   

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

Saratoga California townhouses or townhomes for sale

Showing properties 1 - 4 of 4. See more city of Saratoga real estate.
(all data current as of 2/11/2012)

1. $574,950 : 19714 Vineyard Ln, Saratoga
   
   2 beds, 2 full, 1 part baths

   Home size: 1,511 sq ft

   Lot size: 2,000 sq ft
   
2. $525,000 : 19415 Vineyard Ln, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,612 sq ft

   Lot size: 968 sq ft
   
3. $775,000 : 12630 Biarritz Ln, Saratoga
   
   3 beds, 3 full baths

   Home size: 1,991 sq ft

   Lot size: 3,192 sq ft
   
4. $948,000 : 14679 Springer Av, Saratoga
   
   2 beds, 2 full, 1 part baths

   Home size: 2,163 sq ft

   Lot size: 1,377 sq ft
   

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

Saratoga CA houses for sale – single family homes for sale in Saratoga California

Showing properties 1 - 5 of 59. See more city of Saratoga real estate.
(all data current as of 2/11/2012)

1. $798,000 : 14403 Oka Ln, Saratoga
   
   3 beds, 1 full bath

   Home size: 1,273 sq ft

   Lot size: 11,000 sq ft
   
2. $825,000 : 18253 Swarthmore Dr, Saratoga
   
   3 beds, 2 full baths

   Home size: 1,400 sq ft

   Lot size: 8,260 sq ft
   
3. $850,000 : 14656 6th St, Saratoga
   
   1 bed, 1 full bath

   Home size: 592 sq ft

   Lot size: 4,500 sq ft
   
4. $869,950 : 19061 Dagmar Dr, Saratoga
   
   3 beds, 1 full bath

   Home size: 918 sq ft

   Lot size: 8,424 sq ft
   
5. $890,000 : 14451 Oak Pl, Saratoga
   
   2 beds, 2 full baths

   Home size: 913 sq ft

   Lot size: 8,925 sq ft
   

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

It’s possible to live in Silicon Valley and have no idea that there are still some original adobe houses to be found right here in the San Jose area. Today, though, I hope to help some of our residents discover the past which is lurking right in front of us!

The historic Adobe Woman’s Club is just a block or two off the campus of Santa Clara University, tucked away on a side street now that The Alameda is re-routed as The El Camino.  Address: 3260 The Alameda, Santa Clara.  According to the state’s historical preservation site, this state landmark # 249 is one of the oldest in the Santa Clara Valley, was built between 1792 and 1800 and was one of many row houses built for the native Americans who worked at Mission Santa Clara.  Please note that this is private property and you may not enter without permission, but the adobe abode is very visible from the sidewalk.

Today the beautifully preserved adobe house functions as a nonprofit group with these objectives: “to promote educational, moral, social welfare, cultural, civic and community service.  Anyone who supports these objectives is welcome.”  This scenic place can also be rented out for private events.  The garden is quite lovely and the interior appears to be very modern.  You can see photos of the inside of the house at the club’s website: The Santa Clara Woman’s Club.

Not too far from the Adobe Woman’s Club is Santa Clara’s oldest structure, the Berryessa Adobe, located at 373 Jefferson Street, Santa Clara.  It is open Thursdays and Saturdays from 12noon to 4pm. It features early California artifacts. The Examiner has a great article, full of history on this site: read up!

The Peralta Adobe House in downtown San Jose close to San Pedro Square (at 75 West Saint John Street) can be toured if you pull a group together. (It is also very close to the Fallon House, and the two can both be seen on the same ticket.)  According to the History San Jose website, this is the oldest house in San Jose, built in 1797 and “the last remaining structure from El Pueblo de San José de Guadalupe.”

A few years ago, I did a “client appreciation” event with a tour of the Peralta Adobe and Fallon House.  At the time, anyone could tour these at any time by just showing up and buying a ticket.  The website now says that they need groups of ten or more to tour, so it sounds like another casualty of the Great Recession.  Those who did join me for my event seemed to really like it and I thought it was a good event so would recommend it to others.

Roberto-Suñol Adobe (aka Laura House): Less obvious is the Willow Glen adobe building hidden behind a wooden facade at 770 Lincoln Avenue in San Jose.  Dating from 1870, this adobe house is now home to law offices.  Most of the adobe cannot be seen, but the owners have kindly made visibile a portion of the original adobe construction. Originally, of course, it was a one story house, built in 1836  (have you ever heard of a two story adobe? No!).  According to stoppingpoints.com, “The one-story dwelling was enlarged in 1847 by the new owner, Antonio Suñol, the second story and balcony were added in 1853 by Captain Stefano Splivalo.”

In Milpitas, you can find the The Jose Maria Alviso Adobe, which also began as a one story adobe house and was later added onto with a second floor. As it was expanded, it grew into the one uniquely California style of architecture, the Monterey style.  Also in Milpitas is the Jose Higuera Adobe and Park.

In my own town of Los Gatos, there’s a hair salon/barber shop called the Old Adobe Hair Shop of Los Gatos too – but I cannot find any historical info on it (just business info). In Mountain View, there’s another on Moffett Blvd (that can also be rented out).

If you slow down, you’ll find hints of our collective history all around us – in San Jose, Santa Clara, Milpitas, Mountain View, Los Gatos and all over the “south bay”.   These are easy to miss…and wonderful to find and discover!

Spanish style houses evoke a kind of nostalgia for “old California”, and when we think of local history, homes with a Spanish type of architecture seem most appropriate, especially if the landscaping reinforces it – things like bougainvillea, hibiscus, ferns, palms, roses and citrus trees.

California features different types of Spanish style homes

There are a number of Spanish styles found locally and throughout California: Spanish Colonial Revival, Spanish Mission, Spanish Eclectic, Mediterranean, and Monterey, which is the only archietectural style hailing from California (and admittedly is a hybrid).

Where to find classic, older Spanish style homes in Silicon Valley

Some neighborhoods, like downtown San Jose’s Japantown and many of the older areas in Willow Glen, are filled with beautiful Spanish Revival bungalows which were mainly built in the 1920s and 1930s. The largest collection is probably there, close to Lincoln Avenue and near Bird & Minnesota Avenues, and especially in the “Palm Haven” neighborhood of Willow Glen.

More can be found in the older parts of San Jose’s Alum Rock Park (up by the country club), in Santa Clara’s oldest neighborhood (by the university), in downtown Los Gatos and downtown Palo Alto, more in south county, especially Gilroy, and scattered throughout the Santa Clara Valley.

What about newer Spanish style homes in Silicon Valley?

There are some newer houses and homes with a Spanish flair, but for the most part it’s limited to the exterior (or “elevation”). The interiors of most Spanish style homes built since 1950 are not at all Spanish style. There were a number of Spanish style tract homes built in the 70s and 80s, but they are essentially ranch style homes with a Mediterranean elevation only.

Too often, the very newest homes don’t seem to know what style they’re trying to reflect at all, but tile and stucco and a few arches are thrown in to attempt something generically Mediterranean. In the last 20 years, many builders have created neighborhoods with varying home styles – the same floor plans but varying styles on the exterior such that one is pseudo Spanish, another is pseudo Craftsman, another is pseudo English cottage or Tudor. Home buyers may get to choose which “style” they want if they get in before it’s built.

Resources for Spanish style homes in the San Jose area

Fabulous books can be found to help restore and remodel these homes. Older houses need remodeling for practical reasons, and the younger ones can benefit from it to make them more authentically Spanish styled.

Meanwhile, if you love Spanish style homes of all ages, browse some classic older ones here (all pre-1950).

For more reading:
Spanish Revival Style Home in Japantown Features Classic Tile Bathroom

The St Martin of Tours School’s annual tour of beautiful homes in San Jose’s Rose Garden district is happening this weekend.  It’s a fabulous opportunity to see gracious homes, attractively decorated and remodeled, and to support the school.

If you’re new to Silicon Valley and are unfamiliar with the area, the school (and Church) are close to O’Connor Hospital (which is close to Valley Fair Mall).  The Rose Garden District is close by, surrounding the San Jose municipal park bearing the name of Municipal Rose Garden. It’s considered part of “central San Jose” and has the zip code 95126. This area, along with nearby Shasta-Hanchett, has some gorgeous older homes. Many of the streets are wide and tree lined. This neighborhood is convenient to both major nearby freeways (280 and 880) so is a great commute location. It’s an area with enduring popularity.

View Larger Map

For all the details, please see their Rose Garden Homes Tour website.

Many newcomers to the San Jose & Silicon Valley areas want to buy new homes (or newer ones).  Santa Clara County, though, had a big “building boom” after World War II ranging from the 1940s through the 70s.  At the end of the building frenzy, most of the land was taken.  More importantly, most of the really good land was built up.

How old is the “average” San Jose home for sale?  Probably about 45 – 50 years old, on average.  Depending on where you’re looking, precisely, the homes could be younger or older on average. 

There are some nice communities of new and younger homes in Silicon Valley, but there aren’t a lot of them.  Most of the new home communities have houses on small lots.  Some are near high voltage power lines (homes on Taft in San Jose’s Cambrian Park area) or next to freeways (Summerhill development off Samaritan Drive in San Jose). 

It’s easier to find newer homes in Morgan Hill, Evergreen, Milpitas, and areas that held onto agriculture longer. Pockets of newer homes exist throughout the valley, and some of them are on good land (such as the Willows neighborhood of Willow Glen or the Almaden Winery area in Cambrian/Almaden). There’s a beautiful subdivision of luxury homes in Saratoga where the homes enjoy gracious, large lots.  That land used to belong to an order of Catholic sisters (Notre Dame de Namur).  Good land!  Much of the other good land was either horse property, orchards, or vineyards until somewhat recently. Small pockets of that remain, including the “North 40″ in Los Gatos – which I understand has been sold and is soon to be developed.

Several parts of our South Bay community have roots that go back into the 1800s or earlier: downtown San Jose, old Santa Clara, Willow Glen, Mountain View, Los Gatos, Campbell, Saratoga, Alum Rock Park… many of these neighborhoods have Victorian era houses.  Japantown, in San Jose’s downtown area, has some beautiful Spanish style homes dating from the 1920s. (There are only a few of original adobe houses left that date to the late 1700s.) 

Don’t rely too much on the age listed in the mls!

One thing to be aware of is that some homes that are said to be 60 or 80 years old may have been virtually rebuilt and “like new”.  Sometimes the MLS will show the older number but only reveal the drastic remodel in the comments. So if you’re looking for a younger home, don’t just search by the age listed in the MLS – it may not be a true representation of the home’s condition!

Last Sunday, my husband, Jim, and I had the pleasure of attending the Stanford University Historic Homes Tour, which happens annually.  The last house we visited was the Frank Lloyd Wright designed Hanna House, built in 1936.

This property is private and may only be visited during guided tours, but it’s worth the planning to enjoy the setting and the unique architecture!  I hope you will enjoy the photo show I put together.  There are additional pics too, after the 90 second slide show, in case you want to see more.  Enjoy!

“Red flags” are clues that something is wrong or potentially wrong. They’re the hints that we need to investigate something further, the sign that we should be on alert.

Some parts of San Jose, and Silicon Valley generally, enjoy beautiful older homes with classic styling and beautiful finishing work.  These properties and neighborhoods are prized because they are not cookie cutter, not ranch, not too new.  They may be Victorian, Craftsman, Spanish, or any number of other interesting architectural styles.

One area of Santa Clara County that is well known for both charming historic homes and unfortunately also some stuctural issues among those older houses is the Willow Glen district of San Jose.

On Saturday I showed some clients about a half dozen homes, all in Willow Glen, and we saw a lot of “red flags” which hinted of foundation problems, among others.  I thought I’d share a few pics I snapped at one of them with my treo camera here.  All of these were taken on the front porch of this house – all visible structural  “red flags” before we ever set foot into the house.
The first image is one taken from the walkway leading up to the Spanish style  house. Please note that there seems to be separation between the wall and the step, from the wall and the foundation and from the step and the walkway.  Also find that some of the stucco is crumbly.  These are all things to be concerned about.

Next is what greets the visitor who makes it to the front porch.  These are not just red alerts – they are more like emergency sirens going off!

It goes without saying that this is not a good sign. If it looks like this where it’s plainly visible, what does it look like in the crawl space?

And finally, there were issues looking up as well as down:

Only a structural engineer can have a look, do some tests and make a determination as to what is going on here.  What may be happening, though, is shifting – the home is moving or the ground is moving, or both are moving.

How can this happen?

Earthquakes can, of course, make things move. But so can changing levels of moisture in our clay soils.  In wet years, the ground swells as it becomes engorged.  In dry years, the ground constricts. Clay soil, adobe, is stronger than the conrete that goes into making our foundations.  This is powerful movement, and the house isn’t going to win!

In Willow Glen, there used to be a great deal of swampiness in some areas when the valley was first being settled by non-natives. My understanding is that either the water table is high in places or that there are underground aquifers there, and this made homes in Willow Glen more susceptible to the soil issues related to water quantity.  As aquifers rise and fall (with El Nino years or drought years), so would the homes above them.  In recent decades, though, the percolation pond system and other systems in place by the water district keep the ground from heaving as much as it did prior to these systems being in place.

Older homes may be more vulnerable to construction issues such as cracked foundations, floors out of level, etc.  In the Willow Glen area of San Jose, especially in the older and historic parts, those vulnerabilities are compounded by soil and water challenges. (These challenges are also very true in hillside areas like Almaden, Los Gatos, Monte Sereno, and Saratoga as well as many others.) When looking in historic Willow Glen especially, watch for red flags.  Watch for separations that should not be there (chimneys separating from the house, walls separating from the floors, etc.).  Watch for floors being out of level, or doors or windows that don’t close.  These are only a very few of the areas about which you should be on the alert.

A good property inspector, preferably a member of ASHI (American Society of Home Inspectors) will find many more “red flags” during an inspection. A Realtor should be on the lookout for red flags too.  As a consumer, you are more empowered if you can learn about these things and spot them on your own too -  being educated is an asset that will help you to protect your investment in Silicon Valley real estate, so keep learning!

Most homes in Silicon Valley come with some type of parking space for cars beyond street parking.  Home buyers want to know that there will be a place for their vehicles (and often their “stuff” too).   Garages and parking are sometimes under-appreciated aspects of evaluating real estate, so it will be the focus of today’s topic. 

Because a real estate purchase is a big ticket item, it is always important to consider the ability to sell it later.  (Always buy with selling in mind!)  Will it be hard to sell it in the future if it is not a red-hot sellers market?  Parking can greatly impact “resale value” and overall desireability to a large portion of consumers.   If you are evaluating a condominium, townhouse, or planned unit development home with private roads and parking, there will be some special concerns that may be a little different than if you were purchasing a single family home. We’ll consider both.

General principle:  In all types of housing in the San Jose area, usually the most highly desired type of parking arrangement is an attached garage.  This is not true in all cases but is generally true.  You would not find homebuyers interested in historic homes (Victorian, Spanish, Craftsman) wanting a prominent two car garage at the front of the house, commanding the lion’s share of the view from the street. (So don’t expect to see that in Japantown, Naglee Park, or the the Rose Garden.)  But for the typical buyer of the more common ranch style home, the attached garage is expected and appreciated, and if it’s missing it’s a challenge to sell the property later because as sellers you’ll be appealling to a far smaller pool of buyers.

Parking at Townhouse and Condominium Homes in Silicon Valley

For condo and townhouse purchasers there’s often a parking wish list with some ranking attached to it.  What do condo buyers want?At a minimum, condominium buyers will want:

• assigned parking for two vehicles (their unit has certain spots)
• enough guest parking (which residents do not use)

Most condo or towhnhome buyers will expect:

• covered parking
• a sense of security – a quiet area to park away from a public road, perhaps gating

Depending on location and buyer preferences, some condo buyers in Silicon Valley will not buy unless the parking situation is better. These consumers demand:

• a secure garage – either a large communal garage or, preferably
• a private garage for only that unit’s car or cars and also for the owners’ belongings

Many complexes or communities have storage faciities for residents, and this can be a huge help when there’s no private garage.

Having a private garage does not always mean it’s attached, though. I’ve sold a few condos in Sunnyvale which offered garages, but they were fairly remote from the homeowner’s units. So for security conscious people or those concerned about lugging things into the home from the car in bad weather, simply having a private garage may not be enough. These folks will be looking for a townhouse or condo which offers at attached garage, private or communal, which offers shelter from the elements and a higher sense of safety.

If you are looking to buy a condominium or townhouse with the broadest appeal to the largest audience, factor in buying a home with an attached garage, if possible.  You will need to weigh that against other important things, though, such as schools, commutes, noise, crime, property condition (and the condition of the complex as a whole since assessments for repairs are always a possibility), and not overbuying in the area.  You do not want to buy a home that is worth lots more than the majority of properties in the area if the main difference is simply parking.  Better to be more conforming to local values to maximize the home’s resale value.

Planned Unit Developments and Parking

In planned unit developments, normally the homes and townhomes are situated on private roads with no “street parking” but instead small parking areas for guests and sometimes residents.  In these communities, one of the most important things to watch for is overcrowding and the general availability of guest parking.  There’s one condo complex in east San Jose that has wonderful buildings but virtually no guest parking (perhaps two spots for fifty units).  Guests must park on the street – which is not close by – and hike in.  Event Realtors trying to show or preview homes there have a difficult time.  

Sometimes the guest parking will look sufficient by day, when most likely everyone’s at work.  Check back on evenings and weekends to see if there’s still enough so that it’s not an issue. (And if you do purchase a home in a condo complex, townhouse development or PUD, be sure to read that large stack of homeowner documents to understand the rules. Read the newsletters and the meeting minutes to see if there are any issues with parking. )

One final word on vehicle related concerns for condo, TH and PUD home buyers in Silicon Valley: also learn what the rules are for washing your vehicles at home and for moving vehicles periodically.  Some communities allow  car washing in certain spots, some are very flexible, and some prohibit it altogether. Finally, investigate too any rules about garage doors remaining open.  There are some developments with strict rules about garage doors remaining closed except when vehicles are entering or leaving.  You may have a preference on this one way or the other (I do not think it impacts resale value, but it may impact the way you utilize your garage.)

Garages, Parking and Single Family Homes in the South Bay Area

For Silicon Valley single family home buyers, the issues discussed above may be ancillary, but there are other areas to probe:

• how important is a two car garage? will one be enough?
• how imprtant is it to have the garage be attached? useable?
• how’s the storage situation?
• is the garage “finished”?
• is there room for a workbench?
• if the laundry area is in the garage, is there a sink nearby? (this should only be the case in an attached garage)
• often the water heater and furnace are located in the garage, if it’s attached: are they safely positioned so that cars won’t hit them?
• is the water heater on a raised platform, 18″ above the floor? Is it strapped for earthquake safety?
• have the current owners put too much storage onto the garage rafters? This will cause sagging, which is visible from the street – look for the garage door frame to sink a little in the middle

What is the Impact of a Garage Conversion on a Silicon Valley Home?

Sometimes the buyers of Silicon Valley homes consider converting their garage to living space – sometimes a family room or bedrooms.   Homes with garage conversions can and do sell, but they are more difficult to sell because most buyers want (or even need) a garage.   

If, however, you really do need to convert your garage to interior living space, please make sure that you work with a licensed contractor and get all permits and finals on this project. Make sure that you, as a homeowner, understand the rules and do not rely on a contractor to tell you if a permit is or is not required. You are ultimately responsible, so check this out with your city, town or county – whatever jurisdiction your home is in.  Not getting the permits and finals can cause innumerable headaches.

Also, if you elect to convert your garage to living space, plan in a place for vehicles – preferably at least a carport.  It would be most ideal to locate a potential spot for a future garage if so desired.  When selling your home, even if you do not have a garage now, showing that one can be built will be a big help. 

Storage is an issue for Californians too. Since most of us do not have basements, the garage tends to be the place for gardening tools, holiday and seasonal decorations, old records, and much more.  If you convert your garage to a family room or other living space, factor in either some room for all of this “stuff” in the former garage space or consider getting an outdoors shed, if allowed (you may also need permits and finals for that) to take up the slack with storage.

Depending on where you live, a major remodel may kick in new requirements and upgrades to other elements of your home, so do a lot of research before undertaking this type of project.

Historic Homes and Garages

Historic homes sometimes have garage issues not seen with other properties, so I want to give a few words of caution on this topic.  When many of the lovely older homes were built 80 or more years ago, we did not have the same “setback” requirements that we do now. Typically in Los Gatos, Saratoga, Campbell, and in most parts of Santa Clara County, there’s a requirement of a certain amount of open space between structures on the property and the property line.  It is usually different on the sides of the home vs the back of the home.  In many areas the setback on the side of the house is eight feet.  So between your home and your neighbor’s, there are probably sixteen feet – perhaps more, perhaps less. 

With historic properties, garages were sometimes built either right on the property line or extremely close to it.  They are now “grandfathered in” so that they may remain for now.  There’s a big, big “gotcha”, though.  If such a garage is destroyed (fire, wind, termites), most often it cannot be rebuilt in the same location, but would have to be rebuilt to accomodate the current setback laws (or possibly not be allowed to be rebuilt at all, depending on the configuration of the lot and home).

High End, Super Garages

On the other end of the spectrum, there are a few rare homes in which the garage is clearly a palace of sorts. One of the most interesting properties I ever sold was a Cambrian Park house with 1200 square feet of “living area” and a massivly expanded garage that started as a typical two car garage but ended up being a 5 car garage with lots of bells and whistles. Not only was it a “finished garage” but it had skylights, compressed air, a bathroom, a studio, and amazing space.  Outside, there was room for several more vehicles.   The house was not bad, but the garage was a jaw-dropper.

These homes are special and cannot be marketed like other homes because the MLS simply doesn’t have a way to showcase them.  There are buyers, though, who are looking for a property with room for a recreational vehicle, historic cars, dirtbikes, motorcyles, trucks – and a welcoming space to care for these vehicles.

Although I do not suggest dropping a disproportionate amount of improvement money into the garage (I have seen homes where they’ve gone too far, putting slate flooring into the garage in one luxury home, for instance), having it be finished, with additional storage, and a comfortable place to spend time will be appreciated by many hobbiests who will use the garage for any number of projects.  Getting ready to sell your home? Make sure that the garage is clean and inviting.  Staging it to sell is a good idea.

Generally, having a safe, functional two car garage will be very important to most home buyers and it will be helpful to your home’s desireability when it is time to sell it.  (A three car garage is often viewed as a wonderful luxury – more than three is usually too much for the vast majority of consumers.)  Making the garage a pleasant place to work (as a garage, not as a conversion) will be a plus for many home buyers and is likely to be an enhancement with rewards in your real estate’s resale value down the road.

Readers,

Today I am running a guest post by Asbestos.com. This company approached me a couple of weeks ago and asked to be able to provide some information on asbestos and its abatement and alternatives on this site. Since we find what is likely asbestos laden materials in many homes, I agreed, and have done only a little editing for clarity. (This is not a paid blog post, by the way.)

Asbestos is not hazardous if it remains intact and does not become airborne. If you have a home with asbestos products (often found in heater duct insulation and in “popcorn ceilings” of older Silicon Valley homes), you can either remove them by hiring professionals who follow rigid guidelines to ensure everyone’s safety, or you can leave them alone but encase them and you should have no problems whatsover. Many buyers, of course, would prefer that it be entirely gone. This is not a “do it yourself” project, though. Attempting to do this on your own is potentially quite dangerous. If you wish to find and eradicate asbestos, you will need to call in the experts, who know how to handle hazardous materials.

Guest post written by Joe Lederman of Asbestos.com

Although manufacturers and mankind has known of asbestos’ health hazards for a long period of time, it wasn’t until 1990 when the California Air Resources Board (CARB) began to regulate the amount of asbestos used in surfacing applications. Due to the widespread use of asbestos throughout the 20th century, it is essential for those involved in real estate to take the proper measures in inspecting and removing the harmful product. With the consistent growth in technology and public awareness, there are currently a number of products which replace the need for asbestos.

Renowned for a large industrial history, California’s economy has had success in areas such as ship-building, mining and power generation. These industries found many usages for asbestos, as the material has fire and heat resistant qualities. Homes, workplaces and public facilities built prior to 1980 can still harvest asbestos. Asbestos exposure has resulted in the development of severe lung cancers such as mesothelioma. Typically, signs of this illness will not turn up for 20 to 50 years, making it difficult for physicians to diagnose potential carriers. Mesothelioma treatments vary from chemotherapy, radiation and experimental procedures. Although medical technology continues to improve, mesothelioma claims thousands of victims every year in the United States alone.

The California Environmental Protection Agency reports many sources of naturally occurring asbestos emissions throughout the state. Despite knowledge of the state’s asbestos problems, many communities throughout California still find themselves constructed atop asbestos deposits. (Note by Mary: One such neighborhood is found atop Communications Hill in San Jose. You may recall that when Highway 87 was being constructed from Blossom Valley to Downtown San Jose, there were problems when they got to the hills that the road had to go through. One of the major issues was the asbestos in the soil there.)

With many citizens now living in an environmentally hospitable manner, people in California should hire licensed abatement contractors who will perform in house inspections to search for any hazardous building material that may be present. The removal of asbestos is an extremely finite process which needs to be performed wearing protective gear and masks. Alternatives to asbestos include cotton fiber, which can reduce energy consumption up to 35 percent, and cellulose.

In the 21st century, there is no need to put yourselves and your families at risk at the hands of asbestos. These new alternatives will allow real estate men, women and potential homeowners to be free and clear of any health damaging substances.

Los Gatos is a charming town at the base of the Santa Cruz Mountains that features a good amount architectural beauty in commercial and residential buildings (and natural beauty too, as the town’s backdrop is the coastal foothills).

Today we’ll have a look at some of the diverse types of architecture seen in Los Gatos homes. There are many neighborhoods built out by many different builders within the town (and in county pockets). Each one has its own personality and “feel”. Many of the town’s residential areas have ranch style homes that are 30 – 50 years old, but certainly not all of Los Gatos can be described that way. What types of houses does Los Gatos have? It really depends on the neighborhood and age of the area or development – and, to an extent, on the owners and how they care for the home. Here, then, is a “sampling” of architectural styles found in the homes of Los Gatos.

The Almond Grove District is one of the oldest parts of Los Gatos and it features many lovely Victorian homes, some craftsman and a smattering of everything else. It’s a fabulous place to see at any time of the year, but especially in October or December, when the area seems to go all out in decorating for the holidays. This neighborhood is located near Los Gatos – Saratoga Road and N. Santa Cruz Avenue, and includes streets such as Almendra, Massol, Tait, and Bean. (And yes, it was once a grove of almond trees.)

And here’s a lovely Craftsman style home just touching the Almond Grove area:

Close in age and location to the Almond Grove District, the Edelen District of Los Gatos also features gorgeous, and beautifully tended, Victorians. The Edelen District is close to Old Town Los Gatos, which is found on University Avenue near Main Street, and encompasses much of the area between University Avenue and the freeway.

The homes on Broadway mark the first subdivision in Los Gatos (and predate the Almond Grove area): imagine that it was a novely to plan real estate growth in town!

Further out from the downtown area of Los Gatos, you’ll find more ranch style homes. Many of the older ones have been expanded, as is the case with this one near downtown (this home was once a cottage of about 800 square feet).

Surrey Farms is a highly prized Los Gatos neighborhood off of Kennedy Road that is fairly close to town and enjoys lots of 1/3 to 1/2 an acre in general. It was once a horse ranch and the first home on the right side of the subdivision was once the stable! Below see a typical Surrey Farms ranch style home, complete with a hint of a split rail fence.

Also located in Surrey Farms, but seemingly of another time and place, is this gorgeous Spanish style hacienda, which sits on an enormous and tree studded lot. This is one of my favorite homes in Los Gatos – someday, I’d love to see the inside of it!

Other styles of homes can be found in Los Gatos too. Here’s one that is sort of a contemporary style (quasi chalet with A Frame roof?).

Particularly in the hilly areas of Los Gatos, there are other unique styles of construction to be seen. This hillside home is also somewhat modern in design:

Enjoy the photo home tour? Take a look at my slideshows of Los Gatos next!

Love beautiful residential architecture? Love Los Gatos? A must-read book is Los Gatos Observed by Alastair Dallas (photos by Peter S. Conrad). It’s a wonderfully interesting and engaging handbook on Los Gatos and its historic buildings. You can find it at Border’s in Old Town Los Gatos or order a used copy on Amazon (they don’t seem to have any new ones available).

Located along the Guadalupe River and adjacent to downtown San Jose and resting against the borders of Campbell and the Cambrian Park area of San Jose, Willow Glen is a very charming, older part of San Jose and Silicon Valley that seems to beckon to a more gracious time.

The area’s centerpiece is Lincoln Avenue, a street bustling with cars and pedestrians alike. It’s filled to the brim with restaurants and shops and seems to attract a never-ending strea of visitors, especially in summer and during the holidays.

This place has a great sense of community and history too. Willow Glen was once its own town, until the need for being hooked up to the sewer system proved prohibitively expensive, and the residents voted to be annexed to San Jose in the 1920s. Ask someone from this district where he or she is from, and you won’t hear “San Jose”, but rather “Willow Glen”. It’s expected that you will know where that is!

Lovely, Older Architecture is a Hallmark of the Willow Glen area of San Jose

Much of Willow Glen was built early in the 1900s and so the homes in the “downtown” area are older and feature classical styles of housing on tree lined streets – Spanish, Craftsman, and some even more venerable and Victorian. That is surely a large part of its charm. On the edges of Willow Glen, the homes are newer and tract. One area, known as Palm Haven, has a myriad of palm trees (both Royal Palm and Fan Palm) and older, diverse architecture surrounding a community park. The original access to Palm Haven from Bird Avenue and the rest of Willow Glen has been blocked off, but the grand old road can still be found easily enough via Clintonia off Riverside.

In addition to the unique architecture and the draw of Lincoln Avenue in “downtown Willow Glen”, there are other features that make Willow Glen popular for visitors and those who want to live there too. One is the community involvement and the love of the arts. There are festivals and free music concerts and they are a popular draw! The pace seems to be a little slower here. Is it really? I’m not sure, but just seeing that people slow down enough to play Bocce Ball at a neighborhood park convinces me that things somehow just aren’t as hectic here.

The Christmas season is special in Willow Glen, as many neighbors decorate their front yards with a single Christmas tree and lights. Other homes are fully decked out to the extreme. Some cold nights in December, traffic comes to a near standstill in this old enclave of San Jose, as folks drive in from miles to take in the holiday lights on the residential streets. It is by far the most scenic area of Santa Clara County during the holidays!

Willow Glen has a social conscience, too. There are organizations of religious groups, faiths and churches which meet to address social justice issues. One of the most popular sources of food for the hungry of Silicon Valley is the amazing Second Harvest Food Bank of Santa Clara and San Mateo Counties. This is a full-circle kind of thing as Willow Glen was once very famous for the fabulous orchards that fed the Santa Clara County. It is probably no accident that the garden next to Second Harvest Food Bank includes fruit trees!

Looking for a quaint place to live that’s close to downtown San Jose but feels like a whole different place? Spend some time in Willow Glen. It will charm you!