Patio Homes or Zero Lot Line Houses
The popular Glencrest neighborhood in Almaden is located at the end of Serenity Way near Glenview Park and Cathedral Park in the Williams area, and it is shaped like a pentagram (a five sided object) so is easy to spot on the map. There is a shared pool. The outside ring of homes are single family houses on large, normal lots of about 10,000 to 13,000 square feet (on Valley Quail Circle, Hollow Lake). The more modest patio or zero lot line properties are found on the inside streets and have about 6,000 SF lots – the streets are Quail Creek Circle, Mountain Quail Circle, and Quail Cove Way. These houses were built by Shapell, a company which is known for a very high quality. Most were built in 1987 or 1988.
The big draws for these homes are as follows:
- The best Almaden schools are close by: Williams, Bret Harte and Leland
- Shappell is a highly regarded builder, perhaps the most valued in Santa Clara County
- The Glencrest area homes, whether regular houses or patio homes, are fairly young by local standards
Because the patio homes are smaller, they are more affordable. Many people consider them entry level houses for Williams Elementary School. For this reason, real estate sales in the Glencrest area often command surprisingly high prices given that structures are built on one of the property lines and that there are no windows on that side of the home.
Real estate listings and homes for sale in and near the Glencrest neighborhood of San Jose’s Almaden Valley
$1,739,888 : 1617 Via Campagna, SAN JOSE5 beds, 3 baths
$1,548,000 : 6540 Pajaro WAY, SAN JOSE4 beds, 2 baths
$1,498,000 : 1467 Nesbit CT, SAN JOSE4 beds, 3 baths
$2,288,000 : 6281 Tweedholm CT, SAN JOSE4 beds, 3 baths
$1,998,000 : 6587 Whispering Pines DR, SAN JOSE4 beds, 4 baths
$1,475,000 : 6924 Lenwood WAY, SAN JOSE3 beds, 2 baths
$2,488,000 : 7180 Mountain Hawk CT, SAN JOSE5 beds, 4 baths
$1,650,000 : 6747 Mount Pakron DR, SAN JOSE4 beds, 3 baths
$1,188,000 : 6352 Firefly DR, SAN JOSE4 beds, 2 baths
$1,488,000 : 1703 Via Lugano, SAN JOSE4 beds, 3 baths
See all Real estate in the Almaden Valley community.
(all data current as of 5/21/2018)
Listing information deemed reliable but not guaranteed. Read full disclaimer.
Not everyone is familiar with the term “patio home” or “zero lot line” house when searching for Silicon Valley real estate. Recently a listing agent of such a property called me for feedback and when I told her that my clients did not want a zero lot line home, she didn’t know what I was talking about. She had no idea that this term applied to her listing!
So I thought maybe this topic deserved a little more attention.
What does zero lot line mean?
With most houses, the structure is set into the lot or land such that the property boundaries are at least a few feet away on all sides – often 5 or 8 feet. One common exception is garages in older parts of Willow Glen, Los Gatos, downtown San Jose, etc., where often these buildings were set directly against the property line on one or two sides.
When a house is right up against the property line, directly on the line, that’s referred to as a zero lot line and is usually referred to as a patio home. To view that wall, you’d literally have to go onto your neighbor’s lot to have a look. Although this is not terribly uncommon in dense, urban areas, it’s fairly infrequent in Silicon Valley.
Why are homes designed on zero lot line properties? The main reason is to increase the density while providing more yard to the home owner. Rather than having two 8′ side yards, perhaps you’ll have one much larger 16′ yard.
Interestingly, these houses do not seem to sell for less with the zero lot line – at least not that I have been able to discern. (That’s counter-intuitive….)
How can you tell if it’s a zero lot line house?
It should be disclosed in the MLS as such, but often isn’t (sometimes the listing agent doesn’t even know), so you’ll have to look carefully at the neighborhood and the property to see. Here are some clues: Continue reading