Almaden Valley (SJ)
Almaden Valley San Jose
San 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:
Average days on market of listed homes (houses) by pricing tier:
Inventory levels for the last 3 years for houses for sale in San Jose:
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
The 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
- 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.
|Trends at a Glance||APR 2017||PREVIOUS MONTH||YEAR-OVER YEAR|
|Median Home Price||-0.8%||$1,436,000||$1,447,500||-1.6%||$1,460,000|
|Average Sales Price||-2.8%||$1,487,530||$1,530,210||-6.7%||$1,593,700|
|No. of Homes Sold||+38.5%||36||26||-10.0%||40|
|Short Sales Sold||N/A||0||0||N/A||0|
|Active Short Sales||N/A||0||0||N/A||0|
|Sales Price vs. List Price||+1.8%||103.9%||102.1%||+1.3%||102.6%|
|Average Days on Market||-33.3%||14||21||-40.7%||24|
And from last month:
|Trends at a Glance||MAR 2017||PREVIOUS MONTH||YEAR-OVER YEAR|
|Median Home Price||+3.4%||$1,447,500||$1,400,000||-4.0%||$1,507,500|
|Average Sales Price||+4.8%||$1,530,210||$1,459,530||-0.7%||$1,541,270|
|No. of Homes Sold||+13.0%||26||23||+18.2%||22|
|Short Sales Sold||N/A||0||0||N/A||0|
|Active Short Sales||-100.0%||0||1||N/A||0|
|Sales Price vs. List Price||-0.1%||102.1%||102.2%||-2.9%||105.1%|
|Average Days on Market||-33.7%||21||32||+93.0%||11|
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.
|90-day stats for Single Family properties in|
SAN JOSE, CA 95120 as of May 26, 2017
|Median List Price:||$1,538,985||Average List Price:||$1,952,812|
|Total Inventory:||32||Price per Square Foot:||$600|
|Average Home Size:||2,690||Median Lot Size:||9,416|
|Average # Beds:||4.42||Average # Baths:||3.37|
|Homes Absorbed:||11||Newly Listed:||9|
|Days on Market:||59||Average Age:||37|
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
Almaden Valley in San Jose is comprised of many neighborhoods and subdivisions. One of them, close to the border with Los Gatos and Cambrian Park, is particularly popular: the Oak Canyon neighborhood.
There are many reasons for its draw among Silicon Valley home buyers: the houses were well built by Shea Homes in about 1980, so they are relatively newer by Silicon Valley standards. They’re larger homes on comfortable lots, often 8000 sf or so but some as small as 6500 sf and others larger than a quarter acre in the Oak Canyon corner of Almaden.
Most of the homes boast a 3 car garage, which is a big help with storage of stuff, if not storage of cars. The roads gently turn, which makes a more pleasing look. It’s a very “conforming” neighborhood where everyone keeps up the homes and yards. Much of Almaden is viewed by consumers as somewhat remote, but this section, near the mouth of Almaden, is not too deep into the valley and is a better commute location for most. One of the largest pulls for the area, though, is the nearby elementary school, Guadalupe School, which has API scores in the 900s.
Where is the Oak Canyon neighborhood in Almaden Valley, San Jose?
Oak Canyon is found near the intersection of Camden Avenue and Coleman Road in San Jose but is bordered by Coleman on one side and the Guadalue Creek on the other sides. (The far side of the Guadalupe Creek at this point is Cambrian Park.)
And to provide some bearings, here’s a map of the Almaden Valley district of San Jose generally:
One question I get a lot is this: what does it cost to buy a 4 bedroom, 2 bath house of about 2000 square feet?
So to answer this question, let’s see what houses like this are selling for (4 bed, 2 bath, appx 2000 SF or 185 square meters) and see how the cost looks in one Santa Clara Count y / Silicon Valley area versus another.
Today I compared several areas and cities using this criteria: single family homes of 1800 – 2200 SF, 3-5 bedrooms, 2-3 bathrooms, on lot sizes of 6000 SF to 10,000 SF. Normally I would chart this over the last 2 months, or 60 days, but because of the low inventory causing the sellers market I have expanded the search to the last 4 months, or 120 days, for a better range. As of this writing, Los Altos only had one sale over the last 120 days, so data for that segment spans from 0 to 180 days back, or 6 months, and in that half a year we have merely 3 sold.
Here’s how it shakes out in the “west valley areas” along the Highway 85 corridor, most of which are known to have good to great public schools. What areas are most affordable? One way of analyzing this is the “price per square foot” figure. Whenever I update the chart, I re-arrange the order of the cities from high to low based on the price per square foot, although there’s usually minimal movement.
Below are my results from the same search back in September 18, 2015. By comparisson, you can tell that Santa Clara’s average Price has increased, pushing it above Almaden and Campbell.
How competitive is the market? Have a look at the DOM or “Days on Market” figure. All of these days on market are short, but they range from low to heart-skippingly fast.
In most cases, the priciest and most desirable places have either the best schools or shortest commute location or both (Palo Alto and Cupertino have both). Had I ranked these for school scores, you’d find that Cambrian is fairly high up and a good “bang for the buck” location – though not a super short commute for folks who work in Mountain View (though not so bad for people working in Cupertino). Almaden, too, offers a good value for the quality of the schools, homes, and neighborhoods, though the commute is longer. None of these is especially close to North San Jose (where a major employer is Cisco).
It should also be noted that in some of the smaller communities with less on the market these numbers may not be as stable as others with more data – for instance, Saratoga only had four homes sold matching this criteria within the 120 days of collected data, and therefore may not be as accurate as others, such as the Blossom Valley area of San Jose with the most data at 35 homes sold. For these smaller communities with less data, it is beneficial to look at them more closely – Saratoga, for instance, has 3 different high school districts which have an impact the real estate prices. This chart is really just a snapshot to give a general sense of the relative affordability of these markets to one another. Continue reading
Luxury home sales are a little sluggish in the west valley areas of Santa Clara County. Right now in Almaden Valley, Los Gatos, Monte Sereno and Saratoga, there are 97 houses for sale listed at or more than two million dollars (just checked MLSListings.com), but in the last 30 days only 27 have sold and closed escrow in those same areas and price ranges. For the Almaden – Saratoga region generally, then, there are 3.6 months of inventory in the over two million dollar price range (97 / 27). That makes it barely a seller’s market, though things have livened up since June. (In the same region, there are 25 pending sales.)
Next we’ll look at these four Silicon Valley communities separately to see how the luxury market in each one is faring overall.
Almaden Valley (San Jose, 95120)
Currently in Almaden there are 8 houses for sale which are listed at or over $2,000,000. In the last 30 days, just 1 sold (with 1 property pending sale). That makes for a whooping eight “months of inventory.” That would mean this luxury market is not in a seller’s market. It’s a deep buyer’s market in Almaden Valley among the most expensive real estate offerings for sale. Five to six months is balanced and over six is a buyer’s market. Continue reading
The Almaden Winery neighborhood, just off Blossom Hill Road in San Jose, has a rich and interesting past, dating back to the mid 1850s when the site was first planted with grape vines. It was the first winery in Almaden Valley and one of the oldest in the state of California. (It survived the prohibition period by getting licensed to make sacramental wine and by bottling grape juice.)
In this post I’ll share some photos of the neighborhood with you, explain about the three different builders/developers and show you where to find each one.
With a bit more than 300 houses, the Almaden Winery area is quite popular, with its homes selling quickly. The community centers around a lovely park, and additionally there’s a newer library adjacent to it – the Vineland Branch of the San Jose public library system.
A San Jose tradition for decades, the Almaden Valley Art & Wine Festival is a very enjoyable non-profit fundraiser that appeals to just about everyone in Silicon Valley! This year’s event runs Sept 11, 2016 from 10am – 6pm at Almaden Lake Park (located at Almaden Expressway and Coleman Road, near the base of Almaden Valley and nearly touching the Blossom Valley area of San Jose).
To get all the details, please visit the Almaden Valley Art & Wine Festival website. I hope to see you there!
$750,000 : 1118 Chicory CT, SAN JOSE2 beds, 2 full baths
$1,188,888 : 6558 Hidden Creek DR, SAN JOSE3 beds, 2 full baths
$1,400,000 : 6469 Dwyer CT, SAN JOSE4 beds, 2 full, 1 half baths
$934,270 : 1088 Wallace DR, SAN JOSE3 beds, 2 full baths
$1,450,000 : 6552 Winterset WAY, SAN JOSE4 beds, 3 full baths
$755,000 : 6559 Copperwood CIR, SAN JOSE2 beds, 2 full baths
$2,699,000 : 6752 Lookout BND, SAN JOSE5 beds, 4 full baths
$1,480,000 : 5959 Larabee CT, SAN JOSE4 beds, 3 full baths
$1,349,000 : 6554 Bose LN, SAN JOSE4 beds, 2 full baths
$2,297,500 : 1142 Starling View CT, SAN JOSE4 beds, 3 full, 1 half baths
See all Real estate in the Almaden Valley community.
(all data current as of 5/29/2017)
Listing information deemed reliable but not guaranteed. Read full disclaimer.
Updates at bottom. For original article (May 21, 2010) begin to read below:
Mount Umunhum sits high on the Santa Cruz Mountain range, and from there enjoys spectacular views. Looking inland, you can see San Jose & most of Santa Clara County, on a clear day even as far north as San Francisco from Mt. Umunhum. Turning toward the Pacific Ocean, from Mt. Umunhum’s heights you can see Santa Cruz and Monterey on a fogless day.
If a strong public high school is at the top of your priority list, you may find yourself looking at Los Gatos, Cambrian (area of San Jose), and Almaden (also in San Jose) – scenic areas along the southwest side of Silicon Valley, all of them featuring good to excellent high schools. I would caution against only judging an area, or a school, by its scores, though – often the culture at the campus, the offerings, and many other things can vary from one school to the next. Nothing beats visiting in person and talking with students, parents, faculty and staff.
2013 Growth API Scores
Disclaimers aside, scores do matter as an important part of the overall package. How do the high schools in these areas stack up? API scores are no longer used, so the numbers below are from the 2013 Growth API scores, the most current year available.
Ranked in order of API score:
Leland High – 889 (Almaden, southern area)
Los Gatos High – 883 (Los Gatos, central + small area in Almaden)
Leigh High – 833 (Los Gatos, east & Cambrian plus little of Almaden)
Pioneer High – 822 (Almaden, northern area & Cambrian)
Branham High – 810 (Cambrian & Blossom Valley)
Westmont High – 796 (Los Gatos, western area plus parts of Campbell and Saratoga)
What is the cost of homes in these areas?
To narrow it, let’s consider the same set of criteria: houses sold in the last 180 days within 1 mile of each high school named, with 3 bedrooms, 2 bathrooms, and 1500 – 2000 SF. (I’m leaving lot sizes out because it’s already a very small pool of homes.) To make it super simple, I’ll just include the price per SF and the average sale price of these houses.
Ranked in order of affordability – average sale price:
Pioneer High – 822 API – average price per sf $549.17 average sale price $919,057 (9 houses)
Branham High – 810 API – average price per sf $588.92 average sale price $969,295 (17 houses)
Leland High – 889 API – average price per sf $616.04 average sale price $1,071,250 (4 houses)
Leigh High – 833 API – average price per sf $686.00 average sale price $1,144,100 (20 houses)
Westmont High – 796 API – average price per sf $844.00 average sale price $1,329,500 (8 houses)
Los Gatos High – 883 API – average price per sf $917.95 average sale price $1,593,556 (9 houses)
Clearly, the market dictates that there are more than high school scores impacting home values (but you already knew that!).
Homes in the Leland High School area are a very good value, if you can find one (there were only 4, so too easy to have an impossibly small pool of choices).
Market drivers – beyond school scores
Downtown Los Gatos is charming and historic (with loads of beautiful older homes and buildings), it enjoys a vibrant night life and restaurant scene. It’s interesting! It’s “walkable”! People want to live in a part of Silicon Valley that isn’t just suburban sprawl – hence downtown LG has the biggest draw of all these areas. It’s not too far from Highway 85 (think Apple) but it’s not boring, like most of San Jose can be. Many are willing to pay much more to be part of Los Gatos and Los Gatos High School. A nice townhouse in LG, or a house in Cambrian? That may be the choice.
Commute times to places like Apple matter a lot, so homes on the west end of Los Gatos, in Campbell and parts of Saratoga in the Westmont HS area see a very high average sale price, even though the API score was less than 800. Schools matter but they aren’t the only thing that matter. Many home owners believe that the most important part of the education is the parents’ involvement (at home and at school). Many also have their kids at a private high school. Continue reading