Almaden Valley (SJ)

Almaden Valley San Jose

Glencrest Patio Homes in the Williams area of Almaden Valley

Glencrest Patios neighborhood in San Jose's Almaden Valley 95120The 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

Almaden Valley Real Estate Market Conditions

The Almaden Valley real estate market is up substantially both month over month and year over year. Although inventory is rising slowly, we could use a whole lot more of it before we see anything close to a balanced 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 Statistics At A Glance

Year-Over-Year

  • Median home prices increased by 4.5% year-over-year to $1,285,000 from $1,230,000.
  • The average home sales price rose by 6.4% year-over-year to $1,393,420 from $1,309,670.
  • Home sales rose by 7.5% year-over-year to 43 from 40.
  • Active listings fell 13.5% year-over-year to 77 from 89.
  • Sales price vs. list price ratio fell by 0.9% year-over-year to 106.3% from 107.3%.
  • The average days on market rose by 35.2% year-over-year to 20 from 15.

Compared To Last Month

  • Median home prices slipped by 5.5% to $1,285,000 from $1,360,000.
  • The average home sales price fell by 1.7% to $1,393,420 from $1,416,840.
  • Home sales up by 16.2% to 43 from 37.
  • Active listings dropped 11.5% to 77 from 87.
  • Sales price vs. list price ratio dropped by 0.3% to 106.3% from 106.7%.
  • The average days on market increased by 76.2% to 20 from 11.

 

 

Prices are very high for Almaden now, and the best homes are often seeing 5-10 offers, which is the cause.

Altos Research charts for houses in Almaden (San Jose 95120)

Please note that Altos Research uses list prices, not sold prices.

An overview:

90-day stats for Single Family properties in
SAN JOSE, CA 95120 as of July 24, 2015
Median List Price:$1,341,885Average List Price:$1,605,322
Total Inventory:54Price per Square Foot:$566
Average Home Size:2,476Median Lot Size:11,876
Average # Beds:4.04Average # Baths:3.13
Homes Absorbed:9Newly Listed:10
Days on Market:58Average Age:42

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

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Updated!: Mount Umunhum, Near South San Jose, Almaden Valley and Los Gatos: When Will The Public Have Access?

Update 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.

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Why are the hardwood floors cupping?

Cupped Hardwood FloorsIn Almaden, Los Gatos, Monte Sereno, Saratoga and anywhere near hills in Silicon Valley, there are homes with cupped hardwood floors.  Cupping is when the sides of the plants curl upward a little.  If you view cupped floors in lighting at an angle, the “lines” between the pieces of wood are more prominent, as shown in the photo to the right. Should you walk across them barefoot, you will feel the elevated sides.  When it is severe, there are very distinct ridges.

What causes cupping?  It can be caused by installing hardwood that hasn’t cured or sat in the home for a few days first.  But often that’s not the issue.  Most of the time, it seems to result from water in the crawl space below.  As the moisture evaporates, it moves up through the home and through the hardwood flooring.

This doesn’t happen everywhere, but is most common in hillside locations, places that are flat but have hills nearby (as water can travel underground and then pop up, potentially under your house), locations with high water tables (such as Willow Glen, many areas of Almaden such as Almaden Springs, or Los Gatos), or properties where the grading is wrong and water gets pulled toward the home instead of away from it. Although in many parts of the U.S. the soil is sandy and the water drains through, in most of Santa Clara County, we have expansive clay soils.  With clay it’s harder for the water to soak through, but also when the soil gets wet it, it expands and pushes on the foundation and anything else in its way.

Are your floors beginning to cup?  If so, it’s a red flag to pay attention and find the cause of the cupping before the damage is permanent, or much harder to fix.  Check your crawl space for dampness and efflorescence (this requires going all the way into the crawl space).  If you aren’t able or don’t want to go into the crawl, make sure to hire someone competant to evaluate the situation.  Having a damp crawl space is not good (and if you find it in summer after a 3 year drought you do have an issue!).  I would suggest getting an ASHI or CREIA certified home inspector to check it out and advise you on the cause of the cupping and what to do to remediate it.  It may be that a hardwood flooring professional would also address this very well – I cannot speak to that but it may also be worth considering.

Appreciation in several west valley zip codes: median sale price year over year

Appreciation by west valley zip code for July median sale priceHome values in Silicon Valley have been rising over the last few years, and in some segments the appreciation has been incredibly steep.  This happens when a big influx of home buyers want to purchase but the supply of real estate inventory is too limited for the demand.  This is happening in the most popular areas especially: those with either short commutes, great schools, a vibrant downtown, or some combination of these three.

Today I wanted to look at the median sale price of houses which closed escrow in July 2014 and the preceding few years for the same month only in a handful of zip codes in San Jose and Los Gatos along the west valley areas.  Considered for this study are 95070 – Saratoga, 95030 7 95032 – Los Gatos & Monte Sereno, 95008 – Campbell, 95124 – Cambrian area of San Jose, and 95120 – Almaden Valley area of San Jose.  The only month plotted is July for each year.

When charted, it appears that most of these west valley areas are appreciating somewhat steadily, though 95032 came down in the month of July 2014 as opposed to 2013 (one month does not make a trend, and please remember that ONLY July for each year was considered here).  At the other end of the spectrum is Campbell, 95008, which has been immensely popular in recent years.

Next let’s take a look at the numbers themselves for July in the years 2010 – 2014.

Median sale price for west valley zip codes

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Selling a home in one of San Jose’s Almaden Valley neighborhoods? Understand home buyer concerns in 95120

Selling a home in San Jose's Almaden ValleyDo you want to sell your Almaden Valley home? This lovely corner of San Jose has become increasingly popular in recent years.

To maximize the marketing and sale of your property, it is very helpful to understand the motivation of people who are house-hunting in San Jose, 95120, and also to understand their concerns.

The positive aspects of living in Almaden are abundant. Many Silicon Valley home buyers to find the right balance of good schools, scenic neighborhoods, well kept homes, real estate pricing, and open space & trails in this southwestern part of San Jose.  Browse listings of San Jose 95120 homes for sale here (link to a page on this blog).

The concerns vary from one buyer to the next, but may include the following (many related to schools):

  • commute distance (especially in the southern part of the valley)
  • mercury in the soil from the Almaden and Guadalupe quicksilver mines
  • proximity of high voltage power lines in the more northern part of the area
  • the lower scores at Castillero Middle School (as compared to the elmentary schools which are feeders to it) or Pioneer High School
  • school boundaries between the Pioneer and Leland area – will they move as more development takes place in southern Almaden Valley?
  • For the part of Almaden with Los Gatos schools, will the drive be too far, and will there be enough kids in the neighborhood in those same schools?
  • For the neighborhoods in the Campbell Union High School District, will Leigh High remain an option into the future or will Branham become mandatory at some point?
  • Most of Almaden is in the San Jose Unified School District , which had mandatory busing in the past, and not so long ago – will it happen in the future?
  • for some, that there could be too much pressure at the highest scoring Almaden public schools
  • fire danger near the hills
  • wildlife near creeks it may attract (and in other cases, fears around mercury coming to their property in the stream or with the rains)
  • near creeks: wildlife attracted by the water as well as mercury coming down from the hills (one buyer worried about eating vegetables or fruits grown on land near creeks)

And we haven’t yet broached the issues around purchasing older homes, which is what most of the listing inventory is! Continue reading

Guadalupe Landfill in San Jose’s Almaden Valley – Gas Recovery Facility Relocation Project

Got Gas?A meeting will take place  on Saturday, May 10th, 2014 at 10 a.m. at the Almaden Community Library ( 6445 Camden Ave, San Jose) to discuss the Guadalupe Landfilll’s “Gas Recovery Facility Relocation Project”.  Currently there is in place such a system to recover the gas which is naturally emitted as the items in the landfill decompose.  (Long timers in the area may recall problems at Shoreline in Mountain View when there were surprise combustion fires from the same sort of activity when the gas wasn’t being handled well.)  This gas must be captured and dealt with one way or the other.  But for various reasons, the powers that be at the landfill would like to shut down the current one and put a new one up in a different location, still at the landfill of course.  Some locals are concerned about a variety of problems that may arise with this change.     This landfill or dump is also known as the Guadalupe Recycling and Disposal Facility

For more info, please see the city’s website:  http://www.sanjoseca.gov/index.aspx?NID=2434

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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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