Almaden Valley (SJ)

Almaden Valley San Jose

San Jose is the largest city in Santa Clara County (or Silicon Valley) with about one million residents. The districts or areas within San Jose vary tremendously in many ways, including their respective real estate markets.

Today we’ll have a comparative look at the median list prices in the housing market in three areas & zip codes of San Jose: Almaden Valley (95120), Cambrian Park (95124) and Willow Glen (95125).  First, how these three areas line up against each other and against San Jose as a whole in terms of the median list prices of homes for sale in the last year.

Please note: the charts below are “live” html and the commentary is appropriate as of today, Nov. 23, 2015  The charts will continue to change and be updated,though, so it’s possible that a year from now the commentary may seem disjointed.  Now you’ll know why!

First, a glance at Almaden, Willow Glen, Cambrian and San Jose genererally.

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

Almaden prces took a little dip in mid to late summer, and so did Willow Glen 95125.  Cambrian 95124, though, has been very strong (as I can attest from working with buyers and sellers there recently). San Jose as a whole is close to flat.

 

San Jose as a whole, by price quartile is next. It is pretty level generally at this time.

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

 

Next, let’s focus on the Almaden Valley area of town by price quartile also:

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

As we might expect, the least volatile pricing is in the most affordable homes.

Next, Cambrian Park…
Continue reading

Recently I’ve expanded my subscription to Altos Research – now you can sign up for my Altos newsletter and get information on any zip code in Santa Clara County (the San Jose area) sent to you each week. Altos uses list prices.

For sold info, please see my Silicon Valley Real Estate Report, which covers the cities and towns in Santa Clara County, San Mateo County, and Santa Cruz County (and is updated once a month) at popehandy.rereport.com The RE Report also has market data for areas within some cities such as San Jose (covering Almaden, Cambrian, Evergreen, Willow Glen, etc.), Mountain View, and Palo Alto. To view the RE Report for Almaden, please click here.

Below please find the Altos Research charts for the Almaden area of San Jose, which is zip code 95120. These charts will be automatically updated weekly. If you’d like to get this and more info by email each week, please sign up for the newsletter at the bottom.

Learn more about Almaden Valley here.

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SAN JOSE Real Estate Market (95120)



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Find market activity in the Almaden area of San Jose in the map below:

  1. 5 beds, 4 baths
    Home size: 3,344 sq ft
    Lot size: 9,731 sqft
  2. 3 beds, 2 baths
    Home size: 1,680 sq ft
    Lot size: 8,498 sqft
  3. 5 beds, 6 baths
    Home size: 5,448 sq ft
    Lot size: 21,522 sqft
  4. 4 beds, 2 baths
    Home size: 1,796 sq ft
    Lot size: 14,618 sqft
  5. 5 beds, 4 baths
    Home size: 3,120 sq ft
    Lot size: 10,659 sqft
  6. 5 beds, 4 baths
    Home size: 3,028 sq ft
    Lot size: 14,043 sqft
  7. 4 beds, 3 baths
    Home size: 3,359 sq ft
    Lot size: 14,000 sqft
  8. 4 beds, 3 baths
    Home size: 2,219 sq ft
    Lot size: 3,384 sqft
  9. 4 beds, 2 baths
    Home size: 1,967 sq ft
    Lot size: 5,998 sqft
  10. 4 beds, 3 baths
    Home size: 2,035 sq ft
    Lot size: 3,240 sqft

See all Real estate in the Almaden Valley community.
(all data current as of 6/23/2017)

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

First: Days on Market vs Days to Sell:    We should start by clarifying that the average “days on market” includes the properties which do go pending and sell (many of them quickly) as well as those which linger on the market a long time and eventually become cancelled, expired or withdrawn listings.  The average days on market is usually significantly shorter than the average days to sell for that reason.

San Jose Houses – Days to Sell from MLS Listings

Just now, I pulled the statistics from MLSListings for all of the city of San Jose (all price points, school districts etc.) for single family homes (mostly houses, a few duet homes). This is the Days to Sell info, which specifically views the days on market of homes that DID sell as opposed to all homes on the market. Here’s how the numbers shake out:

San Jose Days to sale & SP-LP ratio

As you can see, it’s a strong seller’s market in San Jose, with residential real estate selling above list price (though not nearly as much above as last April!) and homes that go pending doing so at an average of 24 days.  Please note that this data represents the properties that DO sell.  In every market, there are homes which do not sell.  (Usually they are overpriced, but other troubles can be the root of the market rejection.)

Some parts of San Jose are “hotter” than others.  Let’s have a look at the Cambrian area, where I tend to be especially active.

Cambrian days to sell and SP to LP ratio

If we were to look only at Cambrian houses listed under $1 million, we’d find that the market is hotter still:

Cambrian LP under 1 mil

San Jose has an average days to sell of 24.  In the Cambrian district of SJ, it’s a mere 16 but for homes under $1 million, it’s a rapid, ultra red hot 13!!

Other areas of San Jose are also fairly strong, but please remember that any number of variables (school district, pricing tier, exact location or condition) can make these general numbers not apply to a particular property.  Next up: let’s have a view of Evergreen, Blossom Valley, Almaden Valley, Willow Glen, and the Campbell border area of San Jose. Continue reading

San Jose’s New Almaden Quicksilver Mine is well known and needs no introduction.  But did you know that there are many other mercury or quicksilver mines in the area? Several are nearby, just south of the Guadalupe Creek, but others are surprisingly far flung, both in Santa Clara County and throughout California.  My home buyer clients are sometimes concerned about purchasing real estate close to a natural or environmental hazard, so a few times this issue has come up: where are the mercury mines?

Quicksilver Legend for Santa Clara CountyFirst, a disclaimer that there are oodles of unmapped mines of all kinds dotting the San Francisco Bay Area, the delta, and beyond.  Approximately 31% of all mines in California are on private land.  So it may not be possible to know where each and every mine is.  However, mercury mines were big business during the gold rush and the civil war, so they may not have been so secretly guarded as a gold mine.

Today I went hunting for information on the location of mercury mines and found an online map of Santa Clara County with incredible details on not only quicksilver, but many other fascinating things: types of rock, miderals (copper), soil types, earthquake faults and so on.  This map is not all that easy to read as it requires blowing it up to well past 100% to actually decipher the numbers and geographical markers, but for the patient, it’s a gold mine – so to speak!

To see the WHOLE MAP, please click on the following link, which is a bid pdf file:

Geologic Map of Santa Clara County, California, Showing Mines and Mineral Deposits

I blew up part of it, saved it, and annotated it with just the names of the mercury mines closest to Los Gatos and Cambrian.  This is not comprehensive, of course – but I often get the question of “how close are the mines” to either Los Gatos or Cambrian, hence this focus.

Mercury mines near Los Gatos and Cambrian

Related reading on mercury

Mercury Contamination from Historic Gold Mining in Califoria (pdf from USGS)

The Legacy of Mercury Pollution in California’s Bay Area

 

Related reading for real estate in Almaden, Cambrian, and Los Gatos:

Hacienda Cemetery and Memorial Park in New Almaden

Almaden Valley area of San Jose (on popehandy.com)

What Are the Advantages of Buying a Home in Almaden Valley?

Where are the high voltage power lines in Los Gatos? (Live in Los Gatos blog)

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

List of Los Gatos neighborhoods (Live in Los Gatos blog)

San Jose – Cambrian Park (an introduction with market stats and homes for sale also, on popehandy.com)

  1. 3 beds, 2 baths
    Home size: 2,118 sq ft
    Lot size: 20,721 sqft
  2. 4 beds, 4 baths
    Home size: 2,581 sq ft
    Lot size: 8,006 sqft
  3. 3 beds, 1 bath
    Home size: 2,507 sq ft
    Lot size: 2.02 ac
  4. 3 beds, 2 baths
    Home size: 1,344 sq ft
    Lot size: 5,218 sqft
  5. 4 beds, 3 baths
    Home size: 2,172 sq ft
    Lot size: 14,139 sqft
  6. 2 beds, 2 baths
    Home size: 1,144 sq ft
    Lot size: 40.00 ac
  7. 4 beds, 5 baths
    Home size: 4,227 sq ft
    Lot size: 9,901 sqft
  8. 4 beds, 4 baths
    Home size: 3,405 sq ft
    Lot size: 31,842 sqft
  9. 3 beds, 3 baths
    Home size: 1,650 sq ft
    Lot size: 1,306 sqft
  10. 0 beds, 0 bath
    Home size: 2,079 sq ft
    Lot size: 7,000 sqft

See all Real estate in the city of Los Gatos.
(all data current as of 6/23/2017)

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

How close is too close?  For people house hunting in Silicon Valley, the quality of local public schools is often a huge priority – in fact, it’s something that most home buyers insist upon even if they intend to enroll their kids in a parochial or other private school.  Similarly, most home buyers do not want to purchase a house, townhome or condo that’s too close to high voltage power lines. Sometimes it’s just a “resale issue” to them, but other times they have health concerns and not just real estate home value concerns.

But what about the relationship between public schools and these high voltage power lines?  If your child will be at school 35 hours a week for 9 months of the year, should that be a concern, too?  So far, only two of my buyers have made that a criteria – and when they did, it became apparent that most of the schools in the border areas of Los Gatos, Cambrian and Almaden were going to be eliminated.

A couple of years back, I mapped out the high voltage power lines using Google Maps (click on link to view it).  This morning I added a few public schools to it in a “layer”.  This is not comprehensive, as I only mapped a few in these three areas mentioned already in this article.  For the named schools, many are directly adjacent to the lines (Alta Vista, Union, Leigh, Noddin) usually on the far side of the playing field) and the furthest is about 1/5 of a mile from them (Carlton).

High Voltage Power lines in LG Cambrian Almaden

  1. 5 beds, 3 baths
    Home size: 1,923 sq ft
    Lot size: 5,797 sqft
  2. 3 beds, 2 baths
    Home size: 1,275 sq ft
    Lot size: 6,120 sqft
  3. 5 beds, 4 baths
    Home size: 2,531 sq ft
    Lot size: 5,998 sqft
  4. 4 beds, 2 baths
    Home size: 1,300 sq ft
    Lot size: 9,901 sqft
  5. 4 beds, 1 bath
    Home size: 1,140 sq ft
    Lot size: 5,889 sqft
  6. 3 beds, 2 baths
    Home size: 1,300 sq ft
    Lot size: 6,146 sqft
  7. 3 beds, 3 baths
    Home size: 1,753 sq ft
    Lot size: 1,402 sqft
  8. 3 beds, 2 baths
    Home size: 1,915 sq ft
    Lot size: 10,075 sqft
  9. 3 beds, 2 baths
    Home size: 1,844 sq ft
    Lot size: 5,998 sqft
  10. 3 beds, 3 baths
    Home size: 1,976 sq ft
    Lot size: 3,776 sqft

See all Real estate in the Cambrian community.
(all data current as of 6/23/2017)

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

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

Glencrest Patio Homes for Sale

  1. 5 beds, 4 baths
    Home size: 3,344 sq ft
    Lot size: 9,731 sqft
  2. 3 beds, 2 baths
    Home size: 1,680 sq ft
    Lot size: 8,498 sqft
  3. 5 beds, 6 baths
    Home size: 5,448 sq ft
    Lot size: 21,522 sqft
  4. 4 beds, 2 baths
    Home size: 1,796 sq ft
    Lot size: 14,618 sqft
  5. 5 beds, 4 baths
    Home size: 3,120 sq ft
    Lot size: 10,659 sqft
  6. 5 beds, 4 baths
    Home size: 3,028 sq ft
    Lot size: 14,043 sqft
  7. 4 beds, 3 baths
    Home size: 3,359 sq ft
    Lot size: 14,000 sqft
  8. 4 beds, 3 baths
    Home size: 2,219 sq ft
    Lot size: 3,384 sqft
  9. 4 beds, 2 baths
    Home size: 1,967 sq ft
    Lot size: 5,998 sqft
  10. 4 beds, 3 baths
    Home size: 2,035 sq ft
    Lot size: 3,240 sqft

See all Real estate in the Almaden Valley community.
(all data current as of 6/23/2017)

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

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.

  1. 5 beds, 4 baths
    Home size: 3,344 sq ft
    Lot size: 9,731 sqft
  2. 3 beds, 2 baths
    Home size: 1,680 sq ft
    Lot size: 8,498 sqft
  3. 5 beds, 6 baths
    Home size: 5,448 sq ft
    Lot size: 21,522 sqft
  4. 4 beds, 2 baths
    Home size: 1,796 sq ft
    Lot size: 14,618 sqft
  5. 5 beds, 4 baths
    Home size: 3,120 sq ft
    Lot size: 10,659 sqft
  6. 5 beds, 4 baths
    Home size: 3,028 sq ft
    Lot size: 14,043 sqft
  7. 4 beds, 3 baths
    Home size: 3,359 sq ft
    Lot size: 14,000 sqft
  8. 4 beds, 3 baths
    Home size: 2,219 sq ft
    Lot size: 3,384 sqft
  9. 4 beds, 2 baths
    Home size: 1,967 sq ft
    Lot size: 5,998 sqft
  10. 4 beds, 3 baths
    Home size: 2,035 sq ft
    Lot size: 3,240 sqft

See all Real estate in the Almaden Valley community.
(all data current as of 6/23/2017)

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

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

Continue reading

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

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

  1. 3 beds, 2 baths
    Home size: 1,084 sq ft
    Lot size: 1,049 sqft
  2. 2 beds, 3 baths
    Home size: 1,171 sq ft
    Lot size: 936 sqft
  3. 5 beds, 4 baths
    Home size: 2,184 sq ft
    Lot size: 14,161 sqft
  4. 5 beds, 4 baths
    Home size: 2,325 sq ft
    Lot size: 10,798 sqft
  5. 3 beds, 3 baths
    Home size: 1,630 sq ft
    Lot size: 5,401 sqft
  6. 3 beds, 3 baths
    Home size: 2,009 sq ft
    Lot size: 1,372 sqft
  7. 4 beds, 4 baths
    Home size: 2,430 sq ft
    Lot size: 3,049 sqft
  8. 3 beds, 2 baths
    Home size: 1,049 sq ft
    Lot size: 4,046 sqft
  9. 1 bed, 1 bath
    Home size: 784 sq ft
    Lot size: 1,999 sqft
  10. 2 beds, 3 baths
    Home size: 1,078 sq ft
    Lot size: 609 sqft

See all Real estate in the city of Mountain View.
(all data current as of 6/23/2017)

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

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
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San Mateo County, and
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Saratoga, Campbell,
Almaden Valley,
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