Almaden Valley (SJ)
Almaden Valley San Jose
How is the Almaden Valley Real Estate Market doing?
It’s the end of September now, and normally we see a little rally in the market after Labor Day. Let’s see how this September is stacking up in Almaden Valley. Below, please find charts using current list prices courtesy of Altos Research (to which I subscribe).
The Median List price for the Almaden Valley district of San Jose (zip code 95120) has been declining overall. Does this mean that homes are declining in value? Or does it mean that less expensive homes are being offered for sale? Information from sold data indicates that by and large, homes are holding their value in Almaden right now. The declines in asking prices may indicate that sellers simply want prices to be rising more than they actually are, rather than the idea that values are falling.
This first chart indicates how both homes and condominiums or townhouses are faring in terms of median list prices in Almaden. Interestingly, the condo market had a steeply rising list price this last spring, while the single family home market did a milder version of the same a couple of months later. What sellers want for their homes is not matching up to what they are getting.
Next, let’s have a look at the percent of homes that have had price reductions in this part of San Jose. A steep increase in the number of condos needing reductions in price are seen in the timeframe following that rise noted above. This would seem to indicate that condo sellers were more optimistic when putting their homes on the market, but found out over the next couple of months that these asking prices were not realistic. The number of properties getting price decreases among single family homes were a bit later, just like the rising list prices were later, in Almaden. Right now, though, the percentage of sellers decreasing their list prices are about the same for both types of housing – appx 52%. So approximately half the homes currently on the market in Almaden have had at least one price reduction.
Earlier today I updated my series on Silicon Valley short sales at my Live in Los Gatos blog, where I’ve been tracking the number of active listings in select parts of Santa Clara County which are offered for sale as short sales. Below please find the areas and dates I’ve charted:
|Los Gatos Mtns||3||2||3||0|
|San Jose (all)||1534||1777||1708||1578|
To read the entire post, please continue on to Silicon Valley Short Sale Snapshot.
Do you want or need to sell your Silicon Valley home this year? If so, you ought to take the staging of your home very seriously. Often homeowners hire a Realtor (or other real estate licensee), ask for their advice on preparing the house and yard for sale, and then proceed to disregard all or most of the guidance given.
Why do would sellers hire an agent and then not take the professional advice offered? Especially in THIS market? The result is frustrating for both the homeowner (who will not realize the best possible price) and for the agent (who cannot control the condition, but who is hampered in selling the home because of it).
To be candid, the odds are that you will not be able to sell your home in San Jose, Los Gatos, or Saratoga this year. Countywide, most homes are NOT selling. Actually, let’s look at the numbers for just a moment – you will see that it’s fairly sobering.
In the Cambrian Park area of San Jose (zip codes 95124, 95118 and a little of 95008), there are 241 single family homes and condos or townhomes for sale (the “active listings”). In that same district, just 109 are pending sales. This refects about a 45% chance of selling.
In Almaden Valley, an upscale collection of neighborhoods comprising the 95120 zip code area of San Jose, it’s much worse. There are 121 houses and townhouses or condominiums for sale, and a mere 34 which are under contract to sell. The odds here are 28% that you’ll sell.
For Los Gatos (95032 and 95030), it’s 203 available vs 50 pending. Down to 24% opportunity to sell.
Saratoga (95070) has 152 active listings and just 33 pendings, or a 21.7% sales success.
San Jose’s upscale suburb, Almaden Valley, features gorgeous hillside views, great schools, low crime, and consistently nice neighborhoods. Home prices range from a little higher than average to very expensive. How is the real estate market faring in posh Almaden Valley?
Here’s a snapshot view of list prices over the last year in Almaden of both single family houses and condos or town
It is curious to note that condo prices seemed to have an uptick while single family homes had a downtick around March first of this year. Condo and townhouse prices in Almaden appear to be slipping overall since then, while home prices have risen generally, though slipped again a little since July 1st.
Next let’s have a look at asking prices for single family homes, or houses (as opposed to condominiums or townhomes). Below, find the data broken down by quartiles.
Have you always dreamed of buying a home close to, or in, the western foothills in Santa Clara County, such as Almaden, Los Gatos, Monte Sereno and Saratoga? Some of the prettiest parts of Silicon Valley are snuggled into the base of the Santa Cruz Mountains. With views of downtown San Jose and the southern San Francisco Bay Area on one side, and rolling, grassy and redwood & oak filled hills on the other, its certainly scenic. Additionally, these areas all tend to have very low crime and good schools.
As a saavy foothill-area buyer, you will want to understand some of the unique issues that this geography may present. The most important of these may well be the issue of water control and drainage.
The Santa Clara Valley, and most of the neighboring Silicon Valley areas, is composed of mostly clay soil. This is an extremely strong substance – so much so that settlers used it, mixed only with a little straw and water, to form adobe bricks for building.
The caveat with clay soil is that when it becomes wet, it expands, and when dry, it contracts. In fact, we call this condition ˜expansive. The amazing thing is that the clay is more powerful than concrete. And that is the problem for houses and other buildings if the ground is expanding, contracting, or alternating between the two.
What can a homeowner do? Its imperative to try to control the amount of water near (or under) the home as much as possible.
Almaden Valley, a district of San Jose with the zip code 95120, is noted for good schools, low crime, and beautiful vistas. It enjoys an historic old downtown & museum where the mercury mining took place, a fabulous golf course and abundant open space with room for hiking, horses and more.
The commute is not bad to downtown San Jose and has gotten better since highway 87 was built (in addition to Almaden Expressway). Like the Rose Garden, Naglee Park, and Silver Creek, Almaden is one of the more expensive spots on the San Jose real estate landscape.
Home types vary from modest condominiums to fabulous estate homes. A luxury property in this part of Silicon Valley is often newer and may include more land than similarly priced houses or estates in Los Gatos, Monte Sereno or Saratoga. Home buyers looking in the west valley often want to see high end real estate in Almaden Valley as well as other upscale communities nearby.
Browse Luxury Homes for Sale in San Jose’s Almaden Valley Neighborhood
Below please view Almaden Valley real estate listings of houses, duet homes and other residential property for sale over $2 million dollars as found on our local MLS.
20750 Lost Ranch RD, SAN JOSE
5 beds, 7 baths
20200 Via Santa Teresa, SAN JOSE
5 beds, 4 baths
19460 Graystone LN, SAN JOSE
5 beds, 4 baths
20550 Buena Monte DR, SAN JOSE
6 beds, 3 baths
18905 Graystone LN, SAN JOSE
4 beds, 3 baths
See all Real estate in the 95120 zip code.
(all data current as of
Listing information deemed reliable but not guaranteed. Read full disclaimer.
(all data current as of 9/22/2018)
Thank you for reading this Silicon Valley real estate blog. Please remember that information found on the web is not the same thing as knowledge. For guidance with buying or selling homes in Silicon Valley, San Jose, Los Gatos and nearby areas, please contact an experienced, ethical, full time Realtor. If you are searching for a good Silicon Valley Realtor to assist you, please contact me. I’m happy to chat with you by phone or in person for a no-cost, no-obligation initial consultation.