Cambrian Park (SJ)
My Cambrian area of San Jose Real Estate Report was recently published with the updated numbers from the closed sales last month for this part of San Jose (95124 and 95118 with a little of 95008 too). Please click on the link above to see much more information there. Those charts are below.
First, though, I want to share some info that I pulled from the MLS last night. It does appear that Cambrian home prices have come down quite a bit since the peak of pricing in March. For home sellers wondering why their properties aren’t selling as quickly, this may be helpful. Also it’s good info for those thinking of selling their houses or condos in this second half of 2018.
The very best way to know what the market is doing is to track the same house as it sells and re-sells. However, most home owners don’t move often, so that is not helpful to us. The next best method is to find very similar properties and track them. That would be such as all condos in a large development with approximately the same floor plan / size.
Cambrian often mimics the valley as a whole pretty well, so I thought I would pull up a representative sample from a hot segment of the market to get my own sense of how things are going. I pulled starter homes with Campbell Union High School District, zip code 95124, with 1000 – 1500 SF, 3-4 bedrooms and 2+ baths.
Here are the averages from March to today:
March 2018 (10 sales) average price per SF $1,100.53 average sale price $1,429,612
April 2018 (15 sales) average price per SF $1,138.75 average sale price $1,417,000
May 2018 (14 sales) average price per SF $1,076.54 average sale price $1,375,643
June 2018 (10 sales) average price per SF $980.64 average sale price $1,258,550 (steepest drop from the month before)
July 2018 (12 sales) average price per SF $974.35 average sale price $1,232,958
August 2018 – only 2 closed sales so far, too little data to be helpful
That is a drop in the average sale price of $196,654 over 4 months for this group, or about $49,163.50 per month on average (though some months it is more or less). The data here uses a fairly small pool, so it may not be accurate for all parts of Cambrian, but it is an indicator of what the market is doing overall since this is a very in-demand segment of Cambrian.
If we input this into excel and ask it to generate a forecast through January (which assumes the same rate of change, which may NOT be true), it looks like this – sellers please note, THIS IS WHAT BUYERS ARE THINKING AS THE WAIT TO BID:
Now I need to remind everyone that the market is often not a straight line. Let’s stop and take a look at the county’s sales (average and median prices) to get a sense of that. Although the general trend for the last few years has been upward, please see that there are MANY drops, particularly in the second half of each year.
As is evident, seasonally, the market does often flatten or decline somewhat in the second half of each year. The peak is most often in spring sometime. Very often, the peak is in March (again, that means sales the month before, which is February, and that means getting your house all ready in January). So let’s say that the market does drop at the current rate, in January 2019, this hypothetical Cambrian home would be selling at about $886,000, prior to the possible spring surge in pricing. To get the lowest price means buying in December, not buying in January, most likely. But – December also typically has the lowest inventory, so not much selection. For that reason, if you like a home now, I would suggest buying that home now. Buying a home for yourself and your family is not like buying a stock. You are going to live in it, so you will want to like it. I have seen many buyers try to time the market and end up going through December since they hated what was available, and then they got caught buying in the spring madness, and they paid more.
But who knows if prices will rebound in early 2019 or not. Who knows if prices will continue dropping this year. Some years, we have seen drops followed by rapid appreciation. Last year, prices rose through December, confusing everyone. This could be the beginning of a correction, or it could be a seasonal cool down – a gift for wearing Cambrian home buyers.
If it’s the beginning of a correction, buying now does not make sense unless you plan to be in your home for 10 years or so. If it is a seasonal experience, or a blip, then buying this fall is a good idea, since the new year is very likely to see prices move back up.
Which is it? I do not know for sure. The CEO of my company thinks that prices will trail off for the rest of this year, and then return to their upward march in the spring of 2019 (think Feb – April). When I see the hiring, the Google expansion, I know that people have to live somewhere. It may be a standoff between sellers and buyers on price. My usual advice is simple: if you are ready to get on with your life, and you’re going to stay there 5 or 10 years, buying now most likely makes sense.
Cambrian single family homes trends at a glance – numbers from the RE Report
Sales and turnover are fast and steady, and the sales to list price has remained high, over 110% for many months now. Prices have been slipping fairly steadily since March / April. Usually I only show this month and the one before, but I’ll display 3 months’ of data this time so it’s more clear. Interesting, though, that the sale price to list price ratio is still so high. These numbers reflect all of MLS “area 14”, which includes virtually all of 95124 (some of that is Willow Glen) and 95118 (some of that is Blossom Valley) and a sliver of 95008.
Most of Cambrian did not get the same appreciation as our hottest segment, above, so the general area stats will be a bit different.
Trends at a Glance
|Trends At a Glance||Jul 2018||Previous Month||Year-over-Year|
|Median Price||$1,260,000 (-4.0%)||$1,312,500||$1,140,000 (+10.5%)|
|Average Price||$1,311,880 (-5.3%)||$1,385,810||$1,178,450 (+11.3%)|
|No. of Sales||57 (-1.7%)||58||77 (-26.0%)|
|Pending||52 (0.0%)||52||61 (-14.8%)|
|Active||70 (+42.9%)||49||22 (+218.2%)|
|Sale vs. List Price||105.1% (-5.5%)||111.2%||107.9% (-2.6%)|
|Days on Market||17 (+39.4%)||12||19 (-11.0%)|
|Days of Inventory||37 (+50.4%)||25||9 (+329.8%)|
And from the month before: Continue reading
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 months of inventory for any part of the real estate market can vary, depending on many factors, including age of home, house size, lot size, and school district, whether or not there’s a pool, and many other things. It can be very useful to understand this metric when selling a Silicon Valley home. I’ve done market numbers crunching tied to the specific characteristics of a property (say, small yard with pool or big yard with no pool) to find the impact of those characteristics on the probability that a home will sell – or how fast.
The Cambrian area of San Jose is a very “hot market” overall, but it can be confusing to know how hot it really is, just like the rest of Santa Clara County, because there are multiple school districts – and schools are probably the number one driver of home values in this highly educated valley.
An explanation of “months of inventory”
What does “months of inventory” mean? This figure references how long it would take to sell a property if homes continued to sell and close at the current pace with no new inventory coming on the market. A good analogy is to consider a bathtub which drains. If you add no new water to the tub, how long will it take to empty out?
The months of inventory is sometimes called the absorption rate. The question is simple: how long will it take for the current inventory of homes for sale to get absorbed by the home buyers purchasing them? It doesn’t have to be calculated by months. It could be in days, weeks, or years. But months is probably most common.
The Cambrian area of San Jose’s months of inventory as a whole, and in one price point
Cambrian was once an enormous zone of the Santa Clara Valley. Today we mostly think of it as within San Jose in the 95124 and 95118 zip codes. Some of it it adjacent to Campbell – a very tiny sliver is IN Campbell (we’re only dealing with the San Jose portion in our charts), and a tinier still area is in San Jose and is under the Campbell School Union District. Most of this area is in one of three elementary school districts: Cambrian, Union, or San Jose Unified.
Here’s the breakdown – first, for ALL of Cambrian (MLS area 14 for my Realtor readers) that’s within the City of San Jose and second, by elementary school district. The area for Campbell Elementary is so small that the numbers are usually not of use (no offense to the Campbell school residents). It can just jump around too much to be helpful and often gives us no usable data. Please have a look:
I highlighted the San Jose Unified Elementary School District in both charts as the current lowest MOI. You’ll see that past charts show that the fastest market shifts around. Aside from Campbell, which has numbers too small to register a MOI, these are the hottest tickets in the district.
Below are some past charts for comparison. This one is recent, from early January 2018.
In this chart, it’s the Union Elementary School District in both charts with the lowest MOI.
Here are the numbers from September 2017 for comparison:
The message I’d like to convey is this: you can read about information for your part of Silicon Valley, or your city or zip code, but it’s not until you drill things down to an area that closely matches your own home will you have a better sense of your own home’s “real estate marker.” It’s never “how is the market?” so much as “how’s the market for YOUR home – or the one you want to buy?”
If you were only tracking the whole of Cambrian, you might see .643 months of inventory. That’s a lightning fast seller’s market. But it’s not quite so fast if you’re selling a Cambrian home in the Union Elementary Schools area of the entry-level market. There, you’re seeing 3 whole months of inventory for homes around $1 million, while the same price point with San Jose Union Schools is almost one tenth of that, a low 0.375.
Years ago, I had a Willow Glen listing where the whole back yard was the pool. I did a study on the months of inventory and learned that pools in properties with that lot size took substantially more time to be absorbed. Likewise, I had a Los Gatos estate property on an acre of land, and the reverse was also true: the months of inventory showed that large lots on $2 million and up homes for sale did not sell nearly as well without a pool.
The math is simple: using the same criteria, divide the number of active listings by those of homes sold in the last 30 days. The criteria can be anything you like – a property’s size, location, number of bathrooms, price, age, etc. Often I include approximately the same home and lot size together with the school district. That usually provides much more accurate info on “how’s the market” as compared to just getting it by zip code alone.
If you are looking to buy or sell a home in Cambrian, or anywhere in San Jose or Santa Clara County, this kind of information is really important. It is not hard to do, but very few real estate agents will provide this information before you list or before you make the final determination on the list price of your home.
Looking for a good Silicon Valley Realtor who will get you that extra data? Please call or email me. I would love to chat to see about possibly working together.
Close to the Los Gatos border but in San Jose with the 95124 zip code, the Lone Hill Highlands neighborhood enjoys a central neighborhood park, great access to major commute routes, the highly regarded Noddin Elementary School adjacent to one border, plus shopping and dining venues nearby.
Where is the Lone Hill Highlands neighborhood?
The Lone Hill Highlands neighborhood in Cambrian Park stretches from Blossom Hill Road to the West Valley Freeway, also known locally as Highway 85, with Camden Avenue to the east and Harwood Road to the west.
From this corner of Cambrian Park, it’s easy to access Highway 85 at Camden Avenue. Camden becomes San Tomas Expressway at Highway 880, so many commuters may stay off of freeways entirely. Blossom Hill Road is parallel to 85 and provides a good route to downtown Los Gatos to the west, or many shopping areas in Blossom Valley such as Oakridge Mall.
Just the other side of Harwood Road is the Glenpark subdivision and the Harwood Estates subdivision. These are still generally in the Lone Hill area, but not Lone Hill Highlands. Kitty corner across Blossom Hill and Harwood is the Walgreen’s Shopping Center with a nice new Starbucks, Los Gatos Pizza, and much more. Just behind that is the Belwood of Los Gatos neighborhood.
Public schools assigned are the very highly regarded Lone Hill Elementary, Union Middle, and Leigh High.
What are homes like in the Lone Hills area of San Jose?
Most of this Cambrian neighborhood consists of single family homes. There are 850 houses (single family homes, detached) and 108 attached single family homes in the Lone Hill Highlands HOA area (not detached houses, and actually held in condo ownership – see darker purple area in the map). Additionally, there are some multifamily homes and apartments.
The houses are mostly in either the Lone Hill Highlands subdivision (with 449 houses) or the Harwood Manor subdivision (401 houses). This area was initially all or at least primarily fillwed with single story, ranch style houses.
Local Realtors may think of much of this area by Camden, Blossom Hill and Harwood as the Drysdale tract with some whimsical features, such as telltale criss-cross windows, sometimes with shutters that seem to feature a telephone handset, and roofline and window frame ornamentation. They also tend to have courtyard entries, often with half gates, making for more privacy at the front door. Most of the houses have dual pane windows and have long since gotten rid of the criss-cross windows, but there are still a few to be found here and also in other parts of Cambrian.
The tract houses were built beginning in 1957, heavy construction in the area in the early 1960s and going to about 1973. One older house is said to date to 1900 and a few properties were built later than 1980. Most houses have been at least somewhat updated with newer roofs, windows, and interior remodeling. A few have been very extensively remodeled or rebuilt (and look amazing).
Lot sizes for these houses average 7200 to 7800 SF, but there’s a very wide range. In much of San Jose, a suburban parcel might be just 6,000 SF, so this feels wonderfully uncrowded. Some streets are tree lined, others have young trees. A few roads have too many cars, but most do not.
Look at a sample of houses from this part of Cambrian:
The house below has newer windows, but notice the boards just below the roof and how they are scalloped. Charming!
Looking to buy a home in San Jose’s popular Cambrian district, with zip codes 95124 or 95118? This is a great part of Silicon Valley! Browse a list of Cambrian Park homes for sale below. Or use this link to view a “map search of Cambrian listings“, which you can customize with criteria such as home size, number of bedrooms, number of bathrooms, and so on.
A major driver in Cambrian real estate values are the public schools. The Cambrian area is partly in the Union School District (seems to be the most in demand – 95124, a little in 95118), partly in the Cambrian School District (also very highly regarded schools – 95124), and partly in the San Jose Unified School District (in 95118).
On this site you will find many articles on the various Cambrian Park neighborhoods (from menu bar: neighborhoods –> San Jose (all areas)–> Cambrian Park). There are also many posts on community spots, such as Houge Park, the real estate market, and much more – please take a look around.
Cambrian Park homes for sale: houses & duet homes (single family)
Houses, single family homes, detached and attached in San Jose’s 95118 and 95124 zip codes currently available or under contract (pending). These are presented in order of newest listings first. Condominiums and townhomes for this community can be found below.
$895,000 : 1434 Lansing AVE, SAN JOSE3 beds, 2 baths
$1,400,000 : 4429 George Oaks DR, SAN JOSE4 beds, 3 baths
$1,199,000 : 5319 Estrade DR, SAN JOSE3 beds, 2 baths
$1,298,000 : 5397 Elrose AVE, SAN JOSE4 beds, 2 baths
$1,449,990 : 1479 Blossom Hill RD, SAN JOSE3 beds, 3 baths
$1,229,000 : 4902 Anna DR, SAN JOSE3 beds, 2 baths
$1,789,000 : 1677 Zinnia LN, SAN JOSE4 beds, 3 baths
$999,950 : 5579 Dent AVE, SAN JOSE3 beds, 2 baths
$1,198,000 : 1640 Willowmont AVE, SAN JOSE3 beds, 2 baths
$1,295,000 : 2163 Sufonet DR, SAN JOSE3 beds, 2 baths
$1,198,000 : 1589 Willowbrook DR, SAN JOSE5 beds, 3 baths
$1,149,000 : 5302 Estrade DR, SAN JOSE3 beds, 2 baths
$899,000 : 1521 Santa Monica AVE, SAN JOSE3 beds, 2 baths
$1,178,000 : 5511 Yale DR, SAN JOSE3 beds, 2 baths
$1,488,888 : 1817 Gunston WAY, SAN JOSE3 beds, 2 baths
$1,488,888 : 1522 Estelle AVE, SAN JOSE5 beds, 4 baths
$1,149,000 : 1673 Milroy PL, SAN JOSE3 beds, 2 baths
$2,949,888 : 14369 New Jersey AVE, SAN JOSE5 beds, 5 baths
$1,299,000 : 4224 Ranwick CT, SAN JOSE3 beds, 2 baths
$1,199,000 : 3498 Buckingham DR, SAN JOSE4 beds, 2 baths
$998,000 : 593 Union AVE, CAMPBELL3 beds, 3 baths
$1,280,000 : 1569 Jacob AVE, SAN JOSE4 beds, 3 baths
$949,000 : 1427 Kimberly DR, SAN JOSE3 beds, 2 baths
$1,499,000 : 3622 Julio AVE, SAN JOSE3 beds, 2 baths
$1,249,000 : 4944 Tilden DR, SAN JOSE3 beds, 2 baths
$2,600,000 : 14288 Bercaw LN, SAN JOSE5 beds, 4 baths
$1,190,000 : 3456 Todd WAY, SAN JOSE3 beds, 2 baths
$1,175,000 : 5308 Rimwood DR, SAN JOSE3 beds, 2 baths
$1,160,000 : 1588 Hillsdale AVE, SAN JOSE4 beds, 3 baths
$1,498,000 : 2311 Monaco DR, SAN JOSE4 beds, 3 baths
$1,399,000 : 15230 Herring AVE, SAN JOSE4 beds, 2 baths
$1,398,888 : 3353 Hilary DR, SAN JOSE4 beds, 3 baths
$1,749,000 : 5067 Rebel CT, SAN JOSE5 beds, 3 baths
$1,398,000 : 440 Shamrock DR, CAMPBELL5 beds, 2 baths
$1,370,000 : 2334 Monaco DR, SAN JOSE4 beds, 2 baths
$1,075,000 : 5259 Meridian AVE, SAN JOSE3 beds, 2 baths
$1,200,000 : 4991 Chara CT, SAN JOSE3 beds, 3 baths
$1,288,888 : 5256 Kensington WAY, SAN JOSE3 beds, 2 baths
$999,000 : 5057 Camden AVE, SAN JOSE3 beds, 2 baths
$1,329,900 : 1803 Terri WAY, SAN JOSE3 beds, 2 baths
$1,249,000 : 1759 Hillsdale AVE, SAN JOSE3 beds, 3 baths
$1,389,000 : 4184 Jan WAY, SAN JOSE3 beds, 2 baths
$1,250,000 : 1486 Ridgewood DR, SAN JOSE3 beds, 2 baths
$1,399,000 : 2410 Apsis AVE, SAN JOSE3 beds, 3 baths
$1,349,888 : 4672 Kirk RD, SAN JOSE4 beds, 3 baths
$1,298,000 : 1629 Saint Regis DR, SAN JOSE3 beds, 3 baths
$1,290,000 : 3982 Starview DR, SAN JOSE3 beds, 2 baths
$1,398,000 : 1532 Hallcrest DR, SAN JOSE5 beds, 2 baths
$1,399,500 : 1668 Tupolo DR, SAN JOSE3 beds, 3 baths
$1,200,000 : 4813 Banberry WAY, SAN JOSE3 beds, 2 baths
See all Real estate in the Cambrian community.
(all data current as of 8/13/2018)
Listing information deemed reliable but not guaranteed. Read full disclaimer.Continue reading
What does it cost to buy a home with really good schools in Silicon Valley? Los Gatos, Saratoga, Cupertino and Palo Alto are all areas with highly regarding public schools. These aren’t the only areas with good schools but they are popular “west valley” areas that people may consider if working for Apple, Google, Microsoft, Facebook or any number of high tech employers.
Los Gatos and Saratoga both have multiple school districts, running from good to very good or excellent. The cost of housing tends to follow the popularity of the district, so for those areas I’m showing the breakdown not just for the whole town of Los Gatos but also by the high school district (Los Gatos-Saratoga or Campbell Union High School District). Same with Saratoga. (The Monte Sereno real estate market is very similar to Los Gatos, but slightly more expensive. Most of Monte Sereno has Los Gatos schools, but a small number of homes are in the Campbell area.)
Here are the average numbers for single family homes sold in the last 60 days ranging from 1500 – 2500 square feet, on a lot between 5000 and 10,000 SF, with 3-5 bedrooms and 2-3 bathrooms to give a sense of what it would cost to purchase a typical house in these areas. Please note that right now it’s a strong seller’s market, so many (if not most or all) homes are selling for more than the list price. DOM stands for days on the market.
If you are new to Santa Clara County, you may be wondering if this is correct. The cost to buy a home in these areas is what?
- Los Gatos: approximately $1,500,000 to $2,150,000 depending on the school district
- Saratoga: approximately $1,700,000 to about $2,500,000 depending on the schools
- Cupertino: approx $2,000,000 (some high schools will bring in higher prices and others lower)
- Palo Alto: approx $2,700,000 – $3,000,000
Remember, these prices do not mean that the houses being sold are perfect. Because it is a strong seller’s market, many properties are being sold which need new roofing, extensive pest work, remodeling, perhaps updating of electrical or plumbing systems or more. Many home buyers will need to spend 1-2% on things like termite fumigation, dry rot or roof repairs, carpets, paint, windows and more, and usually this will be done before they move in. So whatever the budget is, buffer it a little bit for both money and time to make it turnkey.
To compare, here’s the same chart, following the same criteria, taken in April 2014. See what’s changed:
For people relocating to Silicon Valley from out of the San Jose or Peninsula area, this real estate market can be daunting. There are other areas with good schools which are a bit further from most employment areas which can be an alternative, too. They include the Cambrian 95124 and Almaden 95120 (especially the southern area with Bret Harte Middle School and Leland High School) areas within San Jose.
Finally, in some cases, it may be more affordable to make use of private schools, which are plentiful in the San Francisco Bay area. In some situations it can be financially more affordable to buy outside of the highly competitive areas with the best schools and utilize the private school system. Some of the private schools are religious, some secular, and some with a language focus (bilingual in French, German, Chinese, etc.).
Interested in purchasing a home in one of these fantastic communities? Please call or email me! 408 204-7673 or mary (at) popehandy.com
$2,298,000 : 10079 Carmen RD, CUPERTINO4 beds, 3 baths
$1,899,000 : 1172 Elmsford DR, CUPERTINO3 beds, 2 baths
$1,198,800 : 20582 Shady Oak LN, CUPERTINO2 beds, 3 baths
$1,875,000 : 10156 Imperial AVE, CUPERTINO3 beds, 3 baths
$1,888,000 : 10182 Imperial AVE, CUPERTINO4 beds, 4 baths
$1,050,000 : 10473 Mary Avenue, CUPERTINO2 beds, 2 baths
$892,000 : 20045 Northwind SQ, CUPERTINO1 bed, 1 bath
$2,000,000 : 10713 Larry WAY, CUPERTINO5 beds, 3 baths
$1,988,000 : 1050 Cranberry DR, CUPERTINO3 beds, 2 baths
$2,999,950 : 22344 Regnart RD, CUPERTINO2 beds, 1 bath
See all Real estate in the city of Cupertino.
(all data current as of 8/13/2018)
Listing information deemed reliable but not guaranteed. Read full disclaimer.
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 3 months, or 90 days, for a better range. As of this writing, Saratoga only had one sale over the last 90 days, so data for that segment may or may not be a good average.
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.
To compare, here are the numbers from the this past January 26, 2017. There were fewer sales, so the search range was bumped up to 120 days instead of 90 days (and Los Altos was so low, it was individually searched at 180 days). You might notice price per square foot appears lower across the board in January compared to July. This is most likely because the market has heated up over spring and summer, which you can also see in the DOM.
Below are my results from the same search back in September 18, 2015. By comparison, 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, Los Altos only had four homes sold, the second lowest, matching this criteria within the 90 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 38 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
Tastefully updated & remodeled throughout! 1512 Santa Monica Ave boasts hardwood and tile floors only! This beautiful and sunny Cambrian home sits along the Willow Glen Border and enjoys an open floor plan, ideal for entertaining! And it is move-in ready!
1512 Santa Monica Avenue, in the Cambrian area of San Jose: Offered at $850,000
MLS # ML81670041
- 3 bedrooms
- 2 updated bathrooms
- 1144 SF of living space (per county records)
- 5882 SF lot (per county records)
- Central air conditioning
- Many dual pane windows
- Hardwood & tile floors throughout
- Raised panel interior doors
- Attached 2 car garage with extra wide driveway
- Washer, dryer, and refrigerator all stay
- Built 1954
1512 Santa Monica Ave – Virtual Tour Link: http://www.tourfactory.com/1642868
OPEN LIVING, ABUNDANT NATURAL LIGHTING!
The living room offers a wood burning fireplace, built in bookshelves, hardwood flooring, recessed lights, and access to the front porch – a welcoming, comfy place to relax in a friendly neighborhood.
The kitchen overlooks the back yard and features younger cabinets, stainless steel appliances, slab granite countertops, a sun tunnel, tile floor, and a door to the garage.
The spacious dining area is open to both the kitchen and living room, and it also provides a tile floor & view of the inviting back yard.
Outside there’s plenty of room for everything with both a spacious deck – like an outside “family room” – and a flagstone patio with an exquisite pergola, which makes for a fabulous outside dining area. A lawn, fruit trees, and planting area complete this space. (Fruit trees include apple, peach, and orange.)
BEDROOMS & BATHROOMS
The bedroom wing enjoys hardwood floors, fan lights in each bedroom, and cedar floors in the closets with custom “Elfa” organizers and shelving.
The large master suite includes 2 closets, hardwood floors, and a fan light. Located at the rear of the home, it enjoys a wide view of the beautiful back yard.
The updated master bathroom provides a stall shower along with a toilet and vanity. The hall bath is also nicely updated with a pedestal sink, toilet, and shower over tub.
SCHOOLS for 1512 Santa Monica Avenue
Willow Glen Middle
Willow Glen High
The Alta Vista neighborhood, which sits along the border of Los Gatos and the Cambrian Park district of San Jose, is very highly sought after and valued for many, many reasons. Real estate prices vary depending upon the precise location within the neighborhood as well as the size and condition of the home.
Why is this area so popular? Most of the streets close to Alta Vista School are beautifully tree-lined, and from virtually everywhere in the neighborhood, you are close to Blossom Hill (that’s the name of the hill, not just the name of the road!). Homes are well kept, streets are wide enough, and except when there’s a school function, there really aren’t too many cars on the street. It is very scenic, pleasant and uncrowded feeling. Although you’re in the city or town, you feel close to the country there.
Additionally, many homebuyers select this area because the school scores are high and because it’s easy to get to the elementary and middle schools without crossing any major streets: that is a big plus! It is also a quick drive to highway 85, just a couple of miles to the Los Gatos shopping areas (at Los Gatos Blvd and Blossom Hill Road) or to Vasona Lake County Park. For many, it’s a way to be close to Los Gatos while paying less expensive San Jose prices.
Prior to being developed for housing, this spot at the base of Blossom Hill was once blanketed in orchards and was scenic enough that it was part of the “blossom tours” that used to take place at the height of the flowering. Hence, one large section of this neighborhood has street names that begin with “blossom”.
Close to the Los Gatos border sits one of the more affordable Cambrian neighborhoods in San Jose and the west valley generally. It enjoys lovely views of the hills, great public schools with high API scores, a neighborhood private school to boot, and convenient access to freeways and stores. There’s no sign, marker or gateway to the area, so many of its residents are probably unaware that the official name to it is Cambrian Gardens.
This neighborhood provides an incredible “bang for the buck” for home buyers wanting excellent schools and not wanting to pay luxury home pricing. In many ways, it’s a “sleeper” – meaning that many people don’t know it’s there, but it’s a good deal!