Neighborhoods in Cambrian

View from a high rise in downtown San Jose, looking east - Autumn 2011San 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:

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

Average days on market of listed homes (houses) by pricing tier:

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

Inventory levels for the last 3 years for houses for sale in San Jose:

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

 

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 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.
Continue reading

Like many Cambrian neighborhoods, the Westchester Manor subdivision in the Alta Vista area includes well kept homes and yards, tree lined streets, and wonderful public schools. This neighborhood, though, is unique in that residents can amble to the elementary or middle school without crossing major streets. And the same can be said of getting to the local grocery store, Safeway, coffee shop, and other stores. For home buyers seeking walkability or easy access, this is a place to check out! But it’s not just about that. From here it’s an easy jump to both Highway 85 off Union Avenue or a run to Vasona Lake County Park and downtown Los Gatos via Blossom Hill Road. On top of all that, add the very close proximity of the hills and you get the feeling that you’re not quite in the middle of a city at all.

Westchester Manor Street View Home in Westchester Manor subdivision in the Cambrian Park area of San Jose Westchester Manor corner house Westchester Manor 2 story homes The close proximity of the hills is an appreciated view One of the many single story houses in this Alta Vista neighborhood Most houses have mature trees in front An updated two story house The entire subdivision features inviting sidewalks

 

Where is Westchester Manor?

Westchester Manor subdivision in the Alta Vista neighborhood of CambrianThe Alta Vista neighborhood is part San Jose / Cambrian, and part Los Gatos (see a map of the boundaries of the city / town at this newer article of mine: http://liveinlosgatosblog.com/alta-vista-neighborhood/).  It’s bordered by Los Gatos-Almaden Road to the north, Union to the east, and Blossom Hill to the south. Within that area, Westchester Manor is entirely in San Jose and sits on the northest end of the neighborhood, next to Union Middle School.

This neighborhood has a very high owner occupancy rate – 88% from the numbers I pulled from Realist (a report available to members of the MLS) today.  It’s a low-turnover, stable neighborhood. People move in, and they stay!

What are the homes like in Westchester Manor?

This is a predominantly “ranch style” neighborhood with mostly single story houses, but still quite a few two story ones, in an area with sidewalks, curbs, and gutters. Most houses have 3-4 bedrooms and at least 2 full bathrooms.

There are 3 tracts named within this subdivision. They don’t have exciting labels but instead are called tracts 1481, 1903, and 1997. There are 30-35 lots in each one and 106 in all.

There’s variation in age, but not much. Of the 106 homes which are identified as part of Westchester Manor – and there are a few on Coronet that aren’t – perhaps 75% were built between 1957 and 1959 and some in tract 1997 (including and near Grey Court) were built as late as 1965 (I found one house built in 1956 also). Most of them have been at least somewhat updated and others fully remodeled.

Home sizes range with the smallest homes at 1283SF, 1293 SF, 1308SF, and 1327 SF. The biggest houses are 3656SF, 3607Sf, 3171SF, and 3072SF. The median sized square footage (half are more, half less) is 1750 SF. Continue reading

Villa Cambrian - Parker house In the Houge Park area of Cambrian, you’ll see an area identified as Parker on many online maps. The actual name of the subdivision there is Villa Cambrian, though – funny how disconnected they are from each other!

There are 153 houses in Villa Cambrian, which were built between 1960 and 1965. They range in size from 1222 SF to 2800 SF, and most homes  are around 1222 -1457 square feet. The lots or parcels run from the smallest size of 5509 SF to more than 10,000 SF; most are less than 7000 SF, though.

Something unique and much appreciated by privacy lovers: all but 1 are single story houses.

Cambrian home buyers are drawn to this Parker neighborhood for many reasons, among them these:

  • very tidy neighborhood, most homes are well-kept
  • fantastic Union schools (Carlton, Union, and Leigh)
  • the close proximity of Houge Park
  • the ease of getting onto either Highway 85 or Highway 17
  • the convenience of nearby shopping, too (at Camden and Union, especially)
  • especially accessible to Harker’s preschool and to Xilinx

Perhaps most of all, this little pocket seems to be more affordable than many areas with the same schools. It appears to be a good opportunity for the money.   Continue reading

Cambrian subdivisions Scottsdale 2 and Coronado

On the northeast side of the Cambrian district in San Jose, just west of the Robertville area, there’s a nice pocket which has the 95118 zip code but the Union School District (most of 95118 has San Jose Unified schools). In fact, it’s right next to the school district boundary, so homes just a little east of here will be in San Jose Unfied, with lower performing schools and lower prices. This is a very goodvalue area” for how much home you can buy with really nicely performing public schools!

Within this area there are a few really outstanding subdivisions.  Two of them are adjacent to each other and share many of the same amenities, such as walkability to the nearby Lunardi’s grocery store and other shops, so it’s helpful to view them together:  Scottsdale 2, which is in three sections on different sides of Meridian and Branham, and Coronado, which fits like a puzzle piece around one end of the Scottsdale 2 tract.

Scottsdale 2

Many, but not all, of the Scottsdale 2 houses have streets that begin with “Calle de”. With good sized rooms and comfortable floor plans, the Scottsdale 2 homes feel younger than they are. Built between 1973 and 1976, the 383 houses there average a comfortable 1807 square feet (range is 1426 to about 2500 with one other which is more than 3000 SF) with mixed single and double story floor plans.  The average lot size is around 6600 SF, but some are as small as 5500 SF and others larger than 10,000 SF.

Major plusses are the more open floorplans than are typically seen in Cambrian, good sized home and room, walkability, good public schools and something infrequently found in Cambrian: underground power lines.  It is so nice to not see wires everywhere!

Streets included:

Calle De Aida
Calle De Arroyo
Calle De Farrar
Calle De Gilda
Calle De Lucia
Calle De Stuarda
Calle De Tosca
Casa De Ponselle
Corte De Boleyn
Corte De Callas
Corte De Medea
Corte De Moffo
Corte De Pons
Corte De Tebaldi
Corte De Thais
Ilikai Ave
Tampico Way
Via De Caballe

What do homes cost in the Scottsdale 2 neighborhood?

Prices range tremendously, even for the same floorplan, based on exact location, lot size, remodeling, permits (or lack of them), and of course marketing. Photos are a home’s first “open house” and good photographs with good staging can make an enormous difference in the level of qualified buyer traffic and the ultimate sale price of the home. Smaller homes with small lots and needing remodeling will sell for less than a million dollars (often in the $800s and $900s), but those which are bigger, highly remodeled (with permits and finals) and professionally marketed with professional photography will command a premium and sell for over $1.2 million.

Scottsdale 2 subdivision

Here’s a closer view of one of the one story houses in Scottsdale 2.

Scottsdale 2 house

 

Coronado

The Coronado area is slightly smaller of a subdivision.   It consists of 238 houses which were built in 1967 and 1968. The houses and lots are just a little bigger than the larger Scottsdale 2 subdivision.

The home sizes in the Coronado tract range from 1579 square feet to 2500 SF in most cases (a small handful are bigger) to and the average home is 1981 square feet & average lot size 7021 SF.

 

Streets included:

Durango Court
El Roble Court
La Paz Court
Las Cruces Court
Luning Drive
Portobello Drive
Puebla Court
Rio Verde Drive
Sutcliff Avenue
Tampico Way
Yucatan Way

Continue reading

Glenpark subdivision in CambrianJust east of Leigh High School, in the Lone Hill neighborhood of the Cambrian district of San Jose you’ll find an exceptionally attractive area of ranch style houses in the Glenpark subdivision. Often visitors there for the first time respond appreciatively to what they see: the proximity of the hills, the nicely maintained homes and yards, and the feeling that it just seems less crowded than most places.

Part of the magic is the missing power lines to each house. This is one of the few neighborhoods with older homes but underground utilities – and what a big difference it makes!  (The south end of the subdivision is adjacent to the Harwood Estates subdivison, which does have some above ground utilities and has the high voltage lines running behind the houses on Chevalier Drive.)

Glenpark subdivision description

Glenpark subdivision in Cambrian

There are 119 houses, built in 1969, in the Glenpark subdivision. Home sizes range between 1392 SF and 2982 SF, which a typical house closer to 1600 square feet. The lot sizes vary from 5586 SF to 11,278 SF, and an average parcel would be around 6800 SF. Continue reading

Hacienda Gardens smaller modelThe Hacienda Gardens subdivision in San Jose straddles the Willow Glen and Cambrian districts, and it enjoys the highly regarded Cambrian schools. Homes and lots tend to be a little on the small side, so prices are relatively affordable as Willow Glen or Cambrian neighborhoods go, especially for such a strong school district. As San Jose real estate goes, this is a good value area due to great schools, more modest prices and lots of great amenities in the immediate area.

What are homes like in the Hacienda Gardens neighborhood?

There are around 550 houses in this San Jose subdivision. They were built originally in 1953 and 1954, though some may be newer or rebuilt since then.  Ranch style homes, they were constructed with 3-4 bedrooms and 1 or 2 bathrooms and came with an attached one or two car garage.  The builder used slab foundations and wall heaters, but many home owners have since added forced air heat (and central air conditioning).

Square footage of these houses runs from 1060 SF to 1400 SF in 82% of the homes (I crunched the numbers using county real estate records via the Realist Report), but 78 are larger than this (18%) and one is a hair over 3,000 SF.

Most of the neighborhood has parcels of around 5500 square feet, as a ballpark. I ran the data on this too and found 486 of the 550 or so homes had lot sizes of 6000 SF or less (88% of the homes). But just like with the house sizes, there are a few that are bigger – 64 or 12% are larger than this, and the largest parcels are 1/4 acre or more.

There’s some new construction close to the shopping center too – it was built in very recent years. When I get more info on those homes, I will update this article.

Where is the Hacienda Gardens area?

Hacienda Gardens appx boundariesThis corner of San Jose is entirely in the 95124 zip code, but about one third is north of Foxworthy (and just south of beautiful Doerr Park), which our MLS refers to as the Willow Glen area, and the other two thirds is between Foxworthy and Hillsdale, just west of Meridian Avenue, in the Cambrian area.

Adjacent to this neighborhood is the Hacienda Gardens Shopping Center, which runs between Hillsdale, Meridian, and Foxworthy Avenues. In recent years that shopping center changed hands and has been given a gorgeous facelift, making it a place neighbors will appreciate having in close proximity. It is home to a good-sized Rite Aid store, the long-term tenant Hometown Buffett, and a number of other restaurants offering pizza, Chinese food, and BBQ as well as other shops, institutions, and stores, such as Wells Fargo. Continue reading

Alta Vista and Carlton attendance areas for Los Gatos and Cambrian area of San JoseIf you’re interested in buying a home in the Union School District, which straddles the Los Gatos and Cambrian area of San Jose border, you may be wondering what the real estate price difference is between homes in San Jose 95124 vs properties in Los Gatos 95032…

 

Please read the rest of this article on the Live in Los Gatos blog:

http://liveinlosgatosblog.com/union-school-district-pricing-how-much-more-to-live-in-los-gatos-than-san-jose/

  1. 5 beds, 3 full baths
    Home size: 2,561 sq ft
    Lot size: 6,011 sqft
  2. 4 beds, 2 full baths
    Home size: 1,344 sq ft
    Lot size: 9,844 sqft
  3. 4 beds, 2 full baths
    Home size: 1,720 sq ft
    Lot size: 7,318 sqft
  4. 3 beds, 2 full baths
    Home size: 1,290 sq ft
    Lot size: 5,967 sqft
  5. 4 beds, 3 full baths
    Home size: 2,392 sq ft
    Lot size: 7,274 sqft
  6. 0 beds, 0 baths
    Home size: 2,208 sq ft
    Lot size: 6,882 sqft
  7. 3 beds, 3 full, 1 half baths
    Home size: 2,235 sq ft
    Lot size: 2,308 sqft
  8. 4 beds, 2 full, 1 half baths
    Home size: 1,931 sq ft
    Lot size: 6,926 sqft
  9. 5 beds, 3 full baths
    Home size: 2,737 sq ft
    Lot size: 13,111 sqft
  10. 3 beds, 2 full, 1 half baths
    Home size: 1,863 sq ft
    Lot size: 3,789 sqft

See all Real estate in the 95124 zip code.
(all data current as of 3/25/2017)

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

Alta Vista School SignOne of my client families is coming up on their one year anniversary of home ownership locally, and I received this lovely note from them (unsolicited) a few days ago:

“About a year ago, we were in contract for our new home (in the Carlton – Alta Vista area of the Cambrian or San Jose & Los Gatos border). We love our new home and the neighborhood so much! There are lots of kids in the neighborhood, we love our walks to and from Alta Vista Elementary School, and love the community here. We often host spontaneous play dates at our house. There are kids of all ages who come and play with my kids and have them over to their houses. We and our next-door neighbors have already celebrated Christmas, Easter and birthdays together, and we have a little “walk-pool” to school each day. 

“If you ever have buyers with children looking in this neighborhood, please share with them what a wonderful, kid-friendly place it is! Thank you so much for your help in purchasing our home here. The home value has gone up since we bought, and we plan to stay here for a very long time!”

A lot of times, newcomers to the San Jose and Silicon Valley area ask where to live.  Nothing says it like an unsolicited testimonial, so I thought that my readers might enjoy this wonderful neighborhood endorsement.    I have sold many homes near Carlton and Alta Vista Elementary schools over the years, and they have been consistent “winners” since I got into the business in 1993.  Some things seem to never change, and that’s good!

  1. 5 beds, 3 full baths
    Home size: 4,015 sq ft
    Lot size: 1.99 ac
  2. 5 beds, 3 full, 1 half baths
    Home size: 6,489 sq ft
    Lot size: 29.54 ac
  3. 4 beds, 3 full, 1 half baths
    Home size: 2,678 sq ft
    Lot size: 14,897 sqft
  4. 4 beds, 2 full, 1 half baths
    Home size: 2,814 sq ft
    Lot size: 1.21 ac
  5. 1 bed, 1 full, 1 half baths
    Home size: 864 sq ft
  6. 5 beds, 4 full, 1 half baths
    Home size: 4,863 sq ft
    Lot size: 16,117 sqft
  7. 4 beds, 3 full baths
    Home size: 1,850 sq ft
    Lot size: 8,145 sqft
  8. 3 beds, 2 full baths
    Home size: 1,606 sq ft
    Lot size: 6,141 sqft
  9. 2 beds, 2 full baths
    Home size: 1,015 sq ft
    Lot size: 1,829 sqft
  10. 4 beds, 2 full, 1 half baths
    Home size: 2,514 sq ft
    Lot size: 12,022 sqft

See all Real estate in the city of Los Gatos.
(all data current as of 3/25/2017)

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

This last weekend I was holding open my new listing in west Los Gatos at 212 More Avenue.  A few people asked me how Los Gatos is faring in terms of appreciation now as compared to the height of the market a few years ago.  While places like Cupertino and Sunnyvale are already well past that previous peak, other west valley communities are sneaking up on equaling it.  The Alta Vista neighborhood, on the San Jose (Cambrian Park) and Los Gatos border, is precisely there (as is most of Los Gatos under $2 million).  The Alta Vista neighborhood should hit peak pricing very soon.  So far this year, there’s only one closed sale in this neighborhood due to very low inventory levels, but within a couple of months we should have more complete data, and I think by late summer we’ll see new highs.

I spent quite a bit of time on our MLS, pulling sales within a defined area of the map (between and including Blossom Valley Drive to Blossom Crest, over to Blossom Wood and across to Sycamore Ct. – basically all the  Garcia built homes, mostly in Cambrian) going back to 1999 (that’s as far as the data seems to go).  Some years had more sales than others. Most are in San Jose, a few in Los Gatos.   Some have been added onto, and some are still small 1100 SF ranch style homes.  All of those disclaimers aside, here’s how the average sold price per square foot looks, year by year, and where it appears to be headed with my red trend line (on par with the old high point).

Blossom Streets near Alta Vista School Appreciation

So for all of you home owners who longed for those 2006 prices – looks like this may be your year!  Call or email me if you’d like a no-pressure, no-hassle, no-obligation consultation on home selling here in the Alta Vista Neighborhood or anywhere in the greater San Jose area.

For more reading:

The Cambrian Real Estate Market Update

Los Gatos Real Estate Market Trends and Statistics

  1. 4 beds, 3 full, 1 half baths
    Home size: 2,678 sq ft
    Lot size: 14,897 sqft
  2. 1 bed, 1 full, 1 half baths
    Home size: 864 sq ft
  3. 5 beds, 4 full, 1 half baths
    Home size: 4,863 sq ft
    Lot size: 16,117 sqft
  4. 4 beds, 3 full baths
    Home size: 1,850 sq ft
    Lot size: 8,145 sqft
  5. 2 beds, 2 full baths
    Home size: 1,015 sq ft
    Lot size: 1,829 sqft
  6. 4 beds, 2 full, 1 half baths
    Home size: 2,514 sq ft
    Lot size: 12,022 sqft
  7. 4 beds, 2 full baths
    Home size: 2,715 sq ft
    Lot size: 1.01 ac
  8. 4 beds, 2 full, 1 half baths
    Home size: 1,691 sq ft
    Lot size: 2,003 sqft
  9. 3 beds, 2 full, 1 half baths
    Home size: 1,574 sq ft
    Lot size: 2,003 sqft
  10. 3 beds, 2 full, 1 half baths
    Home size: 1,747 sq ft
    Lot size: 4,051 sqft

See all Real estate in the Los Gatos/Monte Sereno community.
(all data current as of 3/25/2017)

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


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