Cambrian Park (SJ)

Cambrian Park

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

Houge Park on Cambrian area of San JoseHouge Park is a fantasticly appointed, well maintained twelve and a half acre park in the Cambrian area of San Jose (at Twilight Drive & White Oaks Avenue, SJ 95124).   There’s something for everyone, whether it’s benches to sit and enjoy the area, tables for playing chess and checkers, or opportunities to play tennis or chess. With a large, grassy spaces and a walking & jogging trail, folks who want to just get out and walk will have plenty of room for that.    When my (now grown) kids were small, my husband would sometimes take them there to meet up with a local astronomy club to view the stars. I’d take them to the playground to let off steam during the day.  It was really helpful that there is so much space – and restrooms!

 

Some of the most appreciated aspects of Houge Park are these:

  • Restrooms
  • 3 Playground areas in all, including one for ages 2-5 & another ages 5-12
  • Picnic sites (no reservation)
  • BBQ
  • Horseshoe pit
  • Exercise course
  • Basketball court
  • ½ basketball court
  • Two tennis courts (unlighted)
  • Parking lot & plenty of street parking

If you’ve never been to Houge Park, it’s a worthwhile destination and a pleasant surprise in the midst of a residential neighborhood.  Cambrian is a popular area in which to live, and even nicer if you’re in close proximity to a beautiful park such as this  one.

With the Houge Park sign, shown above, you can see that there are play structures in the distance – with lots of lawn in between.

Houge Park swings and more

 

Below, please note the nicely paved path and par course.

Houge Park in San Jose

See Cambrian Park market activity by browsing through the map below:

 

  1. 4 beds, 3 baths
    Home size: 2,584 sq ft
    Lot size: 5,793 sqft
  2. 4 beds, 2 baths
    Home size: 1,601 sq ft
    Lot size: 6,298 sqft
  3. 4 beds, 2 baths
    Home size: 1,233 sq ft
    Lot size: 5,710 sqft
  4. 3 beds, 1 bath
    Home size: 1,280 sq ft
    Lot size: 5,401 sqft
  5. 3 beds, 2 baths
    Home size: 1,210 sq ft
    Lot size: 6,059 sqft
  6. 3 beds, 3 baths
    Home size: 1,501 sq ft
    Lot size: 1,454 sqft
  7. 4 beds, 2 baths
    Home size: 1,364 sq ft
    Lot size: 6,037 sqft
  8. 4 beds, 2 baths
    Home size: 1,792 sq ft
    Lot size: 8,058 sqft
  9. 4 beds, 2 baths
    Home size: 1,947 sq ft
    Lot size: 5,998 sqft
  10. 3 beds, 2 baths
    Home size: 1,206 sq ft
    Lot size: 6,817 sqft

See all Real estate in the Cambrian community.
(all data current as of 11/18/2017)

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

The Cambrian area of San Jose is about 58% in the 95124 area and 42% in 95118. There are three elementary school districts: Cambrian, Union, and San Jose Unified. They don’t neatly correspond to the zip code lines or other boundaries. To learn more about the Cambrian area of San Jose, and to learn about some of its neighborhoods, please see:

http://sanjoserealestatelosgatoshomes.com/category/neighborhoods/cambrian-park/

The report below will be automatically updated each week by Altos Research, which uses LIST prices. To learn about Cambrian’s sold real estate data, please also visit my Silicon Valley Real Estate Report for all of Cambrian, both zip codes combined.

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SAN JOSE Real Estate Market (95118)



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SAN JOSE Real Estate Market (95124)



Real-time market research for SAN JOSE

Median Price
Subscribe to my SAN JOSE Market Intelligence report for weekly neighborhood trends.

Real-time market research for SAN JOSE

Average Days on Market
Subscribe now to learn dozens of SAN JOSE real estate trends and other important market measures!

Real-time market research for SAN JOSE

Total Inventory
Subscribe to my SAN JOSE Market Intelligence report for weekly neighborhood trends.

Real-time market research for SAN JOSE

Median MAI
Subscribe now to learn dozens of SAN JOSE real estate trends and other important market measures!

 

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  1. 4 beds, 3 baths
    Home size: 2,584 sq ft
    Lot size: 5,793 sqft
  2. 4 beds, 2 baths
    Home size: 1,601 sq ft
    Lot size: 6,298 sqft
  3. 4 beds, 2 baths
    Home size: 1,233 sq ft
    Lot size: 5,710 sqft
  4. 3 beds, 1 bath
    Home size: 1,280 sq ft
    Lot size: 5,401 sqft
  5. 3 beds, 2 baths
    Home size: 1,210 sq ft
    Lot size: 6,059 sqft
  6. 3 beds, 3 baths
    Home size: 1,501 sq ft
    Lot size: 1,454 sqft
  7. 4 beds, 2 baths
    Home size: 1,364 sq ft
    Lot size: 6,037 sqft
  8. 4 beds, 2 baths
    Home size: 1,792 sq ft
    Lot size: 8,058 sqft
  9. 4 beds, 2 baths
    Home size: 1,947 sq ft
    Lot size: 5,998 sqft
  10. 3 beds, 2 baths
    Home size: 1,206 sq ft
    Lot size: 6,817 sqft

See all Real estate in the Cambrian community.
(all data current as of 11/18/2017)

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

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. (To learn about the nearby Lone Hill Highlands neighborhood, which is just the other side of Harwood Road, click here.)

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

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. 1 bed, 1 bath
    Home size: 720 sq ft
    Lot size: 11,626 sqft
  2. 2 beds, 2 baths
    Home size: 800 sq ft
  3. 1 bed, 1 bath
    Home size: 2,702 sq ft
    Lot size: 1.41 ac
  4. 3 beds, 3 baths
    Home size: 1,800 sq ft
    Lot size: 5,972 sqft
  5. 4 beds, 2 baths
    Home size: 1,866 sq ft
    Lot size: 12,959 sqft
  6. 3 beds, 3 baths
    Home size: 2,695 sq ft
    Lot size: 1.66 ac
  7. 4 beds, 4 baths
    Home size: 3,645 sq ft
    Lot size: 1.71 ac
  8. 4 beds, 4 baths
    Home size: 2,188 sq ft
    Lot size: 2.03 ac
  9. 4 beds, 6 baths
    Home size: 5,000 sq ft
    Lot size: 2.06 ac
  10. 2 beds, 1 bath
    Home size: 935 sq ft
    Lot size: 6.40 ac

See all Real estate in the city of Los Gatos.
(all data current as of 11/18/2017)

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. 4 beds, 3 baths
    Home size: 2,584 sq ft
    Lot size: 5,793 sqft
  2. 4 beds, 2 baths
    Home size: 1,601 sq ft
    Lot size: 6,298 sqft
  3. 4 beds, 2 baths
    Home size: 1,233 sq ft
    Lot size: 5,710 sqft
  4. 3 beds, 1 bath
    Home size: 1,280 sq ft
    Lot size: 5,401 sqft
  5. 3 beds, 2 baths
    Home size: 1,210 sq ft
    Lot size: 6,059 sqft
  6. 3 beds, 3 baths
    Home size: 1,501 sq ft
    Lot size: 1,454 sqft
  7. 4 beds, 2 baths
    Home size: 1,364 sq ft
    Lot size: 6,037 sqft
  8. 4 beds, 2 baths
    Home size: 1,792 sq ft
    Lot size: 8,058 sqft
  9. 4 beds, 2 baths
    Home size: 1,947 sq ft
    Lot size: 5,998 sqft
  10. 3 beds, 2 baths
    Home size: 1,206 sq ft
    Lot size: 6,817 sqft

See all Real estate in the Cambrian community.
(all data current as of 11/18/2017)

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

Right now we are in one of those periods of steep, rapid appreciation of real estate values in Silicon Valley.  It is nearly impossible for first time home buyers to save as fast as home prices rise, so what ends up happening is that affordability falls.  I have seen this throughout my career whenever we have a steep seller’s market, multiple offers and bidding wars.  In fact, Jim and I were in that same kind of market in the late 1980s when we were trying to purchase our first house.

Recently I heard about some nice folks who’ve been renting for 15 years while they saved their 20% down payment.  In 15 years, home values have about doubled throughout Los Gatos, San Jose, and Silicon Valley.

Although it would have been hard to buy a home here with a 5% down payment in 2000 (it was an ultra hot market then, like today), there were periods when it would have been possible.   We had a couple of corrections in the market when it shifted to a buyer’s market, and at those times, sellers were not so fussy about large downs.

How fast can you save?  How much does waiting to buy a home cost?

For most people, saving a few thousand a month is a great goal.  Unless you have stock options which will be available soon, though, most people cannot save fast enough to compensate for San Jose area home appreciation.

Today I logged on to MLS Listings and did some research.  For this study, I pulled sales of single family homes in Cambrian with 1300 – 1700 square feet on lots of 6000 – 7000 square feet (so pretty typical Cambrian area homes).  The time included is from Jan 1st to June 9th for 2015, 2014, and 2013.   Please see the data and what it cost someone to wait:

The Cost of Waiting to Buy

The average price shot up $129031 between the same period of 2013 to 2014.   It was a little better between 2014 and 2015, but was still $96,032 more than the same period a year earlier.  Combined it’s a staggering $225,063, or around 30%, which is more than a typical down payment.  In other words, waiting 2 years basically caused your down payment to evaporate!  Not only that, but property taxes and all the closing costs would have jumped 30% as well.

It comes back to how fast you can save and if it’s worth it.  To keep up with the pace of the last 2 years, you’d need to be socking away about $100,000 per year.  And that’s to get into a very decent home – but not a luxury property in an exclusive area. 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

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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