Campbell

Campbell

How is the Campbell real estate market?How is the Campbell real estate market? Here are the numbers, but what do those numbers mean? The sales vs list price remains well over 100% and the average days on market are low at 22 days. Campbell is still in a seller’s market.

Further down in this article, we’ll utilize the graphs from Altos Research, which uses list prices, and check out the trends in pricing by quartile in this zip code (meaning 4 groups based on the pricing tier from least to most expensive). Campbell condominiums and townhomes will be considered as well. And finally, a list of homes for sale in Campbell will be found at the bottom of the post.

First, here are some quick stats, care of my RE Report for Campbell:

What about the Campbell CA condo market?

Continue reading

Often I have clients who are interested in purchasing a 4 bedroom, 2 bath home in a good school district in Silicon Valley, particularly in the South Bay and West Valley areas. Tonight I did a study on the MLS of homes that have sold and closed escrow in the last 4 months with these characteristics:

  • single family home (house)
  • 4 bedrooms
  • 2 bathrooms
  • 1800 to 2200 square feet of living space
  • 6000 to 10,000 sf lot

Disclaimers aside, here are the numbers for select West Valley Communities in the West/South Bay area with good schools. The first number is the average sales price per square foot, the second number is the average sales price:

And a look at the chart from all back in 2015…

And all the way back in 2011. What’s changed? A lot! The order has shifted some, showing where demand has increased or decreased. Most noticeably, the prices are significantly lower in 2011 than they are now. The 2015 chart shows prices somewhere in-between the 2011 and 2017 levels. Palo Alto and Los Altos remain consistently in the top two positions.

The home prices tend to run with the school district API scores.  You can check the 2013, three year average, API scores in Santa Clara County for both the districts and the individual schools online here.         Continue reading

Sketch of houseIt can be really challenging for people moving to Silicon Valley to get a sense of real estate prices, and perhaps more, to compare housing costs from one town or district to another.

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 4 months, or 120 days, for a better range. As of this writing, Los Altos only had one sale over the last 120 days, so data for that segment spans from 0 to 180 days back, or 6 months, and in that half a year we have merely 3 sold.

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.

Below are my results from the same search back in September 18, 2015. By comparisson, 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, Saratoga only had four homes sold matching this criteria within the 120 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 35 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

VizcayaOne of the prettiest townhome communities in Santa Clara County is Vizcaya, which features a Mediterranean style of architecture in a community that is extremely tidy and well maintained. Driving in, it feels like you’ve just arrived at a resort.

Where is Vizcaya?

The Vizacaya neighborhood is in San Jose just off S Bascom and Curtner Avenues, but is close to the Campbell border and confusingly, has a Campbell mailing address. The community’s streets are Vizcaya Circle, Vizcays Way, and Pescara Court. The location is very convenient, with easy access to shopping, bus lines, and major traffic routes.

What are the homes like at Vizcaya?

Built between 1990 and 1996, these 92 townhomes are younger feeling and tend to have fairly open floor plans and plenty of large windows. The home sizes range between 2396 SF and 2656 SF, but many are so nicely designed that they tend to feel like single family homes.  Lot sizes average around 4,100 SF (pretty big for a townhouse). The parcels range in size from  2480 SF to over 10,000 SF but most are 3000 – 5000 SF.

The homes in the Vizcaya community are condominiums with a townhouse architectural style. (Some townhouses are held in PUD ownership. In some locations, such as Almaden and Los Gatos, there are houses which are condos – or held in condo ownership.) There’s a small pool and spa at the center of the complex for residents to enjoy. The day I took the photos shown in the slideshow, below, painting was ongoing next to the pool, so it isn’t shown.

  • Vizcaya in Campbell

What does it cost to buy a townhome in Vizcaya?

These upscale properties don’t come on the market too often, but if you are lucky enough to find one available to buy, chances are that it will cost a million dollars or a more (as of this writing in October 2016).

The 7th annual Egyptian Festival of San Jose is later this month, August 22nd and 23rd, in Campbell. It is hosted every year at the St. George and St. Joseph Coptic Orthodox Church. The church is also a great place for those who appreciate architecture, as it is the only church in Northern California which features Coptic architecture.

As with most festivals around the valley, food will be a key feature, and a delicious one! There will be food for carnivores, vegans, and sweet tooth-ed people alike. Entertainment is plentiful with live music and family friendly dance performances. There’s even a movie night! The evening on the 22nd, there will be a classic Egyptian film (English subtitled) shown under the stars. The Kids Zone will have carnival games, face painting, and henna. A Bazaar will sell Coptic goods, souvenirs, Egyptian clothing, and much more. A silent auction will also be held. The church will be open with presentations for those who are interested in learning about the rites and rituals in Coptic Christianity, living in Egypt, or take a class on Hymnology or Iconography, and those who would like to enjoy the architecture.

Less than a mile from the Los Gatos Creek Trail, why not bike over and get your fill of the fun at the Egyptian Festival.

For more information visit the festival’s website. You can also like them on Facebook to hear more about updates and events.

http://www.egyptianfestivalca.com/home/

https://www.facebook.com/egyptianfestivalca

  1. 4 beds, 2 full baths
    Home size: 1,220 sq ft
    Lot size: 6,098 sqft
  2. 5 beds, 4 full baths
    Home size: 3,753 sq ft
    Lot size: 29,228 sqft
  3. 4 beds, 3 full, 1 half baths
    Home size: 2,600 sq ft
    Lot size: 12,980 sqft
  4. 4 beds, 2 full, 1 half baths
    Home size: 1,860 sq ft
    Lot size: 6,229 sqft
  5. 3 beds, 1 full bath
    Home size: 960 sq ft
    Lot size: 5,140 sqft
  6. 4 beds, 2 full baths
    Home size: 1,569 sq ft
    Lot size: 6,969 sqft
  7. 4 beds, 2 full, 1 half baths
    Home size: 1,970 sq ft
    Lot size: 3,005 sqft
  8. 3 beds, 2 full baths
    Home size: 3,370 sq ft
    Lot size: 5,488 sqft
  9. 3 beds, 2 full baths
    Home size: 1,331 sq ft
    Lot size: 6,185 sqft
  10. 4 beds, 2 full, 1 half baths
    Home size: 1,973 sq ft
    Lot size: 6,011 sqft

See all Real estate in the city of San Jose.
(all data current as of 5/24/2017)

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

Cameo Park West - Leep Homes in Campbell with LG mailing addressThe Cameo Park West neighborhood is located close to where Los Gatos, Campbell, and Saratoga meet. It’s actually in the city of Campbell but has a Los Gatos mailing address. This is a tidy community bordered by Pollard Road, San Tomas Aquino Creek, the Highway 85 freeway, and Rolling Hills Middle School.

The 122 or so homes here were built in 1966 and 1967 by one of the better tract builders in the area, Leep Homes. Houses range from 1380 square feet to 2620 SF, and lot sizes run between 6000 SF and about 12,600 SF. A typical home might have around 1800 SF and be situated on an 8000 SF lot. The houses have thoughtful floor plans and the bedrooms and living areas are usually a good size.

Leep homes tend to have a fairly consistent layout – here are the 1 story home traits

  • most are single story homes
  • front porch with two bedrooms facing the front (sometimes one goes further into the front yard than the other)
  • formal entryway, often with double doors
  • step down living room straight ahead from the foyer (the rest of the house is all the same level)
  • fireplace located on side of living room closest to kitchen – it’s often a two way fireplace
  • kitchen (and sometimes also a family room) just behind the garage
  • laundry in the attached 2 car  garage but close to the kitchen, usually immediately next to the door from the garage to the kitchen
  • bedrooms are all down a hall in the opposite direction from the kitchen.  Just before the master bedroom suite there will be the hall bath (then inside the master suite, the owner’s bathroom and then bedroom)
  • the master bedroom faces the back yard, often leading to a patio shared between the kitchen (family room) and living room
  • central, forced air heat
  • hardwood floors
  • copper plumbing
  • no formal dining room (but plenty of space in the kitchen for eating)
  • sliding glass doors from the master bedroom, the living room and kitchen / family room

Below is a pan of one of the streets in Cameo Park West, taken in 2011.

Cameo Park West street in Campbell

 

Strengths and weaknesses of the Cameo Park West neighborhood

It’s very easy to list the strengths of this neighborhood: it’s very clean, well kept, had a good builder, convenient location (close to two schools and only a block or two or three to Safeway and nearby shops). Major shopping is within easy reach at Westgate, El Paseo and nearby (appx 7 minute drive). For those wishing to take Lawrence Expressway, it’s a breeze – just hop onto Quito and it becomes Lawrence, making a lot of commutes simpler, easier and faster. For Los Gatos, this location is closer to places like Apple, Google, and other high tech centers (as compared to downtown Los Gatos or east LG).

The elementary school is Marshall Lane, the middle is Rolling Hills and the high is Westmont. Both the elementary and middle enjoy API scores of over 900 and Westmont has a very respectable score that’s more than 800.

The negatives do not impact everyone, but that said, they do exist. At one end of the neighborhood, there’s super close proximity to highway 85, to the train tracks and to the high voltage power lines and towers. Those are never a plus.

Many homes along Elwood back up to Rolling Hills Middle School. Is that a negative or a positive? That really depends on your point of view, and some would prefer to back to a school yard than to another house. But most buyers would prefer another home.

What do homes cost in the Cameo Park West area?

Like most of the 95032 zip code, it’s unlikely to find a house for close to $1 million there today (it was possible during the recession). To be able to purchase one of these homes, be prepared to pay between $1.2 million and $1.4 million in most cases. Some homes sell for over $1.6 million! Of course, it could always be less or more depending on exact location, size and condition of home, plus the marketing situation (is it easy to see, is it clean and without bad odors, has it been fairly updated etc.).

  1. 5 beds, 3 full baths
    Home size: 2,546 sq ft
    Lot size: 7,666 sqft
  2. 3 beds, 2 full baths
    Home size: 1,222 sq ft
    Lot size: 9,626 sqft
  3. 3 beds, 2 full baths
    Home size: 1,543 sq ft
    Lot size: 8,232 sqft
  4. 4 beds, 3 full baths
    Home size: 2,180 sq ft
    Lot size: 9,844 sqft
  5. 4 beds, 3 full baths
    Home size: 1,946 sq ft
    Lot size: 9,321 sqft
  6. 2 beds, 2 full, 1 half baths
    Home size: 1,665 sq ft
    Lot size: 10,497 sqft
  7. 3 beds, 2 full baths
    Home size: 1,120 sq ft
    Lot size: 6,011 sqft
  8. 3 beds, 2 full baths
    Home size: 1,166 sq ft
    Lot size: 12,327 sqft
  9. 3 beds, 2 full baths
    Home size: 1,915 sq ft
    Lot size: 10,628 sqft
  10. 3 beds, 1 full bath
    Home size: 1,332 sq ft
    Lot size: 10,018 sqft

See all Real estate in the city of Campbell.
(all data current as of 5/24/2017)

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

Here’s a Campbell house which is always in the spirit of Halloween. If it has a name, as homes in Carmel always do, it should be called the  “skull and crossbones house“.

What do you think?  Is this good decor for a home year round?  (And it’s not even Halloween and this isn’t even my haunted real estate blog  since we’re talking decor, not spooks.)

  1. 5 beds, 3 full baths
    Home size: 2,546 sq ft
    Lot size: 7,666 sqft
  2. 3 beds, 2 full baths
    Home size: 1,222 sq ft
    Lot size: 9,626 sqft
  3. 3 beds, 2 full baths
    Home size: 1,543 sq ft
    Lot size: 8,232 sqft
  4. 4 beds, 3 full baths
    Home size: 2,180 sq ft
    Lot size: 9,844 sqft
  5. 4 beds, 3 full baths
    Home size: 1,946 sq ft
    Lot size: 9,321 sqft
  6. 2 beds, 2 full, 1 half baths
    Home size: 1,665 sq ft
    Lot size: 10,497 sqft
  7. 3 beds, 2 full baths
    Home size: 1,120 sq ft
    Lot size: 6,011 sqft
  8. 3 beds, 2 full baths
    Home size: 1,166 sq ft
    Lot size: 12,327 sqft
  9. 3 beds, 2 full baths
    Home size: 1,915 sq ft
    Lot size: 10,628 sqft
  10. 3 beds, 1 full bath
    Home size: 1,332 sq ft
    Lot size: 10,018 sqft

See all Real estate in the city of Campbell.
(all data current as of 5/24/2017)

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

Beckwith Building in downtown Los Gatos, California

The beautiful Beckwith Building in downtown Los Gatos, California

I have been fortunate to have made 5 trips to Europe, one of them lasting 9 months, and will be returning again before the end of 2013 (this time to Belgium).  It is so diverse, beautiful and compelling! Having experienced a little culture shock myself (when living in Florence, Italy, for one year of university), I’m very sympathetic about how hard an international move can be, and I understand that for Europeans moving to Silicon Valley, there can be an acute culture shock, particularly for those coming from more rural areas.

The bulk of Silicon Valley is located in Santa Clara County, which is at the southern end of the San Francisco Bay.  In this county, there are approximately 1.8 million people, almost a million of them in the city of San Jose.  Some areas, or districts, of San Jose have a distinctive character and are almost like towns or small cities themselves.  So in this article I’ll mention both cities and towns, but also areas or districts of San Jose, which might appeal to our European transplants.   Most of my comments will reference Santa Clara County or “south bay” locations, but I will also mention others on the San Francisco Peninsula and SF Bay Area too.

Architecture, Urban Centers and Charm

It is an unfortunate negative in Silicon Valley that much of our housing consists of ranch style tract homes, and truthfully, they are not exactly a work of art.  New or newer homes tend to be on very tiny parcels of land (or “lots”) and for many people may simply feel too congested or crowded. But there are beautiful residential neighborhoods – you just need to know where to look!  In many ways, the areas with higher charm can make our global home buyers feel more comfortable than if they were faced with only track, ranch neighborhoods.

Do you value unique, older architecture with Victorian, Craftsman, Tudor or other home styles? Then check out these areas:

  • Within San Jose: the Japantown, Vendome, and Naglee Park areas of downtown San Jose. Also in central San Jose are the Rosegarden, Shasta Hanchett and Burbank neighborhoods which all boast some lovely older homes.  Or, if you love classic Spanish Revival style homes with views, consider the old Alum Rock area of San Jose near the country club (golf course).  The Willow Glen area of SJ (zip code 95120) is full of lovely old established neighborhoods with historic homes and tree lined streets.  If your job takes you to downtown San Jose, all of these areas will be fairly close.

Please read the rest of this article on the Move2SiliconValley.com website:

http://www.move2siliconvalley.com/which-silicon-valley-areas-are-the-most-european-feeling/

  1. 2 beds, 2 full baths
    Home size: 1,622 sq ft
    Lot size: 566 sqft
  2. 3 beds, 2 full baths
    Home size: 1,178 sq ft
    Lot size: 5,619 sqft
  3. 2 beds, 2 full baths
    Home size: 1,100 sq ft
    Lot size: 740 sqft
  4. 2 beds, 1 full bath
    Home size: 1,020 sq ft
    Lot size: 5,749 sqft
  5. 0 beds, 0 baths
    Home size: 1,592 sq ft
    Lot size: 6,577 sqft
  6. 3 beds, 3 full baths
    Home size: 1,201 sq ft
    Lot size: 435 sqft
  7. 2 beds, 2 full baths
    Home size: 1,421 sq ft
    Lot size: 1,524 sqft
  8. 0 beds, 0 baths
    Home size: 2,574 sq ft
    Lot size: 6,359 sqft
  9. 2 beds, 2 full baths
    Home size: 1,400 sq ft
    Lot size: 5,357 sqft
  10. 2 beds, 2 full, 1 half baths
    Home size: 1,288 sq ft
    Lot size: 1,524 sqft

See all Real estate in the 95112 zip code.
(all data current as of 5/24/2017)

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

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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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Santa Clara County,
San Mateo County, and
Santa Cruz County.
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Special focus on:
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Saratoga, Campbell,
Almaden Valley,
Cambrian Park.
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2007: Mary Pope-Handy and Frances Flynn Thorsen win the Project Blogger Contest for Mary's Live in Los Gatos blog. The contest was sponsored by
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