Central San Jose

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

21st Annual Rose Garden Homes Tour Oct 15-16 2016

Each autumn, the St. Martin of Tours School puts on a fabulous tour of lovely homes in San Jose’s Rose Garden neighborhood.  While anyone driving through this central San Jose area can appreciate the diverse and beautiful architecture, often the best  features of these homes are found inside.

This year is the tour’s 21st Anniversary! The homes tour is a large scale fundraising effort for the school. Tours are self-guided with hosts in each home ready to answer questions and share interesting historical facts and stories about the homes. On display will also be floral designs, artwork, and perhaps some treasures. The garden segment of the tour includes the Tea Garden, a spot to sit and enjoy complementary refreshments or a gourmet lunchbox (available to preorder until October 9th with your tickets). The tour also features a boutique, where 100% of the proceeds will benefit St Martin of Tours School (credit cards accepted!) and a donation drawing.

Tour dates are Saturday, October 15th and Sunday, October 16th from 10am-4pm both days. No children under 12 are allowed on the tour. Come any time within the tour hours to begin, but note that it is recommended that visitors allot about 2 hours to view every home and the tour ends promptly at 4pm.

Tickets are available at the door, online, or through families in the school.

To read about the homes from last year’s tour, and to learn more about this year’s tour, and to purchase tickets visit the official Rose Garden Homes Tour website.

Get Tickets!Katherine Sullivan is selling tickets (full disclosure: she is a cousin of mine) and she can be reached at katcsullivan@gmail.com

 

  1. 3 beds, 2 full baths
    Home size: 1,420 sq ft
    Lot size: 6,446 sqft
  2. 3 beds, 2 full baths
    Home size: 1,094 sq ft
    Lot size: 1,089 sqft
  3. 5 beds, 3 full baths
    Home size: 2,654 sq ft
    Lot size: 6,621 sqft
  4. 4 beds, 3 full baths
    Home size: 1,625 sq ft
    Lot size: 6,098 sqft
  5. 2 beds, 1 full bath
    Home size: 903 sq ft
    Lot size: 1,742 sqft
  6. 3 beds, 2 full baths
    Home size: 1,442 sq ft
    Lot size: 6,185 sqft
  7. 1 bed, 2 full baths
    Home size: 1,420 sq ft
    Lot size: 1,089 sqft
  8. 4 beds, 1 full bath
    Home size: 1,264 sq ft
    Lot size: 5,270 sqft
  9. 4 beds, 2 full baths
    Home size: 1,542 sq ft
    Lot size: 6,011 sqft
  10. 4 beds, 3 full, 1 half baths
    Home size: 2,919 sq ft
    Lot size: 9,278 sqft

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

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

The architecturally diverse and entirely charming Rose Garden neighborhood in San Jose is perennially attractive to home buyers. Silicon Valley residents appreciate the easy access to downtown San Jose and travel routes, but perhaps even more are drawn by the beautiful park the San Jose Municipal Rose Garden. They also appreciate that this is not just another area filled with tract style homes. Many of the properties in this part of the 95126 zip code are custom or semi-custom built and enjoy a wide variety of styles. Here are a few images of houses in the Rose Garden neighborhood of San Jose:

Tudor style home in the Rose Garden Neighborhood in Central San Jose

Charming English Tudor style house

Spanish style house in the Rose Garden Neighborhood

Lovely Spanish style house in the Rose Garden area of Central San Jose

Enchanting Mediterranean style house in the Rose Garden area

Enchanting Mediterranean style house in the Rose Garden area

A two story home with a detached garage, which is typical in the Rose garden.

A two story home with a detached garage, which is typical in the Rose garden.

Where is the Rose Garden neighborhood?

Boundaries for the community are not well defined, but generally this neighborhood is considered to be South of 880, East of Bascom, West of the Alameda from 880 to Naglee Ave, and then West of Dana Ave to Lincoln High or Forest Ave. This area has over 1,000 homes. Some might say the area included is much larger, or much closer in to the park, but these lines generally represent the safe bet for what is considered Rose Garden neighborhood. Nearby neighborhoods include Shasta-Hanchett and Burbank. The Buena Vista neighborhood is not too far to the south, also. Santa Clara sits just a little north of the Rose Garden. Downtown San Jose is about 2 miles from these.

Before the Rose Garden neighborhood was a neighborhood…

Once primarily prune and pear orchards, this upscale corner of the valley began to transform into a residential district in the 1800s and is home to one of the oldest subdivisions or tracts in the state – the Chapman & Davis Tract, built in a Norman and Tudor style. Originally, streets there had large estates on large lots. Though the parcels have been subdivided many times since, it still has many large old homes, from Victorians through the 1940s bungalows. Many of the smaller, cottage style residences have been built onto or removed and transformed into larger estates to match. Most houses have a detached garage. As you drive through the streets near the park, you will find that the roads are widest where the houses and lots are the biggest, and smaller roads access the smaller houses.

The San Jose Municipal Rose Garden

Sign for the San Jose Municipal Rose GardenThe San Jose Municipal Rose Garden is a 5.5 acre garden with over 4,000 rose bushes and almost 200 varieties. Originally, it was part of a prune orchard of about 11 acres, and was made a park in 1927. Central to the garden is a broad fountain surrounded by paths with benches, which most of the roses encircle. The garden stretches out on either side with green lawns, and is bordered by large redwood trees and a gate, creating a buffer from the street. It also features covered walkways, picnic benches, and a stage.
Continue reading

Buena Vista neighborhood overhead viewIf you love older residential areas with classic architecture and a canopy of street trees, you’ll want to know about the Buena Vista neighborhood in San Jose. Situated between downtown and the Valley Fair & Santana Row areas, close to Burbank and Midtown, it’s truly “close to everything” and oozing with charm.

Where is the Buena Vista neighborhood? Roughly, it includes areas north of Hwy 280, south of San Carlos, east of Leigh and west of Meridian. It is considered part of Central San Jose by the local MLS.

This historic district has has a voluntary neighborhood association (Buena Vista Neighborhood Association or BVNA) for members, with extremely low dues, though residents who are not dues paying members may attend the monthly meetings. The BVNA website has a wealth of information on the area, including photos of “then and now,” maps (also historic and current), minutes and newsletters and much more. Please have a look to learn more about this corner of Silicon Valley with lovely old homes and tree lined streets, or check out the YouTube video below, which is also on their site:

http://www.bvnasj.org/

  1. 3 beds, 2 full baths
    Home size: 2,183 sq ft
    Lot size: 11,020 sqft
  2. 2 beds, 2 full baths
    Home size: 1,380 sq ft
    Lot size: 3,746 sqft
  3. 4 beds, 2 full baths
    Home size: 2,128 sq ft
    Lot size: 12,240 sqft
  4. 3 beds, 2 full, 1 half baths
    Home size: 3,104 sq ft
    Lot size: 10,454 sqft
  5. 2 beds, 1 full bath
    Home size: 800 sq ft
    Lot size: 4,312 sqft
  6. 2 beds, 2 full, 1 half baths
    Home size: 1,667 sq ft
    Lot size: 1,132 sqft
  7. 2 beds, 2 full, 1 half baths
    Home size: 1,224 sq ft
    Lot size: 609 sqft
  8. 4 beds, 3 full, 1 half baths
    Home size: 2,792 sq ft
    Lot size: 4,356 sqft
  9. 3 beds, 1 full bath
    Home size: 947 sq ft
    Lot size: 5,009 sqft
  10. 4 beds, 3 full baths
    Home size: 3,010 sq ft
    Lot size: 6,882 sqft

See all Real estate in the 95126 zip code.
(all data current as of 3/25/2017)

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

Yesterday on my way home from a final walk through on a property in Blossom Valley, I stopped by some open houses – following signs, just like a lot of consumers do.  At one of the homes I spoke with a Realtor who’s starting to see a slowing in the real estate market.  That hasn’t been my own experience, so I asked him about his take on things and he mentioned the rising inventory in areas where he’s active in Silicon Valley.

There are many ways to get a pulse on the market, but perhaps one of the easiest ways to check it is to see the sale price to list price ratio and the days on market.  MLSListings, my local multiple listing service (of which I am a member), does some wonderful things with interactive graphs and charts, so I made use of that tool to see how San Jose is faring as a whole and also in some of the zip codes where I sometimes sell homes.  The charts below are for single family homes (not condos, townhomes, duplexes, etc.) and are by zip code for all price ranges.  Remember, stats are easily skewed one way or the other, and we might have seen different results if we teased it out by home size, lot size, school district, price point, presence of an in-ground pool, or any other factors.  This is the “big picture”.  First, then, San Jose as a whole.

San Jose AV DOM and SP to LP ratio all prices

What we see here is that homes are selling faster (shorter and shorter DOM or Days on Market) and a rising sales price to list price ratio.  Both of these indicate a strong seller’s market for the city of San Jose as a whole. Next, we’ll list a sampling of zip codes in San Jose, primarily along the west side (where I tend to be more active in my sales) but not exclusively so.  I’m putting these in numerical order.

Real estate market trends in San Jose 95112 - Downtown San Jose

In San Jose’s 95112 zip code, which is Downtown San Jose, it’s a mixed bag.  The sale price to list price ratio is rising (seller’s market) but the days on market are also rising (softening market).  This area would require more information – it could be that a few homes have been on the market for a very long time and skewing the stats, or homes in certain price points are just not selling.  From this vantage, though, it looks like 95112 is mixed.

Next: 95117, 95118, 95120, 95123, 95125, 95126, 15129, 95136, 95148

Continue reading

J Lohr Wine Tasting Room in San Jose (about 2 miles from downtown SJ)Awhile back, a Realtor friend, Colleen Kulikowski, was visiting from the Buffalo & Niagara Falls area of New York. Together we attended the California Association of Realtors conference in San Jose, CAR EXPO, where we enjoyed some great sessions and at which I was a panelist one day on social media and real estate blogging.   I very much wanted her to see more than just the inside of a conference center, though, so in the evenings and days before and after we saw some sights along the coast and went wine tasting in Los Gatos, Willow Glen, Monterey and central San Jose at the fabulously convenient J Lohr Tasting Room.

At J Lohr Wine Tasting Rooms, you can choose from available wines which ones you'd like to tryAs we  walked up to the door, I volunteered to pay for our tasting – just before noticing that it’s at no charge!  This is pretty rare today in Santa Clara County, Monterey County or Santa Cruz County wineries.  (When a tasting is free I always buy a bottle anyway if I enjoy the wine, and normally I do.)

Our hostess was very nice and gave us a printout of what could be tried that day and explained that we could select 6 and then she would “put them in order”.  Colleen and I prefer different types of wines so had little overlap in our selections – it was great to have so much variety.We both liked a number of wines and both made purchases (so they did ok on the free tasting by us). 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. 1 bed, 2 full baths
    Home size: 1,420 sq ft
    Lot size: 1,089 sqft
  2. 2 beds, 3 full baths
    Home size: 1,694 sq ft
    Lot size: 1,698 sqft
  3. 2 beds, 1 full, 1 half baths
    Home size: 880 sq ft
    Lot size: 2,439 sqft
  4. 3 beds, 2 full baths
    Home size: 1,629 sq ft
    Lot size: 5,749 sqft
  5. 3 beds, 2 full baths
    Home size: 1,850 sq ft
    Lot size: 6,621 sqft
  6. 2 beds, 2 full, 1 half baths
    Home size: 1,458 sq ft
    Lot size: 435 sqft
  7. 2 beds, 2 full baths
    Home size: 1,071 sq ft
    Lot size: 435 sqft
  8. 3 beds, 3 full baths
    Home size: 1,430 sq ft
    Lot size: 4,399 sqft
  9. 3 beds, 1 full, 1 half baths
    Home size: 1,416 sq ft
    Lot size: 3,876 sqft
  10. 2 beds, 2 full, 1 half baths
    Home size: 1,050 sq ft
    Lot size: 1,500 sqft

See all Real estate in the 95112 zip code.
(all data current as of 3/25/2017)

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

Scenic Silicon ValleyIf you arrived into Silicon Valley via Highway 101, driving south from San Francisco, you might believe that the Santa Clara Valley, the San Jose area and Silicon Valley as a whole has got to seem to be the ugliest place on earth. Although heavily traveled, that is not the “scenic route”.

So, too, if you are looking for a place to live and are groping to find a place that is reasonably priced, fairly safe and not a terrible commute distance. You might not even have “is nice looking” on your wish list. You might not think it’s possible if all you ever see are the ugly concrete tilt-up buildings in north San Jose, Santa Clara, Alviso, or anywhere along the 237 corridor.  That area is an architectural wasteland.

Let me assure you: there are a lot of beautiful places in Silicon Valley where you can rent or buy a home. But how do you find them? It helps a lot to have a local give you a few pointers.  I’ll give you some tips today on finding a scenic place to live.

Hills – An easy way to find a scenic location to make your home is to settle near the hills, especially those in the west valley (the Santa Cruz Mountains or the Coastal Range) as they are green year-round. Communities at the base of the west valley foothills include, in Santa Clara County, Palo Alto, Los Altos, Los Altos Hills, Cupertino, Saratoga, Monte Sereno, Los Gatos, and the Almaden Valley area of San Jose. All of these areas are adjacent to the hills or mountains and offer far better than average schools (many of them qualify as great – compare costs between these areas). Continue reading

Recently I had the pleasure of listing a fabulously unique property for sale.  For those who love “mid century” houses, this one is a must see, as it is in pristine, original condition and is also located in a fantastic location next to Coyote Creek at the corner of two no-through-streets.  It’s a quiet, park like pocket of Central San Jose, off the beaten path yet close to everything!

The address is 402 Terrace Drive, San Jose 95112 and I will be holding it open this weekend, Sept 22 & 23, 2012 from 2-4pm.  A two bedroom, one bath house, this rancher enjoys large rooms and an abundance of natural sunlight from the many, many windows.  Hardwood floors were recently exposed and they are beautiful!  Classic tile work in the kitchen and bath, an art form seldom seen in newer homes!

Please stop by!  Details on this fabulous opportunity follow, or get full details at

http://www.popehandy.com/listings/listing_home.cfm?property_ID=8420410

 

402 Terrace Dr
San Jose, 95112Offered at $399,500
2 Bedrooms
1 Full bath / 0 Half bath
1098 approx sq. feet
Fabulous opportunity! Super cute, sunny, clean, all original 1950s ranch style home in scenic, quiet location next to Coyote Creek. Beautiful hardwood floors, recently exposed. Large living room with brick fireplace. Classic mid-century kitchen & bath. Kitchen offers gas cooking & dining area. Bath features tub & sep stall shower. Oversized 2+ car garage, extra storage, tons of available parking.

 

 

  1. 1 bed, 2 full baths
    Home size: 1,420 sq ft
    Lot size: 1,089 sqft
  2. 2 beds, 3 full baths
    Home size: 1,694 sq ft
    Lot size: 1,698 sqft
  3. 2 beds, 1 full, 1 half baths
    Home size: 880 sq ft
    Lot size: 2,439 sqft
  4. 3 beds, 2 full baths
    Home size: 1,629 sq ft
    Lot size: 5,749 sqft
  5. 3 beds, 2 full baths
    Home size: 1,850 sq ft
    Lot size: 6,621 sqft
  6. 2 beds, 2 full, 1 half baths
    Home size: 1,458 sq ft
    Lot size: 435 sqft
  7. 2 beds, 2 full baths
    Home size: 1,071 sq ft
    Lot size: 435 sqft
  8. 3 beds, 3 full baths
    Home size: 1,430 sq ft
    Lot size: 4,399 sqft
  9. 3 beds, 1 full, 1 half baths
    Home size: 1,416 sq ft
    Lot size: 3,876 sqft
  10. 2 beds, 2 full, 1 half baths
    Home size: 1,050 sq ft
    Lot size: 1,500 sqft

See all Real estate in the 95112 zip code.
(all data current as of 3/25/2017)

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

Historic Naglee Park Home Tour in San Jose April 21 2012

Historic Naglee Park Home Tour in San Jose April 21 2012

The historic Naglee Park Home Tour in San Jose will take place April 21,2012 from 10am to 4pm.  Sponsored by the San Jose Woman’s Club, this is the third annual tour.  It includes an elegant tea served in the garden of the Catholic Bishop of San Jose, Patrick J. McGrath, a Naglee Park resident.

For all of the details on this event, please see the SJWC website page:

http://www.sjwomansclub.org/tour.html

 

 

 

Sorry, but we couldn't find any results in the MLS that match the specified search criteria.

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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.
:
Special focus on:
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Saratoga, Campbell,
Almaden Valley,
Cambrian Park.
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2009: Sellsius list of top
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Mary Pope-Handy's Live in Los Gatos blog won the 2007 Project Blogger contest, sponsored by Inman News and Active Rain

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
Active Rain and Inman News.


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Best real estate agent in Silicon Valley from the San Jose Mercury News poll of readers in 2011
"Best real estate agent
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