Downtown San Jose
San Jose is the biggest city in Silicon Valley (and considers itself to be the Capital of Silicon Valley), is the tenth largest city in the United States of America with over 1 million in population, and it has a very large footprint – approximately 180 square miles. Because of the size, it isn’t surprising that many distinct neighborhoods exist within the city. In my blog you can find descriptions and outlines of these districts or neighborhoods. You can also find market analysis dedicated to different regions of San Jose. Because the areas are so different, the market in separate sectors of the city can change dramatically from one area to the next. If you are looking for a home in Silicon Valley, it is best to consider San Jose by its neighborhoods rather than as a whole to understand the market. Nonetheless, looking at the big picture can often give you a general taste for the market. Currently, it’s a steady sellers market.
Below you will find the Altos Research Charts, a live feed of data on the markets in San Jose. You will also find the RE Report, charts with statistics comparing sales in the last month and comparing them month-over-month and year-over-year. These are both the usual tools I use to gauge a market. Directly below are links to the market analysis of specific neighborhoods in San Jose. Some of these, where I work the most, are updated monthly, and others are updated every few months.
Altos Charts for San Jose as a Whole – automatically updated each week – single family homes
First, the basic charts for single family homes or houses. FYI, Altos uses LIST prices. The RE Report further down uses SOLD prices (which is part of the reason why I utilize both).
List prices of single family homes / houses by price quartile:
Average days on market of listed homes (houses) by pricing tier:
Inventory levels for the last 3 years for houses for sale in San Jose:
Altos Research charts for the condomium and townhouse market in San Jose – automatically updated each week
Condominium and townhouse LIST prices by quartile: Continue reading
Any time is a good time to visit San Jose’s historic and lovely Japantown, but never is it more fun than during the annual Obon Festival!
This year, 2016, the Obon Festival will take place July 9th (noon – 10pm) and 10th (noon – 8pm).
What does Obon mean? The word means lantern but the festival is very ancient, more than 2,000 years old, and the celebration is in honor of one’s ancestors.
You’ll find delicious food, tables with goodies to buy, Taiko drumming (3 different groups per day), games to play, the Chidori Band, and dancers in colorful costumes.
Returning visitors, you’ll see something new in 2016! For many years, the San Jose Buddhist Church community has been running a major capital campaign to build a new annex or gym. It was begun just after Obon 2015 and as of last week, it was completed – awaiting only the city’s building department to grant finals on the permits.
Because this is an immensely popular event, it’s advisable to carpool and use the website link below to check on parking options and shuttles.
The location is the San Jose Buddhist Church Betsuin, 640 N 5th Street, San Jose (easiest freeway access is 87 to the Taylor exit).
See the lineup of performers at the church’s website:
Little Italy is looking fantastic! I’ve been there a few times and while there is still some work to be done, it’s definitely a very inviting place, with businesses worth patronizing and a beautiful, fun atmosphere.
The old houses, which are being converted to shops and restaurants, are looking good. The brick courtyard is very inviting and leads between a couple of these businesses to the Guadalupe Park, where recently there was the annual Italian Family Festa San Jose (click on link to see a few photos of this fun event).
Dec 10, 2013: Update from my original post of Nov 2011:
“I know a few years ago you wrote a piece about Little Italy on your site. I thought I would reconnect with you and fill you in on our progess. We purchased several homes that are being renovated as we speak and some for our Italian Cultural center/Museum, opened a new Italian Coffee shop, and have our 31 foot “Little Italy” arch close to starting construction.”
Sounds good! Let’s go support it!
Nov 23, 2011 ORIGINAL ARTICLE
The Little Italy San Jose Foundation is in the process of rebuilding the original Italian settlement neighborhood in San Jose, which dated back to about the 1870s, with a cultural center, authentic Italian shops and restaurants, and restored buildings. The cultural center offers Italian language classes for adults and children both. Eventually there will be an Italian-American Historical Museum too.
Where is Little Italy San Jose?
I had mistakenly thought that Little Italy San Jose would be in Willow Glen, but that’s not the case. This little neighborhood is close to the San Jose arena in downtown and includes Henry’s Hi-Life, which was the former Torino Hotel. You can see a map of the exact area on the LittleItalySJ site. (In the video mentioned below, we learn that originally there were 3 Italian settlements, but this one was the first. The others are Willow Glen and Goosetown.) Continue reading
San Jose’s Japantown is not just a neighborhood, but a community with a strong history. Only three Japantowns still exist in the US, and San Jose’s Japantown is the only one that remains in its original location. Issei (first generation immigrants) were drawn to the Santa Clara Valley in the late 1800s for agriculture, and somewhere between 1890 and 1900 they founded Japantown, also called Nihonmachi, next to the site of San Jose’s second Chinatown, known as Heinlenville, which no longer stands. It became a cultural center, safe from the hostile anti-immigrant attitudes of the time. Stores sold familiar products, there were restaurants, boarding houses, social clubs and sports, a bath house, and work and recreation for the Japanese pioneers. As with other groups, the first immigrants from Japan were mostly male, so this “bachelor society” also entertained in gambling houses and brothels.
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.
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.
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
Many newcomers to the San Jose & Silicon Valley areas want to buy new homes (or newer ones). Santa Clara County, though, had a big “building boom” after World War II ranging from the 1940s through the 70s. At the end of the building frenzy, most of the land was taken. More importantly, most of the really good land was built up.
How old is the “average” San Jose home for sale? Probably about 45 – 50 years old, on average. Depending on where you’re looking, precisely, the homes could be younger or older on average.
There are some nice communities of new and younger homes in Silicon Valley, but there aren’t a lot of them. Most of the new home communities have houses on small lots. Some are near high voltage power lines (homes on Taft in San Jose’s Cambrian Park area) or next to freeways (Summerhill development off Samaritan Drive in San Jose).
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:
$869,000 : 271 N 9th ST, SAN JOSE3 beds, 3 full baths
$1,200,000 : 819 N 5th St, SAN JOSE3 beds, 2 full baths
$775,000 : 1002 S 12th ST, SAN JOSE5 beds, 1 full bath
$599,950 : 997 E Julian ST, SAN JOSE3 beds, 1 full, 1 half baths
$499,900 : 380 S 11th ST, SAN JOSE2 beds, 2 full, 1 half baths
$699,000 : 960 S 6th ST, SAN JOSE3 beds, 2 full baths
$1,300,000 : 555 S 16th ST, SAN JOSE3 beds, 3 full baths
$925,000 : 618 Orvis AVE, SAN JOSE4 beds, 3 full baths
$1,049,000 : 255 S 15th ST, SAN JOSE3 beds, 2 full baths
$599,900 : 798 N 11th ST, SAN JOSE3 beds, 1 full, 1 half baths
See all Real estate in the 95112 zip code.
(all data current as of 3/22/2017)
Listing information deemed reliable but not guaranteed. Read full disclaimer.
There’s a lot to love about central San Jose, especially near Santa Clara University (that’s my bias: I grew up near there) There are lovely neighborhoods with classic architecture such as The Rose Garden and Shasta-Hanchett. There’s a lot of good eating and entertainment in that part of the valley so close to downtown San Jose too, including Greenlee’s amazing cinnamon bread (you must try their highly prized cinnamon bread), fun & upscale Santana Row.
It might be too easy to miss a local, but low key landmark where you can find hand made chocolates: Schurra’s in San Jose – right on the Alameda, perhaps 2 miles from SCU and one or two from downtown San Jose proper. Schurra’s has been a part of central San Jose for 100 years – it was founded in 1912 and managed to survive the Great Depression and now appears to be thriving through our Great Recession.
Step into Schurra’s and breathe deeply. The smell of the rich chocolates is almost intoxicating! There’s a huge variety so there should be no trouble finding something for everyone in your party! There are chews, truffles, creams and nuts. Dark chocolate and milk chocolate. Dried fruits. Gift boxes galore. Holiday specials. You name it, they seem to have it.
There’s even a little cooler full of ice cream, too.
So hop on your bike, walk or drive your car and visit this very cool old icon of San Jose. It’s goodness that harkens to a bygone era when this valley was known for it’s produce and not its high tech, when it was called The Valley of Heart’s Delight. Take a nibble…or two…. Enjoy a taste of living history! (While you’re in the neighborhood you ought to go to Greenlee’s too and get some of that cinnamon bread for later! It’s practically across the street and is another historic business in Santa Clara County.)
Schurra’s 840 The Alameda San Jose, CA 95126 (408) 289-1562
$549,888 : 232 Cleaves CT, SAN JOSE2 beds, 1 full bath
$599,000 : 1310 Saddle Rack ST 344, SAN JOSE2 beds, 2 full baths
$849,000 : 1442 Sierra AVE, SAN JOSE2 beds, 1 full bath
$730,000 : 932 Alta Mar TER, SAN JOSE2 beds, 2 full, 1 half baths
$575,000 : 1489 De Rose WAY 206B, SAN JOSE2 beds, 2 full, 1 half baths
$619,500 : 808 Lenzen AVE 116, SAN JOSE2 beds, 2 full, 1 half baths
$1,599,000 : 1463 Rosecrest TER, SAN JOSE4 beds, 3 full, 1 half baths
$1,675,000 : 1900 University WAY, SAN JOSE4 beds, 3 full, 1 half baths
$560,000 : 449 Auzerais AVE, SAN JOSE2 beds, 1 full bath
$599,000 : 748 Paula CT, SAN JOSE2 beds, 2 full, 1 half baths
See all Real estate in the 95126 zip code.
(all data current as of 3/22/2017)
Listing information deemed reliable but not guaranteed. Read full disclaimer.
The annual market report is out at popehandy.REReport.com and we can now learn how 2011 compared to 2010. The median sales price for houses in Santa Clara County was off 5.3% overall. But from one part of the valley to the next it varied wildly with 6 cities or areas finding themselves in positive territory while others were off by double digits.
What is it that makes Gilroy, Los Altos Hills, Los Gatos, Mountain View and Palo Alto “in the black”?
Most of these cities/towns are upscale, west valley communities. But so are Saratoga, Cupertino, and Monte Sereno.
Gilroy was especially hard-hit with the housing downturn so perhaps in that case, it’s just coming back into more of a balance. (Then again, so was Morgan Hill and it’s still off by 12%.)
The LinkedIn IPO and others in the Palo Alto area drove prices up for some parts of the housing market nearby and it’s likely that this explains the positive growth for Palo Alto, Mountain View, and Los Altos Hills. That said, it would seem that Los Altos, and perhaps even Sunnyvale would have seen stronger numbers on the same account. Perhaps school scores are the key driver here.
Los Gatos, Saratoga and Monte Sereno often behave somewhat similarly as they are adjacent to one another and often attract similar home buyers who want good schools, a nice downtown area nearby and scenic beauty with the hills. The annual numbers show Monte Sereno down 6.7%, Saratoga down 2% but Los Gatos up 6.4%. With Monte Sereno, there are very few sales each month and each year (only about 4,000 residents), so there can be a wider swing without it necessarily being accurate. Saratoga and Los Gatos each have about 30,000 people who call these areas home, though, so the data is much more helpful. Saratoga and Los Gatos both have multiple school districts, views, homes with better proximity to “downtown” and more variables – I think we’d have to dig a lot deeper to learn why these two neighboring markets are so diverse. We might also have to look at multiple years of data to see if Saratoga spiked while LG slumped to explain the difference. Continue reading
Recently Jim & I had an appointment at a high rise in downtown San Jose near the Hotel De Anza. It was a clear day and the view was lovely, so I took a few photos and stitched them together to share. Hope you enjoy it! For those not from the Santa Clara Valley, this is looking east. The hills you see are green during the rainy season and yellow-brown in the dry summer months.