San Jose (all areas)

San Jose (all areas)

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

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 3 months, or 90 days, for a better range. As of this writing, Saratoga only had one sale over the last 90 days, so data for that segment may or may not be a good average.

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.

To compare, here are the numbers from the this past January 26, 2017. There were fewer sales, so the search range was bumped up to 120 days instead of 90 days (and Los Altos was so low, it was individually searched at 180 days). You might notice price per square foot appears lower across the board in January compared to July. This is most likely because the market has heated up over spring and summer, which you can also see in the DOM.

Below are my results from the same search back in September 18, 2015. By comparison, 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, Los Altos only had four homes sold, the second lowest, matching this criteria within the 90 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 38 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

Close to the Los Gatos border sits one of the more affordable Cambrian neighborhoods in San Jose and the west valley generally. It enjoys lovely views of the hills, great public schools with high API scores, a neighborhood private school to boot, and convenient access to freeways and stores. There’s no sign, marker or gateway to the area, so many of its residents are probably unaware that the official name to it is Cambrian Gardens.

This neighborhood provides an incredible “bang for the buck” for home buyers wanting excellent schools and not wanting to pay luxury home pricing. In many ways, it’s a “sleeper” – meaning that many people don’t know it’s there, but it’s a good deal!

Continue reading

Located close to the Guadalupe Creek and the foothills of the coastal mountain range, the Montevideo neighborhood enjoys tree lined streets and scenic green views of the hills. Houses and yards are nicely kept. It is fairly convenient for commuting as it’s not too deeply into the San Jose area of Almaden Valley. About 500 residents call this beautiful neighborhood home.

Montevideo nighborhood in San Jose's Almaden Valley area (zip code 95120)

The Montevideo Neighborhood in the Almaden Valley area of San Jose

Shuffle board area of Montevideo cabana

Shuffle board area of Montevideo cabana

In addition to the pleasant vistas, the Montevideo home owners and residents enjoy the cabaña, which includes a community pool, clubhouse, recreation grounds (shuffleboard, volleyball court and more), a fun swim team for kids. There are very few cabañas in the west valley, so this is a big draw.

Adjacent is the very highly regarded Guadalupe Elementary School, which can boast API scores in the 900s (it was 941 in the 2013 study). Continue reading

Often the Silicon Valley real estate market takes a bit of a nosedive in December and January, only to make a comeback after the SuperBowl. Just now I ran the stats for the city of San Jose, which is big enough, at about 1 million people, to provide a good sense of the market generally.

Below please find a simple chart reflecting houses sold with the days on market and sale price to list price ratio.  You can see, clearly, that the SP to LP ratio dips noticeably in December & January, and also that the days on market rise.

Even so, how bad was it?  The average DOM was 38 (break-neck speed in any other part of the country) and the average SP to LP ratio fell to “only” 102%.

2016-3-1 San Jose Days on Market and Sale Price to List Price Ratio

 

That was it – that was the “break” that buyers get in winter.  Things are reversing course, as often they do in February, March, and April, and multiple offers with big overbids are again the major story in San Jose and throughout the Silicon Valley region. Just this last week I heard of a home in this valley that got 45 offers.

Home buyers, want to purchase this year?  Your best bet is to be financially well equiped with 25% down or more if you are buying in any of the hotter areas.  This is a nearly impossible market for FHA home buyers or for those with less than 20% down.

Home owners, want to sell this year?  You can maximize your return by doing smart fixes and thorough inspections to make buyers feel confident about purchasing your property.  That confidence can change the game and bring 10 offers where there might have been 5, and with the larger numbers of bidders usually there come also much larger sale prices.

Call me or email me if you would like to discuss working together and getting your best deal in the current Santa Clara County realty market.

Related reading:

Why do sellers care if the offer has a loan or is all cash?

Home selling? Small fixes that make a big, positive difference.

Shopping for what you can afford: how not to depress yourself while house hunting in Silicon Valley

 

Homes for sale in San Jose

  1. 3 beds, 1 bath
    Home size: 895 sq ft
    Lot size: 4,098 sqft
  2. 3 beds, 3 baths
    Home size: 1,929 sq ft
    Lot size: 3,166 sqft
  3. 3 beds, 2 baths
    Home size: 1,464 sq ft
  4. 2 beds, 1 bath
    Home size: 720 sq ft
  5. 4 beds, 3 baths
    Home size: 2,186 sq ft
    Lot size: 5,000 sqft

See all Real estate in the city of San Jose.
(all data current as of 9/19/2017)

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

San Jose is the largest city in Santa Clara County (or Silicon Valley) with about one million residents. The districts or areas within San Jose vary tremendously in many ways, including their respective real estate markets.

Today we’ll have a comparative look at the median list prices in the housing market in three areas & zip codes of San Jose: Almaden Valley (95120), Cambrian Park (95124) and Willow Glen (95125).  First, how these three areas line up against each other and against San Jose as a whole in terms of the median list prices of homes for sale in the last year.

Please note: the charts below are “live” html and the commentary is appropriate as of today, Nov. 23, 2015  The charts will continue to change and be updated,though, so it’s possible that a year from now the commentary may seem disjointed.  Now you’ll know why!

First, a glance at Almaden, Willow Glen, Cambrian and San Jose genererally.

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

Almaden prces took a little dip in mid to late summer, and so did Willow Glen 95125.  Cambrian 95124, though, has been very strong (as I can attest from working with buyers and sellers there recently). San Jose as a whole is close to flat.

 

San Jose as a whole, by price quartile is next. It is pretty level generally at this time.

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

 

Next, let’s focus on the Almaden Valley area of town by price quartile also:

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

As we might expect, the least volatile pricing is in the most affordable homes.

Next, Cambrian Park…
Continue reading

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

If you are new to the area or relocating to Silicon Valley, you may find the sprawling, diverse city of San Jose a little confusing at first, so today I want to do a broad overview of the area.  San Jose covers about half of Santa Clara County, includes over a million people, with many school districts, and has lots of distinct areas.  Much of it was filled with orchards 100 years ago and was a significant portion of the area then known as The Valley of Heart’s Delight.

View of San Jose from the border of Los Gatos, Cambrian and Almaden Naglee Park home in downtown San Jose Cathedral Basilica of San Jose Palm Haven neighborhood in Willow Glen Oakridge Mall view of coastal hills June 11 2015 Downtown Willow Glen Ranch style home in West San Jose Sign at Camden Community Center Allmaden Valley view from Nightfall Court Younger home in The Willows neighborhood of Willow Glen Downtown San Jose from the Guadalupe River renovated home in Cambrian area San Jose Fairmont The Ranch at Silver Creek in Evergreen Buddhist Temple in Japantown Gordon Biersch Brewery in downtown San Jose Edenvale Spanishy ranch home in Blossom Valley Evergreen in winter Santana Row Vendome district in downtown San Jose Spanish style house in Japantown Japantown shops Almaden Valley Golf & Country Club Alviso: National Wildlife Refuge Winchester Mystery House

Public Schools in San Jose

Since many people coming to San Jose are interested in the public schools, I want to note that the city boundaries are not the same as school district boundaries.  Nor do the school boundaries follow zip codes.  The lines were drawn before most of the valley was incorporated into cities or towns, so that’s why it is the way it is – old boundaries, many dating from the 1800s. The Union School District serves students in the Cambrian area of San Jose as well as residents of the eastern end of Los Gatos, for example.  The biggest school district in SJ is San Jose Unified.  To see all of the school districts in the county, visit the Santa Clara County Office of Education site.  (A good place to check school scores is SchoolAndHousing.com.)

Districts or Larger Areas within San Jose

Let’s start with a map I created with the major areas identified (this may not be precise but it’s close).

San Jose Districts or Areas map

 

Central San Jose includes many historic neighborhoods within the downtown area (Naglee Park, Vendome, Japantown) as well as many other charming neighborhoods close to downtown (the Rose Garden, Shasta Hanchett, Buena Vista and the tiny area of Little Italy).  Often there are historic homes and neighborhoods with beautiful architecture.  Willow Glen is just southwest of downtown and is not properly part of central SJ, but it is close.

North San Jose includes the bayfront area of Alviso, Berryessa (on the Milpitas border) and the area broadly referred to as North San Jose.  Part of Berryessa is in the foothills and offers lovely views.

East San Jose begins in the flatlands and climbs into the eastern foothills.  The Alum Rock area is in this eastern side, but perhpas northeast is a better description.  East San Jose features the very popular flea market, Eastridge Mall, and a water park, as well as the Little Saigon neighborhood.

Southest San Jose – along the eastern foothills but toward the south you’ll find the Evergreen neighborhood, most of which are in the hills.  The south end of Evergreen enjoys some luxury neighborhoods such as the Silver Creek Valley Country Club, Hillstone, The Ranch on Silver Creek, plus the largest seniors community in the valley: The Villages.

South San Jose, broadly speaking, is situated close to Highway 101 before it reaches Highway 85.  The area includes the district of South San Jose and also the district of Santa Teresa, which begins close to where the two freeways meets and goes into the Santa Teresa Foothills (Almaden Valley is on the other side of this small range).  Most locals would place Blossom Valley in the broader “South San Jose” region, too.

Southwest San Jose is the area following Highway 85 and  includes Almaden Valley and Cambrian, which is next to Los Gatos and Campbell (both noted for good schools).    *Side note: I sell all over Santa Clara County but have a concentration of experience in Almaden, Cambrian, and nearby areas such as Los Gatos, Campbell and Saratoga.  For this reason, I have covered many neighborhoods & subdivisions in these two areas on this site.

West San Jose refers to homes along the Campbell and Cupertino border.  Some of these areas enjoy the Cupertino public schools so are in very high demand, particularly for tech workers commuting to Cupertino, Sunnyvale and nearby.

To learn more about any of these areas, either use the links or navigate to the regions using the menu bar at the top from neighborhoods to San Jose to the area you want.

  1. 3 beds, 1 bath
    Home size: 895 sq ft
    Lot size: 4,098 sqft
  2. 3 beds, 3 baths
    Home size: 1,929 sq ft
    Lot size: 3,166 sqft
  3. 3 beds, 2 baths
    Home size: 1,464 sq ft
  4. 2 beds, 1 bath
    Home size: 720 sq ft
  5. 4 beds, 3 baths
    Home size: 2,186 sq ft
    Lot size: 5,000 sqft
  6. 4 beds, 4 baths
    Home size: 2,508 sq ft
    Lot size: 5,580 sqft
  7. 1 bed, 1 bath
    Home size: 948 sq ft
    Lot size: 2,500 sqft
  8. 2 beds, 1 bath
    Home size: 810 sq ft
    Lot size: 7,078 sqft
  9. 3 beds, 2 baths
    Home size: 1,155 sq ft
    Lot size: 5,998 sqft
  10. 3 beds, 2 baths
    Home size: 1,286 sq ft
    Lot size: 6,181 sqft

See all Real estate in the city of San Jose.
(all data current as of 9/19/2017)

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

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. 3 beds, 1 bath
    Home size: 895 sq ft
    Lot size: 4,098 sqft
  2. 3 beds, 3 baths
    Home size: 1,929 sq ft
    Lot size: 3,166 sqft
  3. 3 beds, 2 baths
    Home size: 1,464 sq ft
  4. 2 beds, 1 bath
    Home size: 720 sq ft
  5. 4 beds, 3 baths
    Home size: 2,186 sq ft
    Lot size: 5,000 sqft
  6. 4 beds, 4 baths
    Home size: 2,508 sq ft
    Lot size: 5,580 sqft
  7. 1 bed, 1 bath
    Home size: 948 sq ft
    Lot size: 2,500 sqft
  8. 2 beds, 1 bath
    Home size: 810 sq ft
    Lot size: 7,078 sqft
  9. 3 beds, 2 baths
    Home size: 1,155 sq ft
    Lot size: 5,998 sqft
  10. 3 beds, 2 baths
    Home size: 1,286 sq ft
    Lot size: 6,181 sqft

See all Real estate in the city of San Jose.
(all data current as of 9/19/2017)

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

It’s possible to live in Silicon Valley and have no idea that there are still some original adobe houses to be found right here in the San Jose area. Today, though, I hope to help some of our residents discover the past which is lurking right in front of us!

The historic Adobe Woman’s Club is just a block or two off the campus of Santa Clara University, tucked away on a side street now that The Alameda is re-routed as The El Camino.  Address: 3260 The Alameda, Santa Clara.  According to the state’s historical preservation site, this state landmark # 249 is one of the oldest in the Santa Clara Valley, was built between 1792 and 1800 and was one of many row houses built for the native Americans who worked at Mission Santa Clara.  Please note that this is private property and you may not enter without permission, but the adobe abode is very visible from the sidewalk.

Today the beautifully preserved adobe house functions as a nonprofit group with these objectives: “to promote educational, moral, social welfare, cultural, civic and community service.  Anyone who supports these objectives is welcome.”  This scenic place can also be rented out for private events.  The garden is quite lovely and the interior appears to be very modern.  You can see photos of the inside of the house at the club’s website: The Santa Clara Woman’s Club.

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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
Silicon Valley:
Santa Clara County,
San Mateo County, and
Santa Cruz County.
:
Special focus on:
San Jose, Los Gatos,
Saratoga, Campbell,
Almaden Valley,
Cambrian Park.
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Valley Of Hearts Delight
Santa Clara County Real Estate,
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2009: Sellsius list of top
12 women real estate bloggers


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
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