Saratoga

Saratoga

How’s the Saratoga California real estate market?

Orchard and Hills in Saratoga, California

Orchard and Hills in Saratoga, California

This is a fairly comprehensive article on the Saratoga real estate market that will include the live statistics from Altos Research for listed properties (not closed) in Saratoga CA 95070, the closed sale data from the RE Report for last month in Saratoga 95070, and the numbers I crunched for Saratoga – overall and by price point and high school district, since Saratoga has 3 different high school districts, each with an impact on home values.

First, let’s consider the months of inventory by price point and high school district that I crunched using MLSListings.com, our local multiple listing service provider.

The months of inventory is a reference to how fast homes would be absorbed into the market if sales continued at the same pace and no new inventory came onto the market. It’s often referred to as “the absorption rate” – and that can be months of inventory, weeks of inventory, or days of inventory. A “balanced” market is somewhere around 4-5 months for us, though the National Association of Realtors says that 6 months is balanced nationwide. Anything under 3 is a good seller’s market, and under 1 is like saying that homes are “flying off the market.”

(For comparison, please also see a similar article on the Live in Los Gatos blog for the town of Los Gatos – real estate market by price point and high school district.)

Here’s the chart for Saratoga – all price points, all school districts.

And for comparison, here’s the chart from April:

This month shows slowly increasing inventory with increasing sales with a slightly decreasing MOI. The overall 1.333 MOI is a hot sellers market leading an active Spring season towards a hot Summer. By comparing across school districts you can see how different each area’s individual market can be. The overall MOI for different schools this month ranges from 0.417 to 2.235. Small levels of inventory can create big data swings and can make for less accurate charts. Nonetheless, we can still spot market trends if we know where to look.

 

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

hero-shakespeare-hollywood-768x400 - CopySummer means outdoors Shakespeare! The Los Gatos troupe, Festival Theatre Ensemble, has closed its doors for good, but don’t despair – there’s more to see in Saratoga!

Silicon Valley Shakespeare, formerly known as the Shady Shakespeare Theatre Company, is gearing up for the upcoming season of outdoors performances. This group has been active for 16 years and is a well-loved regular in the Saratoga summer arts scene. Every year they hold two sets of outdoor performances. The first are free performances of a Shakespeare classic in Willow Street Park of Willow Glen, San Jose. Bring your own seating and come early for the best spot. Following that, they produce a second Shakespeare play and another more contemporary work at the troupe’s usual venue, Sanborn Skyline County Park in the hills over Saratoga. Tickets may be purchased in advance for the Saratoga performances.

This year, the first show in San Jose will be the Merry Wives of Windsor held in June, providing locals the opportunity to enjoy free, live theatre within the community (donations are welcome). In Saratoga, see the Prince of Denmark in Hamlet from July through September, or catch the contemporary addition to Sherlock Holmes‘ adventures in the new case by Jeffrey Hatcher from August through September.

It’s a great deal, too, with tickets priced at $25. Senior (60+), college student, and educator discounts for $20, and kids come free with paying adult. Tickets are available to purchase online, so buy tickets ahead of time. Shows run through September 3rd.

Check the Silicon Valley Shakespeare website for more!

  1. 3 beds, 1 bath
    Home size: 2,507 sq ft
    Lot size: 2.02 ac
  2. 3 beds, 2 baths
    Home size: 1,344 sq ft
    Lot size: 5,218 sqft
  3. 4 beds, 3 baths
    Home size: 2,172 sq ft
    Lot size: 14,139 sqft
  4. 2 beds, 2 baths
    Home size: 1,144 sq ft
    Lot size: 40.00 ac
  5. 4 beds, 5 baths
    Home size: 4,227 sq ft
    Lot size: 9,901 sqft
  6. 4 beds, 4 baths
    Home size: 3,405 sq ft
    Lot size: 31,842 sqft
  7. 3 beds, 3 baths
    Home size: 1,650 sq ft
    Lot size: 1,306 sqft
  8. 0 beds, 0 bath
    Home size: 2,079 sq ft
    Lot size: 7,000 sqft
  9. 4 beds, 3 baths
    Home size: 3,001 sq ft
    Lot size: 11,238 sqft
  10. 5 beds, 3 baths
    Home size: 3,086 sq ft
    Lot size: 10,001 sqft

See all Real estate in the city of Los Gatos.
(all data current as of 6/22/2017)

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

The Parker Ranch neighborhood is found in the low western foothills of Saratoga along the Cupertino border, making it a fantastic commute location for many high tech workers.  With larger homes and lots, it’s easy to stretch out!   The rolling hills make a pleasant vista, or, if you’re in a higher elevation provide beautiful valley views.  The Parker Ranch subdivision boasts highly acclaimed Cupertino schools.  There are many reasons why this is a much beloved area of Saratoga.

There are just shy of 80 houses and luxury homes in Parker Ranch, so it’s not a hugely populous area, but it is fairly large.  Here are a few quick facts on this scenic subdivision:

  • Range of home size:  2,797-7,500 SF
  • Average SF:  4,517 SF
  • Range of lot size:  22,000-146,361 SF
  • Average Lot:  70,786 SF
  • Years Built:  1900-2013, lots of development in the 1980s

What do homes cost in Parker Ranch?

Because there’s an incredible variety in home and lot size, as well as age and condition, it’s not easy to pinpoint the likely price of the neighborhood.  However, as a very broad rule, most homes will currently range between $2.5 and $3.5 million.

What are the subdivision’s boundaries?

Map Boundaries:  Streets include Vista Arroyo Ct, Star Ridge Ct, Prospect Rd (pasture only), Picea Ct, Pheasant Ridge Rd, Parker Ranch Rd (major road), Parker Ranch Ct, Farr Ranch Rd (2nd major road), Farr Ranch Ct, Diamond Oaks Ct, Continental Cir, Comer Dr, and Chiquita Ct. To the W and N, the border is Prospect rd. A SW portion borders the Saratoga Country Club. To the S is Mt Eden.

Parker Ranch subdivision map - Saratoga, CA

Any special issues with Parker Ranch homes?

As with all homes near the coastal foothills, water and drainage will be very important to manage here.  Also there are high voltage power lines running through part of the community, with some homes built very close to both the lines and the towers.

Homes for sale in Parker Ranch

 

 

Related Reading:

Saratoga, CA – on the popehandy.com site

Sale pending with 7 offers!  Absolutely stunning views of the coastal foothills in the distance and a verdant orchard at your feet at 18632 Woodbank Way, Saratoga CA 95070, a charming knoll top cul-de-sac in the Quito Road neighborhood.   From this home and yard you’ll see the peaks of El Sombroso on the left and El Sereno on the right – a nearly impossible to find panoramic view!  This wonderful ranch style home is for sale, listed at $2,400,000. Read on to learn more! (On the MLS by Tuesday April   4 at noon & can be shown after that time.)

18632 Woodbank Way, Saratoga CA 95070 with stunning view of the mountains and orchard

18632 Woodbank Way, Saratoga CA 95070

This 3 bedroom, 2 bath Saratoga home enjoys 2346 square feet of living space and boasts newly refinished hardwood floors, dual pane windows, air conditioning, and loads of room for entertaining  between the living room, enlarged dining room, and family room – which sits at the back of the house and enjoys the best views.  The kitchen, too, overlooks the yard and the Santa Cruz Mountains, as does the master bedroom.   The home was built in 1964, but the bathrooms were remodeled since that time.

Very livable now, move in and enjoy your own resort!  Or further improve the home or build new – the option is yours!

Front of 18632 Woodbank Way

 

Interior features of 18632 Woodbank Way, Saratoga CA 95070 include:

  • Formal entry
  • Spacious living room overlooking the front yard, with gorgeous hardwood floors and brick fireplace
  • Enlarged dining room, also with hardwood floors and bathed in natural light
  • Family room with wood burning stove facing the enormous yard and coastal mountain range – a stunning view
  • Kitchen and nook also have southern, back yard vistas
  • Laundry closet just off the breakfast nook
  • Master bedroom suite at rear of house with hardwood floors, double closets and fabulous sunlight & views
  • Master bath with stall shower (Jack and Jill style, also opening to hallway)
  • Two other bedrooms, also with double closets, facing the front, and hardwood floors
  • Hall bathroom with big shower stall
  • Dual pane windows – the house is drenched in natural sunlight!
  • Air conditioning
  • 3 car garage – extra storage over the 2 car portion with pull down ladder to attic

Living Room - 18632 Woodbank Wy, Saratoga CA 95070

Exterior features:

Outside, enjoy both a deck and patio for entertaining or relaxing.  The orchard hearkens to an older, more rustic time and primarily consists of prune trees but there are also orange, persimmon, and apricot trees.  Additionally, there are some oak and other trees on the property.

18632 Woodbank Way Saratoga CA 95070 - stone wall behind garageThe exterior rear wall of the 3 car garage is covered in a exquisite gray stone.  The two car side of the garage can be opened electronically.  That section also features a pull down ladder with attic storage access. The third may be manually opened.

The front yard of the property features pavers for the semicircular driveway and beautiful landscaping and wooden walkways to the home’s front door.

It may be possible to have a horse, or to build a tennis court, pool, or guest house on the grounds.

Schools for 18632 Woodbank Way, Saratoga CA 95070:
Marshall Lane Elementary
Rolling Hills Middle
Westmont High

 

This is an exceptionally rare opportunity to enjoy your own Saratoga orchard, an oasis of tranquility and beauty in the hustle and bustle of busy Silicon Valley,  along with one of the most stunning views anywhere.

Open house and offer info:

On MLS  Tuesday 4-4 before 12 noon; disclosures available the following day  MLS #  ML81645093

Open house schedule:

Wednesday, April 5  9:30am to 12:30pm

Saturday April 8, Sunday April 9, and Saturday April 15   2 to 4 pm

Offers, if any, April 18th or later  – no pre-emptive offers, please.  Allow 48 hours for response.

 
Front of 18632 Woodbank Way View from left, showing 3 car garage at  Woodbank Wy. Closeup of front walkway and entry on Woodbank Living room at  Woodbank Way, Stga, Calif. Dining room Woodbank Way, Stga, Calif. Dining room alternate view on Woodbank Family room with windows overlooking the orchard and coastal range Kitchen and breakfast nook with spectacular views.  Laundry is nearby but not shown. Kitchen Kitchen Master bedroom on Woodbank Wy, Saratoga Master bedroom on Woodbank Wy, Saratoga Master bathroom on Woodbank Wy, Saratoga Front right bedroom Front left bedroom - lovely hardwood floors Hall bath Stunning views at  Woodbank Way - view from lower patio Expansive view from the deck at  Woodbank Way, Saratoga CA Gorgeous land, gorgeous views on Woodbank Way A peaceful oasis in Silicon Valley along a quiet cul-de-sac in Saratoga Spacious deck, great for entertaining! Beautiful stone facing on back of garage wall Aerial view...so much land! Room for ... what can you imagine here? A horse? Pool? Tennis Court? Guest house? The lot has a very gentle slope at 18632 Woodbank Wy. So much room... Another aerial view of 18632 Woodbank Way, Saratoga, CA 95070 Beautiful ranch style house with acreage and views in Saratoga. What more could you want?

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

The Saratoga holiday season begins this Saturday, November 26, 2016, with the Chamber of Commerce Holiday Wine Stroll followed by Tree Lighting & Celebration of Light.

Tickets for the Wine Stroll are on sale now online or by phone for $40 and will be available day-of for $45. The Stroll goes from 2pm to 5pm. Visit the website or call 408-867-0753 for more details.

The Tree Lighting Ceremony will begin at 5:30pm. For more information, visit the website at saratoga.ca.us/treelighting

 Tree Lighting Flyer

  1. 4 beds, 3 baths
    Home size: 2,414 sq ft
    Lot size: 10,598 sqft
  2. 4 beds, 3 baths
    Home size: 3,039 sq ft
    Lot size: 9,099 sqft
  3. 4 beds, 4 baths
    Home size: 2,442 sq ft
    Lot size: 8,398 sqft
  4. 3 beds, 4 baths
    Home size: 2,943 sq ft
    Lot size: 2,347 sqft
  5. 6 beds, 7 baths
    Home size: 6,427 sq ft
    Lot size: 43,560 sqft
  6. 2 beds, 2 baths
    Home size: 1,158 sq ft
    Lot size: 1,158 sqft
  7. 5 beds, 5 baths
    Home size: 5,332 sq ft
    Lot size: 43,342 sqft
  8. 4 beds, 3 baths
    Home size: 2,600 sq ft
    Lot size: 1.03 ac
  9. 3 beds, 3 baths
    Home size: 3,714 sq ft
    Lot size: 1.73 ac
  10. 3 beds, 4 baths
    Home size: 2,563 sq ft
    Lot size: 13,054 sqft

See all Real estate in the city of Saratoga.
(all data current as of 6/22/2017)

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

Thanksgiving is just a few days away, and there are interfaith services going on next week which welcome all.

In Los Gatos, the ecumenical service is tonight at 7:30pm at Los Gatos United Methodist Church, located at 111 Church Street. For more information, please see a post on my Los Gatos blog, Live in Los Gatos:
http://liveinlosgatosblog.com/thanksgiving-interfaith-service-in-los-gatos-this-tuesday/

In Saratoga, the interfaith service is Thursday morning from 10-12 at Congregation Beth David.  Read all the details here:
http://www.sivicouncil.org/blog/event/51st-annual-saratoga-interfaith-thanksgiving-service/

Wishing everyone a very Happy Thanksgiving! Hope to see you at one of these events!

 

  1. 4 beds, 3 baths
    Home size: 2,414 sq ft
    Lot size: 10,598 sqft
  2. 4 beds, 3 baths
    Home size: 3,039 sq ft
    Lot size: 9,099 sqft
  3. 4 beds, 4 baths
    Home size: 2,442 sq ft
    Lot size: 8,398 sqft
  4. 3 beds, 4 baths
    Home size: 2,943 sq ft
    Lot size: 2,347 sqft
  5. 6 beds, 7 baths
    Home size: 6,427 sq ft
    Lot size: 43,560 sqft

See all Real estate in the city of Saratoga.
(all data current as of 6/22/2017)

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

How's The Luxury Home Market?Luxury home sales are a little sluggish in the west valley areas of Santa Clara County. Right now in Almaden Valley, Los Gatos, Monte Sereno and Saratoga, there are 97 houses for sale listed at or more than two million dollars (just checked MLSListings.com), but in the last 30 days only 27 have sold and closed escrow in those same areas and price ranges. For the Almaden – Saratoga region generally, then, there are 3.6 months of inventory in the over two million dollar price range (97 / 27).  That makes it barely a seller’s market, though things have livened up since June. (In the same region, there are 25 pending sales.)

Next we’ll look at these four Silicon Valley communities separately to see how the luxury market in each one is faring overall.

Almaden Valley (San Jose, 95120)

Currently in Almaden there are 8 houses for sale which are listed at or over $2,000,000.  In the last 30 days, just 1 sold (with 1 property pending sale).  That makes for a whooping eight “months of inventory.” That would mean this luxury market is not in a seller’s market. It’s a deep buyer’s market in Almaden Valley among the most expensive real estate offerings for sale. Five to six months is balanced and over six is a buyer’s market. Continue reading

Did you know that locals in Saratoga  once had a two-day long party to celebrate a road? Those party animals!

Saratoga Toll Rd

Congress Springs Road is the name given to a stretch of Highway 9 as it passes through Saratoga, where it is also called Big Basin Way. East of 35, the road follows Saratoga Creek between the Saratoga Gap Open Space Preserve and Sanborn County Park to the edge of downtown Saratoga, or Saratoga Village, near the intersection with Ambric Knolls Road (as indicated on Google Maps).

The origins of Congress Springs Road (and this portion of 9) came from a committee of private investors in 1863 who wanted to build a road into the Santa Cruz mountains to access the expansive lumber resources around the San Lorenzo River and Pescadero Creek. Constructed between 1865 to June, 1871, the five-year project was a significant engineering feat, built by Chinese laborers through dense forest and undergrowth on steep valley slopes. The final track stretched from downtown to Saratoga Summit and was a road named the Saratoga and Pescadero Turnpike and Wagon Road.

The project was highly anticipated and its conclusion was met with a two-day, overnight celebration. Over two-hundred attended the festivities, where colorful wagons paraded up to the Summit before stopping at a picnic and camp site to spend the night with music, speeches, and a lavish trout dinner before the trek home next morning.

Within a year, the road was collecting tolls ranging from 25 cent to 1 dollar (based on vehicle and capacity), and had an established stage route.

The road was purchased by the county for $5,000 on December 29, 1879 and re-named Congress Springs Road on Feb 2, 1880 after the famous Pacific Congress Springs.Congress Springs

Don’t know this landmark? Saratoga is home to natural mineral springs, about a mile out of town, which have a similar composition to the renown Congress Springs in Saratoga, NY. A resort was built on 720 acres around the springs and opened the summer of 1866. By the 1870s, the resort was the place to be – popular with the famous, wealthy, fashionable, and elite, the resort also bottled and shipped Congress water internationally as a healthy beverage and cure for numerous maladies. The hotel featured private rooms and cottages with lush lawns, hiking, fishing (the Saratoga Creek was abundant with fish), hunting, and picnicking on the grounds, and by 1872, hot and cold mineral baths, connections with the Southern Pacific Railroad, and its own dairy, orchard, and vineyard.

On June 15, 1903, a fire broke out in the kitchen during dinner. Despite attempts to control the fire, the hotel was decimated by the blaze. The hotel was never rebuilt and the resort slowly stagnated until it was diminished to a picnic ground and the property was purchased by the San Jose Water Works and closed to the public in 1942.

So what is left of this many-named mountain road? Portions of it have been widened, re-engineered and paved to be a part of highway 9. Sections of the road were not used to build the highway and have since been repurposed as Saratoga Toll Road and Saratoga Toll Road Trail in Castle Rock State Park. (citation: http://www.trailstompers.com/castle-rock-state-park-trail-runs.html)

Toll Gate in Saratoga 1850Something to clarify is that a “closer in” stretch of this road already had a toll booth on it, and a sign in Saratoga Village marks that one as having begun in 1850 – 1851. The City of Saratoga has a little historical background on that earlier toll road (see http://www.saratoga.ca.us/about/history.asp), explaining that Saratoga began as a saw mill (Los Gatos has a parallel in Forbes Mill), and that

“In 1848, William Campbell set up shop on the banks of what is now Saratoga Creek. His sawmill was destined to be the seed of a new community, but before he could complete it, gold was discovered at the western base of the Sierras, touching off the California Gold Rush and delaying Campbell’s plans.Martin McCarty leased Campbell’s mill in 1850, and began improving access to the site by building a toll road.”

Related reading:
Saratoga California neighborhood map

Want to learn more about Saratoga’s history?  Information for this post was collected from a variety of interesting sources, including these:

Signposts II by Patricia Loomis  (wonderful book with short articles on local, Santa Clara County history, particular road and place names)

Blog Posts:

Online archival newspaper resources: http://cdnc.ucr.edu/cgi-bin/cdnc?a=d&d=SFC19030616.2.35

And online book, Pen Pictures from the “Garden of the World”

For an interesting article on the Springs: http://www.fohbc.org/PDF_Files/Saratogas_BGrapentine.pdf

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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


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