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%, exceeding 107% this month, and the average days on market remain low at 27 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?

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Willow Glen in San JoseWillow Glen is perhaps the most charming residential area of the city of San Jose with its old style architecture, tree lined streets and quaint downtown area on Lincoln Avenue and nearby. For folks working in downtown San Jose, the Willow Glen area (roughly the same as 95125 zip code, though a bit of 95124 is included also) is extremely convenient. Inventory hasn’t improved much since last year, and homes continually sell over list price quickly, in under a month. Willow Glen remains in a sellers market.

Click for the complete Willow Glen real estate report with all of the numbers, stats and trends from the closed sales of houses for last month. Further down in this article you’ll find the Altos Research charts as well.

Willow Glen Stats At A Glance

Year-Over-Year

  • Median home prices increased by 14.1% year-over-year to $1,312,500 from $1,150,000.
  • The average home sales price rose by 12.0% year-over-year to $1,413,880 from $1,262,390.
  • Home sales rose by 27.9% year-over-year to 78 from 61.
  • Active listings fell 4.5% year-over-year to 127 from 133.
  • Sales price vs. list price ratio rose by 0.8% year-over-year to 104.0% from 103.2%.
  • The average days on market rose by 12.0% year-over-year to 17 from 15.

Compared To Last Month

  • Median home prices improved by 2.1% to $1,312,500 from $1,285,000.
  • The average home sales price fell by 0.3% to $1,413,880 from $1,417,810.
  • Home sales up by 47.2% to 78 from 53.
  • Active listings dropped 3.1% to 127 from 131.
  • Sales price vs. list price ratio dropped by 0.2% to 104.0% from 104.1%.
  • The average days on market dropped by 5.1% to 17 from 18.

A little cooling won’t take us out of a deep sellers market, but it should ease conditions slightly for long-term buyers.

And next, of Willow Glen condos:

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Almaden Valley homes for sale and real estate market conditionsThe Almaden Valley real estate market is still in a stable sellers market. Winter brought about a steep drop in inventory. There must be either a lot more inventory, or significantly less demand, before we see anything close to a balanced market. The Almaden Valley market is noticing minor softening, with homes selling, on average, a over list price at 104.8%. That being said, turnover has sped up to an average of 12 days on market (or DOM). This tells us there’s a slight heating trend in the current market. Almaden Valley is in a sustained, hot sellers market.

Please find the current statistics for single family homes (houses & duet homes) from my Almaden Valley real estate report (click on link for more info):

Almaden Valley San Jose 95120 Real Estate Statistics At A Glance

Year-Over-Year

  • Median home prices increased by 13.6% year-over-year to $1,426,250 from $1,255,000.
  • The average home sales price rose by 10.1% year-over-year to $1,456,860 from $1,323,760.
  • Home sales rose by 44.0% year-over-year to 36 from 25.
  • Active listings fell 26% year-over-year to 71 from 96.
  • Sales price vs. list price ratio rose by 1.3% year-over-year to 104.8% from 103.4%.
  • The average days on market fell by 57.8% year-over-year to 12 from 29.

Compared To Last Month

  • Median home prices slipped by 0.7% to $1,426,250 from $1,436,000.
  • The average home sales price fell by 2.1% to $1,456,860 from $1,487,530.
  • Home sales down by 0.0% to 36 from 36.
  • Active listings increased 6.0% to 71 from 67.
  • Sales price vs. list price ratio increased by 0.9% to 104.8% from 103.9%.
  • The average days on market dropped by 13.9% to 12 from 14.

The data shows a strong sellers market remaining fairly consistent despite increasing inventory. The best homes will still see multiple offers, a response to low inventory and high demand.

Altos Research charts for houses in Almaden (San Jose 95120)

Please note that Altos Research uses list prices of Almaden Valley homes for sale, not sold prices.

An overview:

90-day stats for Single Family properties in
SAN JOSE, CA 95120 as of June 16, 2017
Median List Price:$1,546,652Average List Price:$1,941,405
Total Inventory:27Price per Square Foot:$601
Average Home Size:2,659Median Lot Size:8,969
Average # Beds:4.41Average # Baths:3.31
Homes Absorbed:9Newly Listed:9
Days on Market:37Average Age:37

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

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Bel Estos Drive near Carlton and Rosswood in San Jose's Cambrian areaMy Cambrian area of San Jose Real Estate Report was recently published with the updated numbers from the closed sales last month for this part of San Jose (95124 and 95118 with a little of 95008 too). Please click on the link above to see much more information there.

In this district of San Jose, we have been experiencing dreadfully low inventory of homes for sale, and buyers aren’t backing off as much as usual for this time of year – I believe because there is just a whole lot of pent up demand from nearly two years of a deep seller’s market. What does that mean? Sellers, if you have a problem home, or one not updated or well maintained, this is the time to sell it – buyers have little to choose from so are purchasing properties that need more work than they would bother with in a more balanced market.

Want to learn more about Cambrian Park real estate, the Cambrian district, Cambrian neighborhoods, school districts and zip codes? Please also see this article: Cambrian Park: Good Schools, Low Crime, Close to Los Gatos and Campbell

Be sure to read to the end to see the live Altos charts too – they are near the end of the article so please keep reading into the next page!

Cambrian area sales at a glance:

Year-Over-Year

  • Median home prices increased by 6.3% year-over-year to $1,100,000 from $1,035,000.
  • The average home sales price rose by 5.4% year-over-year to $1,108,780 from $1,052,440.
  • Home sales fell by 11.9% year-over-year to 52 from 59.
  • Active listings fell 33.6% year-over-year to 81 from 122.
  • Sales price vs. list price ratio fell by 0.6% year-over-year to 105.8% from 106.4%.
  • The average days on market rose by 19.6% year-over-year to 13 from 11.

Compared To Last Month

  • Median home prices improved by 8.4% to $1,100,000 from $1,015,000.
  • The average home sales price rose by 2.4% to $1,108,780 from $1,083,150.
  • Home sales down by 24.6% to 52 from 69.
  • Active listings increased 12.5% to 81 from 72.
  • Sales price vs. list price ratio dropped by 0.5% to 105.8% from 106.3%.
  • The average days on market increased by 47.8% to 13 from 9.

Generally speaking it is still a hot seller’s market and great time to sell a Cambrian home.

 Please see the whole Cambrian Real Estate Report for charts, stats and more.

The condo and townhouse real estate market for San Jose 95124 & 95118

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

The Monte Sereno real estate market is similar to Los Gatos, but distinct - Monte Sereno shares many features with Los Gatos but is a distinct cityHow is the Monte Sereno real estate market? Because the city is small, with just about 4000 residents, there usually are few homes listed for sale or selling, and with small numbers we can get seeming volatility. Last month, for instance, there were only two homes sold!

There are no condominiums or townhomes in Monte Sereno at present. One of the major challenges for this city is to ensure that at least some housing units are deemed “affordable.” You can find the city’s housing plan here (a pdf online):
http://www.montesereno.org/DocumentCenter/Home/View/674

Recently closed home sales in Monte Sereno

Here are the quick statistics for the closed sales in the last complete month to give a sense of how things are going with the Monte Sereno real estate market. Sales data comes from my Monte Sereno Real Estate Report. Given that the supply of homes to study is tiny, what can we tell from this data?

It’s true that an average Monte Sereno house is about $2.5 million, and often higher in the current market – a little steep for most folks! With only 2 sold and 5 pending in May, the data won’t always be the most accurate. During times like this, it’s more important to look at the trends over multiple months than to base your understanding of the market off one month, and to compare with similar, nearby markets like Los Gatos.

And a look at the data from last month for the Monte Sereno real estate market:

Continue reading to view live Altos Research charts for the real estate market in Monte Sereno, including by pricing quartile. Continue reading

Leo or Leona - the mascot of Los GatosThe Los Gatos real estate market is varied from one price point or school district to the next, but over all, this is a fairly stable period with some slight warming over the last couple of months. Here are the current numbers, per my Los Gatos real estate report (click on the link for full information). The Los Gatos Mountains are a distinctly different market and as such are covered in a separate market update, updated less frequently than here, but with live Altos charts for that area.

Los Gatos / Monte Sereno housing values and pricing trends (aka “area 16” for our MLS, zip codes 95030 and 95032)

Los Gatos/Monte Sereno Real Estate Stats At A Glance

Year-Over-Year

  • Median home prices fell by 0.0% year-over-year to $1,950,000 from $1,950,000.
  • The average home sales price rose by 3.0% year-over-year to $2,128,200 from $2,065,370.
  • Home sales rose by 6.9% year-over-year to 31 from 29.
  • Active listings rose 19.6% year-over-year to 116 from 97.
  • Sales price vs. list price ratio rose by 0.4% year-over-year to 101.8% from 101.5%.
  • The average days on market fell by 8.4% year-over-year to 26 from 28.

Compared To Last Month

  • Median home prices slipped by 7.1% to $1,950,000 from $2,100,000.
  • The average home sales price fell by 5.2% to $2,128,200 from $2,244,650.
  • Home sales up by 34.8% to 31 from 23.
  • Active listings increased 27.5% to 116 from 91.
  • Sales price vs. list price ratio dropped by 3.1% to 101.8% from 105.2%.
  • The average days on market dropped by 34.5% to 26 from 40.

Do you love Los Gatos, live there now or want to live there? Please also visit the Live in Los Gatos Blog!

Learn about Los Gatos neighborhoods, see photos, videos, pricing information, age of homes and much more! Get frequent Los Gatos real estate market updates, find out about local events, business, see images of the parks, historic buildings, and get to know Los Gatos even better. “Live in Los Gatos” is an award winning blog, also written by local Los Gatos Realtor and resident Mary Pope-Handy – check it out today!

Live in Los Gatos Blog

Please continue reading for info on the Los Gatos condo market, and for real estate market information on Monte Sereno. Continue reading
Silver Leaf Park in the Santa Teresa area of San Jose - the proximity of parks will impact the Santa Teresa real estate market for that neighborhood

Silver Leaf Park in the Santa Teresa area of San Jose

How’s the market in the scenic Santa Teresa area of San Jose? The part of Silicon Valley is usually a bit “softer” as it’s farther from most work places and the school scores are generally not super strong, either. Tat being said, the Santa Teresa real estate market, like most of Santa Clara County, has been heating up with the summer season. The average Days on Market are low at a mere 10 days. The sales to list price ratio has risen to 106.3%. This shows that this seller’s market has heated up since last month.

Here’s quick view of the real estate statistic and trends for just the Santa Teresa area’s single family homes (houses / duet homes):

Santa Teresa real estate market stats & trends

You can read the Santa Teresa area real estate market report at this link if you’d like more details and statistical analysis. This particular page goes to the report for houses, but you can navigate home type to see condos/townhomes or any other area in San Jose, Santa Clara County, San Mateo County, or Santa Cruz County.

 Also, please note that zip codes don’t always relate to the districts. Zip code 95138 is a great example of that as part of it is in Santa Teresa and part in Evergreen (pricey and upscale Silver Creek). Pull up the averages for 95138 and you might think all the homes are selling for around $1.4 million. But if you look in the charming but more affordable Silver Leaf area of the same zip code, you’ll find the cost half as much – or less! So too with 95123 (though less dramatic) as about half of that is in Blossom Valley and part in Santa Teresa.
It’s good to do a lot of research, but beware the “easy answers” of price per square foot or average sales price per zip code. Often your best help will come from a highly experienced real estate professional who’s willing to help you to crunch the numbers for the Santa Teresa real estate market (boring grunt work but not actually difficult).
And don’t forget the condo market! This can be even more difficult to pin down because of the small amount of data and the wide variety of values. Here’s a quick look at the current Santa Teresa condo market from the RE Report data:

As you can see in the chart above, the condo portion of the Santa Teresa real estate market is also doing well. It is no longer hotter than the single family housing market, it has shown some cooling with properties taking just 18 days to sell at 102.8% of list price. In today’s condo market many areas are competing with the housing market and are much hotter than usual.

Disclaimers made, here are some Altos Research numbers for the four Santa Teresa zip codes:

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

You’ll note that one of the four zips is super high – this is 95138, which has a number of homes in The Ranch, a subdivision in Evergreen near Silver Creek. The part of 95138 which is in Santa Teresa is considerably more affordable, well under $1 million in the vast majority of cases. So let’s take that one out so we can get a better feel for the true pricing of Santa Teresa homes.

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

Here two of the zip codes seem to be on track with each other, but 95123 is going at a different pace. Half of that area is Blossom Valley, which tends to be a stronger market. Regardless, it would seem that overall, the median list price of homes for sale in Santa Teresa has gone from the mid 700 thousands to the mid 800 thousands over the last year. And that’s about what I have seen, anecdotally, too.

Santa Teresa homes for sale

Interested in buying a house, townhouse or condominium in the Santa Teresa area? Below, please check out a list of available properties, listed in order of most recently added to the MLS first. Or better yet, call or email me to discuss working together!

 

  1. 3 beds, 3 baths
    Home size: 1,631 sq ft
    Lot size: 3,249 sqft
  2. 3 beds, 3 baths
    Home size: 1,906 sq ft
    Lot size: 2,448 sqft
  3. 3 beds, 3 baths
    Home size: 2,087 sq ft
    Lot size: 1.84 ac
  4. 3 beds, 3 baths
    Home size: 1,705 sq ft
    Lot size: 1,703 sqft
  5. 4 beds, 2 baths
    Home size: 1,474 sq ft
    Lot size: 5,702 sqft

See all Real estate in the Santa Teresa community.
(all data current as of 6/22/2017)

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

 

The Santa Clara County real estate statistics for Single Family Homes

 Read the full report for houses and duet homes in Santa Clara County here 

(NEW! You can also access the stats for San Mateo and Santa Cruz Counties from here!)

Prices are up month over month and year over year after some slight cooling earlier this month. Inventory is up from a year ago but not enough to catch up with the deficit.

 

Santa Clara County Stats At A Glance for sales closed in April 2017

Year-Over-Year

  • Median home prices increased by 7.4% year-over-year to $1,160,000 from $1,080,000.
  • The average home sales price rose by 6.4% year-over-year to $1,429,430 from $1,342,830.
  • Home sales fell by 11% year-over-year to 833 from 936.
  • Active listings fell 4% year-over-year to 2,077 from 2,163.
  • Sales price vs. list price ratio rose by 1.2% year-over-year to 106.1% from 104.8%.
  • The average days on market fell by 14.8% year-over-year to 17 from 20.

Compared To Last Month

  • Median home prices improved by 2.7% to $1,160,000 from $1,130,000.
  • The average home sales price rose by 1.9% to $1,429,430 from $1,403,090.
  • Home sales up by 6.4% to 833 from 783.
  • Active listings increased 11.8% to 2,077 from 1,857.
  • Sales price vs. list price ratio increased by 1.3% to 106.1% from 104.7%.
  • The average days on market dropped by 22.6% to 17 from 22.

 

Continue reading

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

Translation


by Transposh - translation plugin for wordpress

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.

Let’s Connect

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at the bottom of the page.

The real estate search

Use the widget below to browse properties which are for sale, under contract (pending) or sold. Want to view only homes which are available now? Use the "find a home" link on the menu above (next to the "home" button).

Mary’s other sites & blogs

Valley Of Hearts Delight
Santa Clara County Real Estate,
with an interest in history

Move2SiliconValley.com
Silicon Valley relocation info

popehandy.com
Silicon Valley real estate,
focus on home selling

Silicon Valley Real Estate Report
Silicon Valley real estate
market trends & statistics

Mary’s Blog Awards

Top 25 real estate blogs 2016
2016: Personal Income's list of top 25 real estate blogs.


Best Realtor blog award
2016: Coastal Group OC's list of best Realtor blogs


The 2009 Sellsius list of top 12 women real estate bloggers
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.


Non blog award


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

2011 readers' poll,
San Jose Mercury News

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