The Sunnyvale real estate market has been trending upward for many months until recently, when we’ve been seeing a flattening of the Silicon Valley real estate market overall. In general, houses in Sunnyvale are selling for about a million four hundred thousand dollars – if they aren’t too small or in terrible shape (or conversely palatial or newly built or remodeled). Let’s begin with single family homes. The median list price for homes in Sunnyvale CA – all zip codes combined – interestingly, the high end homes are doing the best! (Live charts from Altos Research, which uses LIST prices, not sale prices.)

Sunnyvale real estate market: Altos Research, median list prices by quartile

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

What about the numbers for the closed sales? Now let’s have a look at the Sunnyvale CA RE Report for last month’s trends and statistics (click on link to get the full Sunnyvale real estate market report):

Trends at a Glance FEB 2017 PREVIOUS MONTH YEAR-OVER YEAR
Median Home Price +15.6% $1,618,000 $1,400,000 0.0% $1,618,000
Average Sales Price +10.1% $1,563,540 $1,420,580 +1.4% $1,541,930
No. of Homes Sold +21.1% 23 19 +64.3% 14
Pending Properties +76.5% 30 17 -25.0% 40
Foreclosures Sold N/A 0 0 N/A 0
Short Sales Sold N/A 0 0 N/A 0
Active Listings +10.0% 22 20 -29.0% 31
Active Foreclosures N/A 0 0 N/A 0
Active Short Sales N/A 0 0 N/A 0
Sales Price vs. List Price +5.4% 109.7% 104.1% -1.6% 111.5%
Average Days on Market -29.8% 14 20 +24.5% 11

What about the Sunnyvale condo and townhome market?

Continue reading

How’s the Mountain View real estate market? This is one of the very hottest areas within Silicon Valley and is home to a myriad of high tech companies and in a stone’s throw of others. With a charming and walkable downtown, easy access to CalTrain and a vibrant atmosphere conducive to both work and play, it is no wonder that people relocating to the San Francisco Bay Area or Silicon Valley place Mountain View squarely in their target.

All that popularity comes at a cost, though. Prices have been sky high here for years, both for rentals and for home purchasing. The good news, though, for those with property or those who take the plunge and buy: it doesn’t look like Mountain View is going to lose its appeal anytime soon.

In this article, which is updated periodically, we will include live Altos Charts which automatically update weekly (so bookmark this page!) as well as monthly insights from the Real Estate Report for Mountain View. And time to time it will be enhanced with “in the trenches” commentary, too.

Overview of the city of Mountain View’s residential real estate market for houses:

Here are the statistics for sales in the last few months. You can see that the average days on market have risen to 28 days and inventory is up slightly. Prices are up slightly month-over-month with homes on average selling over list price at 106.1%. Overall, there’s been some warming in the Mountain View housing market, but this is still a steady seller’s market. See the whole Mountain View Real Estate Report online here.

Mountain View Stats At A Glance:

Year-Over-Year

  • Median home prices fell by 1.7% year-over-year to $1,780,000 from $1,811,000.
  • The average home sales price rose by 1.1% year-over-year to $1,900,050 from $1,879,610.
  • Home sales rose by 31.3% year-over-year to 21 from 16.
  • Active listings fell 14.7% year-over-year to 29 from 34.
  • Sales price vs. list price ratio fell by 6.8% year-over-year to 106.1% from 113.8%.
  • The average days on market rose by 121.1% year-over-year to 28 from 13.

Compared To Last Month

  • Median home prices improved by 0.1% to $1,780,000 from $1,777,500.
  • The average home sales price rose by 7.6% to $1,900,050 from $1,765,930.
  • Home sales up by 50.0% to 21 from 14.
  • Active listings increased 16.0% to 29 from 25.
  • Sales price vs. list price ratio dropped by 3.3% to 106.1% from 109.7%.
  • The average days on market increased by 102.4% to 28 from 14.

Mountain View real estate market trends and data by neighborhood

My Real Estate Report drills down the data by neighborhood in Mountain View (and also Palo Alto and San Jose – the latter being very understandable as it’s almost 1 million people, rather than Mountain View’s 75,000 people). Want to check out these areas? Then visit popehandy.rereport.com, select Santa Clara County, then under city choose Mountain View, and under ZIPS select the area you want. Here are your options there:

Please continue reading to see the data for condominiums and townhouses, plus also the live Altos Research charts for both single family homes and also condos and townhomes.

Continue reading

Santa Clara real estate market - The Santa Clara Women's Club http://www.santaclarawomansclub.org/

The Santa Clara Women’s Club (old adobe house)
http://www.santaclarawomansclub.org/

Update on the Santa Clara real estate market: The realty market in the city of Santa Clara, like the rest of Silicon Valley, is one in which the sellers have a strong upper hand.

Below there are charts for the activities over the last few months. Low inventory from the past year and continuous low inventory around the rest of the Valley means there is still a much greater demand to fill than properties available. This is clear in the sales price vs list price, which is currently 105.4%, but has generally remained between 100%-110% for months. Also, the speed of market turnover (how long a house is on the market) has remained low as far back as we can see on these charts and in under a month. Further in the article, we’ll check in on the condo market, too.

Here’s a glance at the Santa Clara real estate market for single family homes. See the statistics and trends for closings and listings for last month – updated each month on about the 5th – 10th on my RE Report site for realty stats & trends in Santa Clara:

Evergreen area of San Jose (Silicon Valley)The Evergreen area is in the southeast foothills of San Jose and extends north toward Eastridge Mall. It includes a few zip codes – 95148, 95121, 95135, and a portion of 95138 (part is also “Santa Teresa” or “South San Jose”). There’s a lot of diversity in this region – the areas in the flatlands near the Mall, Reid-Hillview Airport, and waterpark are more modest and affordable as compared to the areas further south where you’re more likely to see luxury properties (Hillstone, Bel-Aire Estates,  The Meadowlands, The Ranch on Silver Creek, Silver Creek Valley Country Club and nearby). Pricier areas feature larger lots and houses and valley or hillside views set near the golf courses (Silver Creek Valley Country Club, The Ranch Golf Club, and the Villages Golf & Country Club).

In general, Evergreen is scenic and includes many newer homes and communities. Many people enjoy the relative newness of construction and whole neighborhoods which are young, compared to the rest of Santa Clara County and Silicon Valley as a whole.

Evergreen real estate market for single family homes or houses

Please find the full report on my Real Estate Report for the Evergreen area of San Jose.

Evergreen Stats At A Glance

Year-Over-Year

  • Median home prices increased by 2.7% year-over-year to $1,048,000 from $1,020,000.
  • The average home sales price rose by 1.9% year-over-year to $1,173,430 from $1,151,460.
  • Home sales rose by 4.9% year-over-year to 43 from 41.
  • Active listings fell 2.8% year-over-year to 106 from 109.
  • Sales price vs. list price ratio fell by 0.2% year-over-year to 101.7% from 101.9%.
  • The average days on market rose by 18.9% year-over-year to 30 from 26.

Compared To Last Month

  • Median home prices improved by 7.5% to $1,048,000 from $974,944.
  • The average home sales price rose by 7.0% to $1,173,430 from $1,096,830.
  • Home sales up by 79.2% to 43 from 24.
  • Active listings increased 15.2% to 106 from 92.
  • Sales price vs. list price ratio increased by 0.4% to 101.7% from 101.3%.
  • The average days on market dropped by 13.6% to 30 from 35.

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

Continue reading

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 little over list price at 102.1%. That being said, turnover has sped up to an average of 21 days on market (or DOM). This tells us there’s a 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 fell by 4% year-over-year to $1,447,500 from $1,507,500.
  • The average home sales price dropped by 0.7% year-over-year to $1,530,210 from $1,541,270.
  • Home sales rose by 18.2% year-over-year to 26 from 22.
  • Active listings rose 9.5% year-over-year to 69 from 63.
  • Sales price vs. list price ratio fell by 2.9% year-over-year to 102.1% from 105.1%.
  • The average days on market rose by 93.0% year-over-year to 21 from 11.

Compared To Last Month

  • Median home prices improved by 3.4% to $1,447,500 from $1,400,000.
  • The average home sales price rose by 4.8% to $1,530,210 from $1,459,530.
  • Home sales up by 13.0% to 26 from 23.
  • Active listings increased 56.8% to 69 from 44.
  • Sales price vs. list price ratio dropped by 0.1% to 102.1% from 102.2%.
  • The average days on market dropped by 33.7% to 21 from 32.

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 April 21, 2017
Median List Price:$1,561,673Average List Price:$1,984,450
Total Inventory:40Price per Square Foot:$601
Average Home Size:2,777Median Lot Size:10,439
Average # Beds:4.39Average # Baths:3.43
Homes Absorbed:9Newly Listed:8
Days on Market:108Average Age:37

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

Continue reading

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 last month:

This month shows slowly increasing inventory with increasing sales with a mostly stable MOI. Despite a more active spring season, the overall 2.136 MOI is a stable sellers market. 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 1.667 to 3. 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

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 17.9% year-over-year to $1,150,000 from $975,000.
  • The average home sales price rose by 18.4% year-over-year to $1,211,180 from $1,022,910.
  • Home sales rose by 5.7% year-over-year to 56 from 53.
  • Active listings fell 1.1% year-over-year to 93 from 94.
  • Sales price vs. list price ratio rose by 0.5% year-over-year to 106.3% from 105.7%.
  • The average days on market fell by 39% year-over-year to 11 from 17.

Compared To Last Month

  • Median home prices improved by 6.5% to $1,150,000 from $1,080,000.
  • The average home sales price rose by 10.8% to $1,211,180 from $1,093,360.
  • Home sales up by 100.0% to 56 from 28.
  • Active listings increased 57.6% to 93 from 59.
  • Sales price vs. list price ratio dropped by 0.6% to 106.3% from 106.9%.
  • The average days on market dropped by 44.4% to 11 from 19.

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

As I hold my listings open in and around Silicon Valley, I am amazed at the number of people interested in buying a home who are on their own and not working with a buyer’s agent. If that describes you, do you feel that you are a little afraid of a buyer consultation with a Realtor?  Not sure what to expect, or concerned that you may be coerced or manipulated into hiring someone you don’t want to work with?   Let’s talk about how that appointment usually or often works, and how you can meet with an agent and not feel like you have no control.

What is a home buyer consultation?

Talking over a computer  -buyer consultationFirst, let’s talk about what a home buyer consultation is.  In a nutshell, the appointment has just a few purposes: (1) to help the home buyer to learn about the process, what’s involved, and to answer questions about what happens and what kind of choices there are. (2) It is a job interview for the real estate professional – is this someone you would want to hire? Even though the seller usually pays the commission, the buyer’s representative is someone you hire or not. (3) It is also a chance for the Realtor to see if you are someone that he or she can or would like to work with, too.  The interview is a two way process.

How long does an initial buyer appointment take? Where does it happen?

In my experience, most of these initial appointments can run anywhere from 30 minutes to an hour or more.  The length of it is often driven by the consumer’s questions.  If it is clearly not a fit, either side can say it’s time to wrap things up and call it a day.  If the appointment goes well, it may last longer. Continue reading

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?

Sometimes you need to shield your eyes and have a sense of humorWhen you’re in and out of people’s homes, sometimes you experience things that you don’t expect and don’t want to see.  Some homes should come with a warning: shield your eyes! And have a sense of humor, if at all possible!

The other day, I met with a Silicon Valley appraiser at a home that I have under contract in the Santa Teresa area of San Jose.  She informed me that sometimes people don’t pick up at all for her visit, which is pretty surprising given that she’s armed with a camera and is required to use it.   Sometimes beds are unmade, curtains drawn, and the home a mess.  That’s not great.  But what she found intolerable was seeing the resident’s underwear on the floor.  The appraiser stated that for refinances, she makes sure that the bra or undies make it into the photo and onto the appraisal report. Passive aggressive, no?  But I understood her point.  Why did they want her to deal with that?

Usually when residential real estate is for sale, the owners do an exceptionally good job at tidying up.  Some will joke that their house looks so good now that they don’t want to sell.  Unfortunately, homes are not always in “show ready” condition. And at times, what the Realtor and home buyers see is downright embarrassing.  When consumers come through a condo or house and find unmentionables lying about  – especially if they appear on the floor rather than folded laundry meant for a drawer – they get grossed out. Embarrassed buyers don’t buy.  They leave.  They do it quickly. And they don’t come back.

Some things I’ve experienced or had happen that made me want to say “beware, time to shield your eyes!”: Continue reading

Translation


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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.

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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