Almaden Valley homes for sale and real estate market conditionsThe Almaden Valley real estate market is still in a stable sellers market.  Appreciation is leveling off as we settle into the summer pattern of a bit more inventory and a little less buyer interest.

The Almaden Valley market is still a strong seller’s market, but a little less deep than it was earlier in the year, during the peak of the frenzy. Buyers should view this as an opportunity to get in with significantly less competition. We don’t see prices declining so much as flattening – so it’s still a fine time to sell.

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

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $1,706,000 (+1.1%) $1,687,500 $1,396,650 (+22.1%)
Average Price $1,730,910 (-1.6%) $1,759,870 $1,440,010 (+20.2%)
No. of Sales 44 (+22.2%) 36 38 (+15.8%)
Pending 36 (+9.1%) 33 43 (-16.3%)
Active 24 (-31.4%) 35 21 (+14.3%)
Sale vs. List Price 107.1% (-0.1%) 107.3% 104.7% (+2.4%)
Days on Market 12 (+15.4%) 10 12 (-3.0%)
Days of Inventory 16 (-42.0%) 28 17 (-1.3%)

 

Trends At a Glance Apr 2018 Previous Month Year-over-Year
Median Price $1,687,500 (-2.2%) $1,725,000 $1,432,000 (+17.8%)
Average Price $1,759,870 (+0.1%) $1,757,310 $1,449,670 (+21.4%)
No. of Sales 36 (+56.5%) 23 33 (+9.1%)
Pending 33 (-13.2%) 38 31 (+6.5%)
Active 35 (+75.0%) 20 31 (+12.9%)
Sale vs. List Price 107.3% (-1.2%) 108.5% 104.2% (+3.0%)
Days on Market 10 (+48.7%) 7 10 (-0.7%)
Days of Inventory 28 (+8.1%) 26 27 (+3.5%)

 

The data shows a strong sellers market remaining fairly consistent despite lower inventory over the winter. The best homes will 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 15, 2018
Median List Price:$1,773,328Average List Price:$2,061,126
Total Inventory:28Price per Square Foot:$681
Average Home Size:2,650Median Lot Size:9,826
Average # Beds:4.25Average # Baths:3.55
Homes Absorbed:10Newly Listed:10
Days on Market:23Average Age:36

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

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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. That being said, the Santa Teresa real estate market, like most of Santa Clara County, has been hot since before 2017. The average Days on Market are low at 10 days. The sales to list price ratio remains well over list price at 109.8%.  Santa Teresa is in a stable, hot seller’s market. Some indicators are cooling very slightly. I suspect that this is just a seasonally normal fluctuation.

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

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $1,040,000 (+2.5%) $1,015,000 $875,000 (+18.9%)
Average Price $1,099,880 (+4.2%) $1,055,710 $885,726 (+24.2%)
No. of Sales 25 (-3.8%) 26 23 (+8.7%)
Pending 43 (+72.0%) 25 30 (+43.3%)
Active 23 (+9.5%) 21 13 (+76.9%)
Sale vs. List Price 109.8% (-3.2%) 113.4% 106.7% (+2.9%)
Days on Market 10 (+3.2%) 10 19 (-48.8%)
Days of Inventory 28 (+17.8%) 23 17 (+62.8%)

 

And from last month, for comparison, the Santa Teresa real estate market:

 

Trends At a Glance Apr 2018 Previous Month Year-over-Year
Median Price $1,015,000 (-0.7%) $1,022,500 $840,000 (+20.8%)
Average Price $1,055,710 (-1.8%) $1,075,090 $882,087 (+19.7%)
No. of Sales 26 (+30.0%) 20 23 (+13.0%)
Pending 25 (-3.8%) 26 23 (+8.7%)
Active 21 (+133.3%) 9 13 (+61.5%)
Sale vs. List Price 113.4% (+0.3%) 113.1% 106.1% (+6.9%)
Days on Market 10 (+3.8%) 9 10 (-3.5%)
Days of Inventory 23 (+73.5%) 14 16 (+42.9%)

 

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.  Overall, it’s pretty much “holding steady” right now.
Here’s a quick look at the current Santa Teresa condo market from the RE Report data:

Trends at a Glance

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $800,500 (+0.1%) $800,000 $630,000 (+27.1%)
Average Price $794,562 (+2.0%) $778,876 $676,000 (+17.5%)
No. of Sales 16 (+33.3%) 12 (+433.3%)
Pending (-25.0%) 12 20 (-55.0%)
Active (-60.0%) 5 (-75.0%)
Sale vs. List Price 109.8% (-1.3%) 111.2% 101.9% (+7.8%)
Days on Market (+4.1%) 7 17 (-56.6%)
Days of Inventory (-69.0%) 12 80 (-95.3%)
And the Santa Teresa real estate market chart from last month condo sales:
Trends At a Glance Apr 2018 Previous Month Year-over-Year
Median Price $800,000 (-1.2%) $810,000 $632,000 (+26.6%)
Average Price $778,876 (-4.0%) $811,500 $678,919 (+14.7%)
No. of Sales 12 (+50.0%) 8 11 (+9.1%)
Pending 12 (+20.0%) 10 13 (-7.7%)
Active (+150.0%) 2 14 (-64.3%)
Sale vs. List Price 111.2% (+3.1%) 107.9% 102.8% (+8.2%)
Days on Market (-55.4%) 16 18 (-61.0%)
Days of Inventory 12 (+61.1%) 8 37 (-67.3%)
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, now hanging out close to the 900 mark. 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, 2 baths
    Home size: 1,324 sq ft
    Lot size: 6,878 sqft
  2. 2 beds, 2 baths
    Home size: 1,257 sq ft
    Lot size: 1,603 sqft
  3. 4 beds, 3 baths
    Home size: 2,039 sq ft
    Lot size: 4,425 sqft
  4. 5 beds, 2 baths
    Home size: 1,572 sq ft
    Lot size: 6,098 sqft
  5. 4 beds, 3 baths
    Home size: 2,264 sq ft
    Lot size: 5,998 sqft

See all Real estate in the Santa Teresa community.
(all data current as of 6/18/2018)

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

multipleoffers3 300x170 - Why do you keep losing out on multiple offers?

Multiple Offers

You may have heard that the Silicon Valley real estate market is slightly softer now than it was a a few months ago.  That’s true – at least for most of Santa Clara and San Mateo Counties and nearby. In many cases there are now half as many offers as there were in February, March, or April. But it’s still a hot seller’s market, and that means that often there are multiple offers, overbids, and sales with no contingencies.

For my last few listings – which have been in San Jose, Saratoga, Los Gatos, the Cambrian area of San Jose and the Campbell area of San Jose – there’s been a consistent “spread” of offers.   If there were 6 offers, it might look like this:

  1. Best offer frequently the highest price and best terms. It is 10-20% over list price, 25-30% down at least, and has no contingencies for inspection, loan, and most of all, appraisal (the percentage over has to do with whether the home was priced spot on the value or strategically under).  These offers come with all disclosures signed, and the buyer’s agent has even done her or his Agent Visual Inspection Disclosure.  They include the proof of funds and usually also write a nice letter to the sellers about why they want to purchase that home.
  2. The best offer is also someone who’s been SURE that he or she or they wanted the home from the very beginning and looks ROCK SOLID. NO WAVERING, not a “last minute” offer. Any hesitation on your side will cause the seller to not feel good about your odds of closing the sale. Be consistently interested if you want the sale. A shaky looking buyer may not include their proof of funds.  Perhaps they would not sign the disclosures yet or otherwise submit an incomplete package.  They don’t come across as certain about buying this property and need a few days to see the property again, or show it to their parents, or otherwise confirm the decision to buy. Their agent is not so thorough. If the TDS is not fully signed off, is the buyers’ agent trying to sneak a 3 day right of cancellation into the contract? The best buyer’s offer doesn’t look shaky – it looks dead set on buying the home and has done everything possible to convince the seller of their conviction.
  3. The second best or next runner up is usually strong on terms (at least 25% down, few or no contingencies) but perhaps made an offer price a little under the top value.  Sometimes the next runner up has a good price and mostly good terms, but something is not quite as solid.  If the offers are tied but one buyer has no contingencies and the other has any, that will be the tie-breaker.
  4. Middle of the pack is usually a combination of a price where the home should appraise, a solid down payment, and few or no contingencies. It may be a price that seems “reasonable”. Buyers may feel that it is “a fair offer” or a win-win. Often the fair offers aren’t good enough to take the prize in multiple offers. If you can project what most buyers think a home will be worth, maybe you might want to consider getting ahead of that pack and seeing where the pricing trajectory will take you.
  5. Bottom offers are under, at, or barely over list price, and include an appraisal contingency as well as others (one for loan or one for property condition). If there’s a rent back, they want their PITI covered.

If you’ve been writing offers and not succeeding, try to see your own pattern in this spread.  Is there one thing, or perhaps are there two or more things, you’re just not ready to do?

Why it is so hard

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Willow Glen real estate market is a strong seller's market. This Willow Glen sign is from the downtown business district.Willow 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.

The real estate market in Willow Glen is leveling off or flattening, just like the most of the valley. My sense is that this is a seasonal fluctuation. Last year, the housing market did not follow the regular pattern – but this year, perhaps we are settling back into exactly that.

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 Market Trends

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $1,607,500 (-2.6%) $1,650,000 $1,310,000 (+22.7%)
Average Price $1,749,340 (-0.9%) $1,765,470 $1,412,440 (+23.9%)
No. of Sales 66 (+4.8%) 63 79 (-16.5%)
Pending 55 (-1.8%) 56 70 (-21.4%)
Active 53 (+47.2%) 36 51 (+3.9%)
Sale vs. List Price 110.2% (+0.7%) 109.4% 103.9% (+6.0%)
Days on Market 13 (-17.0%) 15 17 (-25.7%)
Days of Inventory 24 (+45.4%) 17 19 (+24.4%)

 

And the Willow Glen real estate market chart from last month for comparison:

 

Things are similar to last month. Willow Glen is still a hot, persistent sellers market that’s slightly more competitive than a year ago.

And next, of Willow Glen condos:

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 January, for instance, there was only one home listed and none sold!

There are no condominiums or townhomes in Monte Sereno at present (we are watching closely the proposed development at La Rinconada, which is unincorporated as of this writing). 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 $2.5-3.5 million, and often higher in the current market – a little steep for most folks! With 11 active, 6 pending, and 4 sales this past month, low data makes it hard to get the most accurate market information. 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 a single month, and to compare with similar, nearby markets such as Los Gatos.

Below are the charts from the last two months. Overall, the market is this part of the valley is mostly flat month over month, but up double digits year over year.

Trends At a Glance May 2018 Previous Month Year-over-Year
Median Price $4,075,000 (+1.6%) $4,011,500 $2,663,000 (+53.0%)
Average Price $3,800,000 (-5.3%) $4,011,500 $2,663,000 (+42.7%)
No. of Sales (+100.0%) 2 (+100.0%)
Pending (+100.0%) 3 (+20.0%)
Active 11 (+10.0%) 10 17 (-35.3%)
Sale vs. List Price 99.1% (-9.0%) 108.8% 96.0% (+3.2%)
Days on Market 23 (+102.2%) 12 35 (-33.6%)
Days of Inventory 83 (-43.1%) 145 255 (-67.6%)

 

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

Trends At a Glance Apr 2018 Previous Month Year-over-Year
Median Price $4,011,500 (-30.8%) $5,800,000 $2,878,750 (+39.3%)
Average Price $4,011,500 (-30.8%) $5,800,000 $2,878,750 (+39.3%)
No. of Sales (+100.0%) 1 (0.0%)
Pending (+200.0%) 1 (+200.0%)
Active 10 (+42.9%) 7 (+25.0%)
Sale vs. List Price 108.8% (+12.6%) 96.7% 95.3% (+14.2%)
Days on Market 12 (-84.0%) 72 37 (-68.5%)
Days of Inventory 145 (-31.0%) 210 116 (+25.0%)

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

money faucet graphicIf you are tired of paying $3,000 per month in rent for a 1 or 2 bedroom apartment and have decided that you want to buy a Silicon Valley home, you may find that it’s complicated and scary as the San Jose area is in a very deep seller’s market. Let’s take a quick look at the major challenges and decisions you’ll face as a potential Silicon Valley home buyer.

Silicon Valley home buyer challenges

Affordability – or the lack of it

The cash challenge - the Lincoln 5 dollar bill as a jigsaw puzzleChallenge # 1: the cost of housing is staggering, whether you are renting or buying, whether you are a first time home buyer or you’ve just relocated from somewhere else less expensive (meaning almost anywhere). Homes under a half million dollars are few and far between, as the newspapers and media have recently announced, and the median price of houses in Santa Clara County is about $1.1 million (and closer to $1.3 million in San Mateo County, less in Santa Cruz County), with the average price being higher still. Of course, condos and townhomes are less pricey, but they will have Home Owner Association or HOA dues to factor in. Same with mobile homes, which nearly always have space rents of $1,000 or more in Silicon Valley. If you want to buy a Silicon Valley home, figuring out “how much house” you can afford when purchasing can be a painful exercise. (Hint: your success in life is not reflected in the size or remodeling of your home here. The odds are good that you will be disappointed when you see how little you can buy.)

How much can you afford in this hyper expensive real estate market?

The old rule of thumb is that a consumer can qualify for a mortgage for 3-4 times his or her annual income. Translation: if you make $200,000 per year,  and don’t have other debt (student loans, car payment, etc.), you may get a mortgage of $600,000 to $800,000 (and then you need the down payment on top of that).  In most parts of Silicon Valley, that means buying a condo or a townhouse, not a single family home.  In addition to the down payment, there will be closing costs, and most likely repairs to the property since in the current market sellers usually aren’t providing section 1 pest clearances or doing other repairs. Cash is crucial.

Challenge #2 if you want to buy a Silicon Valley home: money for the down payment, closing costs, repairs, and reserves – it’s more than you might think.   Pulling together the hefty down payment and other needed money is always hard. In this crazy area, though, most people who want to buy a Silicon Valley home need not just 20% down, but additional funds in order to be competitive with multiple offers. So you may need to be able to throw $200,000 to $400,000 down on  that normal, non-luxury house or townhouse.  Saving that much money is a trick, and many first time home buyers either get help from parents or are cashing in on stock options to pull it off. Most of the time, home prices seem to appreciate faster than buyers can save, so having some sort of boost beyond your own saving power is critical for most.  This has been true for many decades here – both the relatively high cost of housing and the difficulty in pulling together 20% or more for the down payment. (It was true in the late 1980s when my husband and I were trying to buy our first home, too.)  It’s even harder now, though, as 25% is often the bottom amount that will get your offer seriously considered if there are multiple bidders on a home for sale. Continue reading

SALE PENDING – under contract with 3 offers – closing in early July.

4843 Englewood Dr, San Jose, CA 95129 is a spacious, sunny home for sale in the Happy Valley neighborhood! Big back yard! Near Country Lane School, Saratoga Creek Park, shops, dining, movies, and more! On the MLS by Tuesday morning, May  29, 2018.

Do you dream of living with a shorter commute, enjoying a spacious home & yard?  Perhaps you’d love a highly regarded neighborhood school just a few blocks away, and shops and dining nearby? These are things many home buyers want, but not everyone has two million dollars to throw at the dream! If this sounds like your wish list, keep reading and make plans to see this newly listed Happy Valley home for sale with your Realtor ASAP, or stop by any of our open houses at 4843 Englewood Dr, San Jose, CA 95129 in the lovely Happy Valley neighborhood (also known as the Country Lane neighborhood). Info on the open house dates is below. This home offers 4 bedrooms, 2 bathrooms, and 1585 square feet of living space on a big 8231 SF lot – and is offered at $1,500,000.

4843 Englewood Dr, San Jose, CA 95129 in the Happy Valley neighborhood

What makes 4843 Englewood Dr, San Jose, CA 95129  so special?

The house itself  has a great layout with good-sized rooms and hardwood floors in much of the house. The house is thoughtfully designed and there’s loads of natural light.  The size of the back yard is an especially rare find. The location within the Happy Valley neighborhood is ideal – not too close to busy roads, not too close to the school.

Quick Facts for 4843 Englewood Dr., San Jose

  • 4 bedrooms
  • 2 bathrooms
  • 1585 SF (appx)
  • 8231 SF Lot (appx)
  • Built in 1959
  • Offered at $1,500,000
  • Schools: Country Lane Elementary, Moreland Middle, Prospect High

OPEN HOUSE SCHEDULE 4843 Englewood Dr, San Jose, CA 95129

  • Thursday, May 31 9:30 am to 12:30 pm
  • Saturday, June 2 2:00 pm to 4:00 pm
  • Sunday, June 3 2:00 pm to 4:00 pm

Disclosures will be ready by Friday, June 1st.

Browse photos of this great Happy Valley home for sale!

The living room’s large picture window brings in oodles of light, making a wonderful first impression. Hardwood flooring is found in the living room, and all 4 bedrooms – and is under the hallway and dining room flooring, too.

Living Room at 4843 Englewood Dr., San Jose CA 95129

Below, see a view toward what is nearly a wall of glass with the over-sized picture windowand a window wrapping around the corner, too. The entire interior was just painted, making the whole house feel fresh and clean. Continue reading

Mark your calendars!  Please join us for the Almaden Music in the Park series every Thursday in July! The evening hours are 6:30 pm to 8:00 pm at Graystone Park.

Here’s the 2018 lineup:

7/5- Rock the Heat
7/12- The Houserockers
7/19- Old Scholl Rock n Roll 
7/26 Long Train Runnin’
Many people bring picnic suppers to enjoy. Layered clothing is often a good idea as sometimes our summer evenings can become breezy or cool.

A few other Realtors at Sereno Group and I are sponsoring the month long event. At our table, under the green awning, we give away water bottles and red vines. Please stop by and say hello! (And if you are one of my blog readers, I really would love to meet you, too!)

Almaden Music in the Park crowd July 7 2016

Almaden Music in the Park crowd July 7 2016

These musical evenings are open to everyone, without cost to the general public.  In the few years in which I’ve been a co-sponsor, I’ve noticed that the first week is nicely attended, but the audience grows each time and by the last night, it’s a large crowd with loads of dancing.  So don’t wait – go to the first Almaden Music in the Park concert and make as many of them as you can!

Graystone Park address: Camden Ave & Mt Carmel Dr, San Jose, CA 95120. Street parking.

How are the key housing indicators in the Almaden Valley area of San Jose? At the moment it’s said to be a hot “seller’s market” overall.  But look closer and you can see that in the Almaden Valley housing market there are clear market micro-climates.  Prices are better for sellers, while buyers struggle with higher prices and less homes to choose from.  Recently we have seen a slight cooling, too – very welcome for Almaden home buyers.

Almaden Valley Housing Market: Inventory of Houses for Sale

Right now I have a few Almaden Valley home buyers and they have all been disappointed at the lack of inventory. What’s happening?

First, let’s see what “usually” happens in the 95120 zip code in terms of the number of houses for sale. Here’s a look at the last 10 years (all available history), care of Altos Research – you can see that it’s been rising since January 1st, but it’s a proverbial drop in the bucket:

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

Here you can see that inventory has regular peaks and dips. Inventory tends to rise early each year and peak in mid to late summer. After the peak is a decline through autumn and winter with the lowest point in the coldest part of the year before turning around again before spring.

Now let’s look up close at just the last 3 years. Again, inventory IS rising, so it’s betting a little easier for buyers, but still difficult compared to the last 3 years.

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

As usual, our inventory bottoms out in winter and then rises beginning sometime after the Super Bowl or perhaps a little later. Right now we are still in “rising inventory” mode in Almaden, so the market should be softening a little. Also, we are hearing of “buyer fatigue”, so in many cases there may be fewer offers than earlier in the spring. Continue reading

California Ridge sits in the southern park of Almaden Valley within the city of San Jose CA 95120. This townome community is nestled into the foothills, within the highly prized Williams Elementary School area of attendance as well as the Bret Harte Middle, and Leland High attendance areas. Aside from nearby construction or home improvement projects, this is a quiet area of Silicon Valley, close to the scenic and enormous Almaden Quicksilver Park.

Many of these townhouse properties enjoy lovely views of Almaden Valley or open space. The streets are gently rolling and the homes younger and pleasant looking.  Nearby San Jose neighborhoods are Almaden Springs and Country View Estates.

California Ridge neighborhood view

Although sometimes mischaracterized as a condominium or condo complex on the MLS (likely because that is how CoreLogic has dubbed it), California Ridge is a Planned Development, not a condo. Owners own the lot and the home in which they live. That is not the case with condos.

The community actually consists of two distinct neighborhoods.  One is on or adjacent to Copper Peak (tract #7829), which is the street where these photos were taken. It’s got enough elevation to afford lovely valley views. The other area is on and adjacent to Shelby Creek (tract #7828), which has a pleasant setting also, but without the same valley views as it’s lower. This photo is from the Realist Report, which shows each property in a track with the red “tag”. While I don’t love the way it looks, it provides a good sense of where these 2 neighborhoods are in relationship to one another.

Map of the two California Ridge neighborhoods

What is interesting is that between these two California Ridge neighborhoods, there are a couple of streets with single family homes on large lots (tract #7986). This is unusual.

What are the townhomes at California Ridge like?

These townhomes can feel refreshingly “young” compared to many other homes in Silicon Valley, most of which were constructed decades earlier.

 

Built in 1987 and with wood siding, decks, and loads of windows, the homes are a great visual match for the setting and seem poised to take the most of the terrain. The interiors are a little more open than older homes, so that is an appealing element to many home buyers, also. Each townhouse includes a 2 car garage.  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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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 of 2018 by RentPrep2018 RentPrep.com's list of top 25 real estate blogs to follow


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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