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

2510 Yerba Hills Ct, San Jose, CA 951

A beautifully sun drenched end unit townhouse in the Yerba Buena Villas complex, 2510 Yerba Hills Court features  vaulted ceilings and gorgeous wood laminate floors!

If you’re looking for a home with a perfect setting, this is it!  In one direction there’s an expansive greenbelt. In another, the lovely east foothills. Sit in your front deck at at this lovely home and soak in the views and the serenity.

This home has it all, including an open floor plan with tons of natural light.

Features at 2510 Yerba Hills Ct, San Jose CA 95121

2 bedrooms, 2 bathrooms, plus loft, appx 1050 SF. One car garage.  Inside laundry, Air Conditioning, washer, dryer and fridge to stay. Lovely community. Extra parking on the public (non through) street nearby.  Offered at $570,000.

Stunning wood laminate flooring is found in most of the home (living, dining, kitchen, hall, and bedrooms) provides a beautifully contemporary feel. it also unifies the space, and makes it feel bigger still with the uninterrupted flow.

The living and dining rooms offer a tall, vaulted ceiling with additional windows near the peak, bathing these rooms in natural light.

The Master bedroom suite is luxurious and boasts private bath and large walk in closet as well as a big window and a vaulted ceiling.

A good sized loft gives extra room for an office, playroom, workout or hobby space. It includes a big closet for loads of extra storage, too.

Nice deck off living areas expands entertaining options and boasts beautiful views of the east foothills in one direction and a large greenbelt area in another. You will love taking in the peaceful scenery from here!

Extra parking available on nearby Yerba Buena Avenue, too. This home features an inviting gas log fireplace, inside laundry, a one car garage, central air conditioning, and extra storage with oversized closet in loft. Washer, dryer, and fridge to stay with the property.

Showings to begin Monday Oct 3rd.

Open Wednesday 10-5 9:30-12:30,  Saturday Oct 8  2-4pm and Sunday Oct 9 2-4pm. Please stop by!

 

  • Front: 2510 Yerba Hills Court, San Jose CA 95121
    Front: 2510 Yerba Hills Ct., San Jose CA 95121

2510 Yerba Hills CT, SAN JOSE, CA 95121 (MLS # 81626874)

(all data current as of 3/27/2017)
Price $570,000
Beds 2
Baths 2 full
Home size 1,050 sq ft
Lot Size 1,219 sqft
Listing provided by Mary Pope-Handy, Sereno Group
Sunny end unit in Yerba Buena Villas, ideally located with gorgeous views! This home has it all, including an open floor plan with tons of natural light. Stunning wood laminate flooring in most of the home provides a beautifully contemporary feel. The living and dining rooms offer a tall, vaulted ceiling with additional windows near the peak, bathing these rooms in natural light. Master bedroom suite boasts private bath and large walk in closet. A good sized loft gives extra room for an office, playroom, workout or hobby space. Nice deck off living areas expands entertaining options and boasts beautiful views of the east foothills in one direction and a large greenbelt area in another. Extra parking available on nearby Yerba Buena Avenue, too. This home features an inviting gas log fireplace, inside laundry, a one car garage, central air conditioning, and extra storage with oversized closet in loft. Washer, dryer, and fridge to stay with the property. Open 10-15 2-4pm. Please stop by!

Property Type(s): Residential, Condominium

Last Updated 11/28/2016 Tract n/a
Year Built 1988 Community Evergreen
Garage Spaces n/a County Santa Clara
Total Parking n/a Walk Score ® 28

Additional Details

Number of Full Bathrooms 2 HOA Fee 275
Parking Spaces 1 Year Built 1988
Zoning Text APD

Features

Additional Listing Info Not Applicable / Not Disclosed
Additional Rooms Loft
Amenities Misc. High Ceiling, Vaulted Ceiling, Walk-in Closet
Association Fees Include Common Area Electricity, Landscaping/Gardening, Maintenance - Common Area, Maintenance - Exterior, or Tennis, Pools, Reserves, Spa
Cooling Central Forced Air
Dining Room Dining Area in Living Room, No Informal Dining Room
Family Room No Family Room
Fireplaces Gas Burning
Flooring Carpet, Laminate
Foundation Concrete Slab
Garage Spaces 1
Garage_Max 1
Garage_Min 1
GarageParkingSpaces Assigned Spaces, Guest / Visitor Parking, On Street
Heating Central Forced Air - Gas
HOA Amenities Community Pool, Playground, Sauna/ Spa/ Hot Tub
Horse Property No
Kitchen Countertop - Ceramic, Countertop - Tile, Garbage Disposal, Microwave, Oven - Electric, Oven Range - Electric, Pantry Cabinet, Refrigerator (s)
Laundry Dryer, Washer
Listing Class Residential
Listing Service Full Service
Pool Heated, In Ground, Spa/Hot Tub
Restrictions Age - No Restrictions
Roof Concrete
Sewer Septic Sewer - Public
Subclass Condominium
Utilities Public Utilities
Water Public
Yard/Grounds Balcony/Patio

Location

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

(view all details for MLS #81626874)

St Mary's Country Fair, Los GatosThe St. Mary’s Country Fair is about to begin and will continue through Sunday afternoon – don’t miss it! There’s no admission charge and plenty to do, such as:

carnival rides
arts & crafts for kids to do
games
giant slide
talent shows
raffles
food of all kinds
beverages (including wine, beer & margaritas in the evenings)
live music & dancing Friday through Sunday (Friday is the Hella Good Party Band and Saturday it’s the Bobby Love and Sugar Sweet Band in the morning and Bentpeter in the evening, and Sunday noontime is the Ruth Gerson Band and Special Guest: Gerson Family Band)

Sundays usually feature a petting zoo and pony rides too!

This is the one big fundraiser put on by the school and church each year. All are welcome! The event is held on the campus of St. Mary’s parish church and school, located on Bean Avenue off N. Santa Cruz in downtown Los Gatos.

Need more information? Please see a post I did on it over at my Live in Los Gatos blog, Mark Your Calendar: St. Mary’s Country Fair Oct 7th – 9th, 2016, 5pm-10pm

If you happen to be at the fair tomorrow morning, stop by the burrito booth and say hello! I’ll be working there from 10am – 1pm.

  1. 1 bed, 1 full, 1 half baths
    Home size: 864 sq ft
  2. 5 beds, 4 full, 1 half baths
    Home size: 4,863 sq ft
    Lot size: 16,117 sqft
  3. 4 beds, 2 full, 1 half baths
    Home size: 2,514 sq ft
    Lot size: 12,022 sqft
  4. 4 beds, 2 full baths
    Home size: 2,715 sq ft
    Lot size: 1.01 ac
  5. 6 beds, 5 full, 1 half baths
    Home size: 5,871 sq ft
    Lot size: 1.16 ac
  6. 3 beds, 2 full baths
    Home size: 1,742 sq ft
    Lot size: 9,016 sqft
  7. 2 beds, 1 full bath
    Home size: 1,000 sq ft
    Lot size: 4.36 ac
  8. 4 beds, 3 full, 2 half baths
    Home size: 5,035 sq ft
    Lot size: 1.92 ac
  9. 5 beds, 3 full, 1 half baths
    Home size: 3,009 sq ft
    Lot size: 22,912 sqft
  10. 4 beds, 4 full baths
    Home size: 3,727 sq ft
    Lot size: 11,412 sqft

See all Real estate in the 95030 zip code.
(all data current as of 3/27/2017)

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

Halloween Pumpkins

GENERAL:

Pumpkin patches: schools, grocery stores, and churches often have patches, and sometimes you might spot a pumpkin or two among the other squash at a farmers market, but there are also organizations like this that host them all over the bay area: http://www.abctreefarms.net/san_francisco/pumpkin/location

And there are plenty of Haunted Houses/Mazes/Walks around the bay area: http://www.sanfranciscohauntedhouses.com/

Halloween events by area in Santa Clara County & Silicon Valley

LOS GATOS

8th Annual Sereno Group Pumpkin Decorating Contest

Saturday, October 1st 10am-3pm – Harvest Festival with the Billy Jones Wildcat Railroad

Fri-Sun Oct 7- Oct 27, 5:30-8:30pm – The 3rd Annual Pumpkin Train at the Billy Jones Wildcat Railroad

Saturday, October 31st 9am – Zombie Runner Halloween Run Marathon/Half Marathon/ 5 Mile

 

CAMPBELL

Saturday, October 1st and 8th, 2016 – 5:00pm – 11th Annual Jack O’Lantern Workshop ($)

Campbell’s Octoberfest (and all posts here):
Saturday, October 15, 2016 – 9:00am – 2016 Oktoberfest 10K & 5K Fun Run/Walk

Sunday, October 30, 2016 – 5:00pm to 7:00pm – Trick-or-Treat in Downtown Campbell

 

 

Continue reading

Pumpkin ContestEach year, Sereno Group hosts a children’s pumpkin decorating contest.  Kids who want to participate may get a free pumpkin (while supplies last) at any of our offices.  Every person who enters is given a little gift, and there will be three prize winners from the three age groups (up to late elementary aged students).  Office locations are Aptos / Santa Cruz, Los Gatos, Willow Glen, Saratoga, Los Altos and Palo Alto.  This year the deadline is October 24th. For more details, please read the article on the Live in Los Gatos blog.

 

http://liveinlosgatosblog.com/sereno-group-annual-pumpkin-decorating-contest/> style=”padding-right: 10px;”

  1. 4 beds, 3 full, 1 half baths
    Home size: 2,867 sq ft
    Lot size: 7,187 sqft
  2. 2 beds, 2 full baths
    Home size: 1,288 sq ft
    Lot size: 1,219 sqft
  3. 5 beds, 4 full baths
    Home size: 3,789 sq ft
    Lot size: 8.49 ac
  4. 3 beds, 3 full baths
    Home size: 2,180 sq ft
    Lot size: 13,634 sqft
  5. 2 beds, 2 full, 1 half baths
    Home size: 1,273 sq ft
    Lot size: 1,306 sqft
  6. 3 beds, 2 full baths
    Home size: 1,832 sq ft
    Lot size: 5,880 sqft
  7. 4 beds, 3 full baths
    Home size: 3,368 sq ft
    Lot size: 11,107 sqft
  8. 3 beds, 2 full baths
    Home size: 1,460 sq ft
    Lot size: 6,185 sqft
  9. 3 beds, 2 full baths
    Home size: 1,900 sq ft
    Lot size: 6,577 sqft
  10. 4 beds, 2 full baths
    Home size: 1,802 sq ft
    Lot size: 5,706 sqft

See all Real estate matching your search.
(all data current as of 3/27/2017)

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

The architecturally diverse and entirely charming Rose Garden neighborhood in San Jose is perennially attractive to home buyers. Silicon Valley residents appreciate the easy access to downtown San Jose and travel routes, but perhaps even more are drawn by the beautiful park the San Jose Municipal Rose Garden. They also appreciate that this is not just another area filled with tract style homes. Many of the properties in this part of the 95126 zip code are custom or semi-custom built and enjoy a wide variety of styles. Here are a few images of houses in the Rose Garden neighborhood of San Jose:

Tudor style home in the Rose Garden Neighborhood in Central San Jose

Charming English Tudor style house

Spanish style house in the Rose Garden Neighborhood

Lovely Spanish style house in the Rose Garden area of Central San Jose

Enchanting Mediterranean style house in the Rose Garden area

Enchanting Mediterranean style house in the Rose Garden area

A two story home with a detached garage, which is typical in the Rose garden.

A two story home with a detached garage, which is typical in the Rose garden.

Where is the Rose Garden neighborhood?

Boundaries for the community are not well defined, but generally this neighborhood is considered to be South of 880, East of Bascom, West of the Alameda from 880 to Naglee Ave, and then West of Dana Ave to Lincoln High or Forest Ave. This area has over 1,000 homes. Some might say the area included is much larger, or much closer in to the park, but these lines generally represent the safe bet for what is considered Rose Garden neighborhood. Nearby neighborhoods include Shasta-Hanchett and Burbank. The Buena Vista neighborhood is not too far to the south, also. Santa Clara sits just a little north of the Rose Garden. Downtown San Jose is about 2 miles from these.

Before the Rose Garden neighborhood was a neighborhood…

Once primarily prune and pear orchards, this upscale corner of the valley began to transform into a residential district in the 1800s and is home to one of the oldest subdivisions or tracts in the state – the Chapman & Davis Tract, built in a Norman and Tudor style. Originally, streets there had large estates on large lots. Though the parcels have been subdivided many times since, it still has many large old homes, from Victorians through the 1940s bungalows. Many of the smaller, cottage style residences have been built onto or removed and transformed into larger estates to match. Most houses have a detached garage. As you drive through the streets near the park, you will find that the roads are widest where the houses and lots are the biggest, and smaller roads access the smaller houses.

The San Jose Municipal Rose Garden

Sign for the San Jose Municipal Rose GardenThe San Jose Municipal Rose Garden is a 5.5 acre garden with over 4,000 rose bushes and almost 200 varieties. Originally, it was part of a prune orchard of about 11 acres, and was made a park in 1927. Central to the garden is a broad fountain surrounded by paths with benches, which most of the roses encircle. The garden stretches out on either side with green lawns, and is bordered by large redwood trees and a gate, creating a buffer from the street. It also features covered walkways, picnic benches, and a stage.
Continue reading

Rinconada Hills in Los Gatos HOA dues covers pools, tennis courts, ponds, walking trails, a clubhouse, RV parking, and more.

Rinconada Hills in Los Gatos – HOA dues cover pools, tennis courts, ponds, walking trails, a clubhouse, RV parking, and more.

Home Owner Association or HOA dues are monthly fees charged in some communities for shared amenities, insurance, or other services.  These may be for houses, townhouses (townhomes), or condominiums (condos).

What do the HOA dues cost?

As of this writing (Sept 2016), the lowest amount I am seeing for HOA dues in the San Jose area is approximately $275 per month and the most about $1,000 per month. Typical is $350 to $450.  If a complex offers more services or perks, expect to pay more.

Some condos, townhomes, or houses for sale with HOAs may disclose the monthly amount due. Be sure to also find out if there are other payments not included. I know of one complex in Saratoga that has very expensive insurance payments, making the actual monthly payment much higher than what might be stated in the MLS. So always ask if there are any quarterly, semi-annual, or annual fees due in addition to the monthly HOA dues.

Beware: sometimes younger complexes under-charge, either by accident or as an inducement to get you to buy.  This is not a good thing because eventually that community will find it’s short of funds and will need to have a special assessment to get back on track.

Special assessments are a nightmare for home owners.  When buying a condo, townhouse, or house in a complex with a Home Owner Association, make sure to read the very boring HOA docs carefully, and pay special attention to the reserve account. Reserves are necessary for the anticipated maintenance (such as repaving the private roads or re-plastering the pool every so often).  It’s no small matter to correctly anticipate future needs, but if it’s done wrong, you may get the unhappy news of an un-anticipated assessment.

What do HOA dues cover?

The dues may cover private roads, gates, security personnel, community pools, landscaping, exterior painting, roof repairs or re-roofing, insurance (possibly homeowner’s, blanket, or earthquake), or maybe pest control work.  Some HOAs include RV parking, ponds, trails, tennis courts, club houses and other more extravagant features. They will all drive the HOA fees up!

Don’t assume anything when it comes to your unit coverage. Although many Home Owner Associations will cover things like exterior painting, roofing, or pest work, they don’t all. You’ll have to read the HOA docs to know what’s covered (and what’s not).

Some nice communities with HOA dues include these:

Saratoga Oaks
Almaden Winery (3 subdivisions)
Glencrest Patio Homes (in Almaden)
Rinconada Hills
Arroyo Rinconada
Los Gatos Estates
Los Gatos Woods
Bluebird Lane

The Almaden Winery neighborhood, just off Blossom Hill Road in San Jose, has a rich and interesting past, dating back to the mid 1850s when the site was first planted with grape vines.  It was the first winery in Almaden Valley and one of the oldest in the state of California.  (It survived the prohibition period by getting licensed to make sacramental wine and by bottling grape juice.)

In this post I’ll share some photos of the neighborhood with you, explain about the three different builders/developers and show you where to find each one.

With a bit more than 300 houses, the Almaden Winery area is quite popular, with its homes selling quickly.   The community centers around a lovely park, and additionally there’s a newer library adjacent to it – the Vineland Branch of the San Jose public library system.
Continue reading

wine-pouringA San Jose tradition for decades, the Almaden Valley Art & Wine Festival is a very enjoyable non-profit fundraiser that appeals to just about everyone in Silicon Valley! This year’s event runs Sept 11, 2016 from 10am – 6pm at Almaden Lake Park (located at Almaden Expressway and Coleman Road, near the base of Almaden Valley and nearly touching the Blossom Valley area of San Jose).

To get all the details, please visit the Almaden Valley Art & Wine Festival website. I hope to see you there!

  1. 4 beds, 2 full, 1 half baths
    Home size: 1,602 sq ft
    Lot size: 1,742 sqft
  2. 3 beds, 2 full baths
    Home size: 2,032 sq ft
    Lot size: 8,276 sqft
  3. 5 beds, 3 full baths
    Home size: 2,450 sq ft
    Lot size: 7,013 sqft
  4. 3 beds, 2 full baths
    Home size: 1,420 sq ft
    Lot size: 6,446 sqft
  5. 8 beds, 7 full, 1 half baths
    Home size: 6,299 sq ft
    Lot size: 20,386 sqft
  6. 3 beds, 2 full baths
    Home size: 1,670 sq ft
    Lot size: 8,450 sqft
  7. 3 beds, 2 full baths
    Home size: 1,155 sq ft
    Lot size: 4,007 sqft
  8. 4 beds, 2 full baths
    Home size: 2,094 sq ft
    Lot size: 8,276 sqft
  9. 5 beds, 3 full, 1 half baths
    Home size: 3,480 sq ft
    Lot size: 7,840 sqft
  10. 4 beds, 3 full baths
    Home size: 3,113 sq ft
    Lot size: 8,015 sqft

See all Real estate in the Almaden Valley community.
(all data current as of 3/27/2017)

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

Sign - Quiet Residential Zone in the University Square neighborhood of Santa ClaraThe University Square neighborhood in Santa Clara is walking distance to Santa Clara University. I grew up there, riding my bike in the forbidden college walkways, and recall my Realtor mother referring to the area as “Little Professorville.” That was a reference to a lovely Palo Alto neighborhood in the shadow of Stanford University. She wasn’t wrong – we knew some professors who walked to SCU each day from that neighborhood, including my grandfather.

Where is the University Square neighborhood?

The neighborhood may not have exact boundaries, but appears to be bordered by Park Avenue on the east, Washington Street on the west, the University to the north, and Newhall Avenue to the south.

The area closest to the campus is fairly congested, both with density of housing and the amount of cars parked everywhere. This is where you’ll see the reminder that it’s a quiet, residential zone.

Alviso Street in University Square close to Santa Clara University

Get past Poplar, though, and suddenly it’s a completely different feel, with almost no cars on the street and homes being spread further apart.

Ranch style house in University Square with large picture window facing front

The homes found between Washington and Park, and along Alviso Street, are mixed architecturally. Some streets, like Circle Drive and College Avenue, are primarily ranch style houses built from 1955 – 1950 (some of the county records say 1900 – that just means they lost the records and don’t know!). Some of these have been expanded tremendously. The house I grew up in as a child was 1400 square feet, but it’s been added onto a couple or more times and is now more than 3000 SF.

Hilmar Street is older, mostly built in 1940 with a mix of styles, including Cape Cod, Tudor, and Bungalow. Most of the homes have detached garages, and on the south side of one block, the garages are accessed by an alley! We do not have many areas like that in Silicon Valley, but it makes the front of the home look almost like a movie set. That street is also lined with Cherry trees which explode with blossoms each spring, making a beautiful sight. Here’s a photo I took on February 14th, 2006 of that street.

Hillmar Street Feb 14 2016 with trees in bloom

And one more view, from the same day.

University Square in Santa Clara - Hilmar Street in mid February with the blossoms

The homes here are mostly on 6000 to 9000 sf lots, and range from 1400 to 2500 SF in the majority of cases. There are 2 car garages. In the older houses, the garages will be detached, but in the ranch style houses, they are attached.

Corner house along Alviso Street in University Square neighborhood in Santa Clara

There are sidewalks throughout the University Square neighborhood. Often there’s a sidewalk strip, meaning a space for trees and other landscaping between the street and the sidewalk. Other times, the sidewalk is directly adjacent to the road.

Spread out ranch style house in the University Square neighborhood of Santa Clara

This is not a pretentious neighborhood. The homes are mostly fairly modest, middle class homes. But they are convenient for both the university and for a trip to downtown San Jose via either The Alameda or Park Avenue. There’s a lot to be said for not needing a freeway with today’s congestion! As it is scenic, well maintained, and convenient, it’s also expensive, with home prices running about 20% more than the county average for a single family house.

Hilmar Street is tree lined includes some Cape Cod styled houses

Here’s another lovely home on Hilmar.
Hilmar Street house in University Square

Want to check out the neighborhood some more? Browse the listings of University Square Santa Clara homes for sale here:

Homes for sale or recently sold in the University Square neighborhood in Santa Clara

To see what’s for sale, pending, or recently sold in the University Square neighborhood of Santa Clara, please visit this link:
http://idx.diversesolutions.com/link/447810#-

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

Find Mary on FacebookFollow Mary on Twitter
RSS FeedFollow Mary on YouTube

Please see more icons
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

Categories

Site Statistics

  • Users online: 4 
  • Visitors today : 1,132
  • Page views today : 2,990