Almaden Valley (SJ)

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

Continue reading

Often I have clients who are interested in purchasing a 4 bedroom, 2 bath home in a good school district in Silicon Valley, particularly in the South Bay and West Valley areas. Tonight I did a study on the MLS of homes that have sold and closed escrow in the last 4 months with these characteristics:

  • single family home (house)
  • 4 bedrooms
  • 2 bathrooms
  • 1800 to 2200 square feet of living space
  • 6000 to 10,000 sf lot

Disclaimers aside, here are the numbers for select West Valley Communities in the West/South Bay area with good schools. The first number is the average sales price per square foot, the second number is the average sales price:

And a look at the chart from all back in 2015…

And all the way back in 2011. What’s changed? A lot! The order has shifted some, showing where demand has increased or decreased. Most noticeably, the prices are significantly lower in 2011 than they are now. The 2015 chart shows prices somewhere in-between the 2011 and 2017 levels. Palo Alto and Los Altos remain consistently in the top two positions.

The home prices tend to run with the school district API scores.  You can check the 2013, three year average, API scores in Santa Clara County for both the districts and the individual schools online here.         Continue reading

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

Cambrian, Almaden, and Los GatosIf a strong public high school is at the top of your priority list, you may find yourself looking at Los Gatos, Cambrian (area of San Jose), and Almaden (also in San Jose) – scenic areas along the southwest side of Silicon Valley, all of them featuring good to excellent high schools.   I would caution against only judging an area, or a school, by its scores, though – often the culture at the campus, the offerings, and many other things can vary from one school to the next.  Nothing beats visiting in person and talking with students, parents, faculty and staff.

2013 Growth API Scores

Disclaimers aside, scores do matter as an important part of the overall package.  How do the high schools in these areas stack up?  API scores are no longer used, so the numbers below are from the 2013 Growth API scores, the most current year available.

Ranked in order of API score:

Leland High – 889 (Almaden, southern area)

Los Gatos High – 883 (Los Gatos, central + small area in Almaden)

Leigh High – 833 (Los Gatos, east & Cambrian plus little of Almaden)

Pioneer High – 822 (Almaden, northern area & Cambrian)

Branham High – 810 (Cambrian & Blossom Valley)

Westmont High – 796 (Los Gatos, western area plus parts of Campbell and Saratoga)

What is the cost of homes in these areas?

To narrow it, let’s consider the same set of criteria: houses sold in the last 180 days within 1 mile of each high school named, with 3 bedrooms, 2 bathrooms, and 1500 – 2000 SF. (I’m leaving lot sizes out because it’s already a very small pool of homes.) To make it super simple, I’ll just include the price per SF and the average sale price of these houses.

Ranked in order of affordability – average sale price:

Pioneer High – 822 API – average price per sf  $549.17  average sale price  $919,057  (9 houses)

Branham High – 810 API – average price per sf   $588.92 average sale price $969,295   (17 houses)

Leland High – 889 API – average price per sf   $616.04  average sale price  $1,071,250  (4 houses)

Leigh High – 833 API – average price per sf     $686.00  average sale price $1,144,100  (20 houses)

Westmont High – 796 API – average price per sf   $844.00  average sale price  $1,329,500 (8 houses)

Los Gatos High – 883 API – average price per sf   $917.95  average sale price $1,593,556 (9 houses)

Clearly, the market dictates that there are more than high school scores impacting home values (but you already knew that!).

Homes in the Leland High School area are a very good value, if you can find one (there were only 4, so too easy to have an impossibly small pool of choices).

Market drivers – beyond school scores

San Benito Way home in Los GatosDowntown Los Gatos is charming and historic (with loads of beautiful older homes and buildings), it enjoys a vibrant night life and restaurant scene. It’s interesting! It’s “walkable”!  People want to live in a part of Silicon Valley that isn’t just suburban sprawl – hence downtown LG has the biggest draw of all these areas.  It’s not too far from Highway 85 (think Apple) but it’s not boring, like most of San Jose can be.   Many are willing to pay much more to be part of Los Gatos and Los Gatos High School.  A nice townhouse in LG, or a house in Cambrian?  That may be the choice.

Commute times to places like Apple matter a lot, so homes on the west end of Los Gatos, in Campbell and parts of Saratoga in the Westmont HS area see a very high average sale price, even though the API score was less than 800.  Schools matter but they aren’t the only thing that matter. Many home owners believe that the most important part of the education is the parents’ involvement (at home and at school).  Many also have their kids at a private high school. Continue reading

House for saleIn a raging hot seller’s market such as we are experiencing today in Silicon Valley, home owners may be subject to some very costly temptations.

Home seller temptation # 1: overconfidence on the market

Because folks read about the dozens of offers on some homes, by extension, it’s easy to believe that every home sells, for top dollar, with no effort or planning on the part of the seller. This is a huge mistake. Perhaps we should even call it a myth since it may be commonly believed.

What, in today’s market, not every home is selling?

That’s right.  In the last 30 days, there have been 40 house listings on our MLS in Santa Clara County that expired (that is, the listing contract period ended with the house not selling).  Granted, about half of them (21 to be exact) were short sales. Additionally, though, there were other listings which were cancelled and more still which were withdrawn from the market.  These were all over San Jose and nearby cities and towns, including Los Gatos.

But wait, there’s more!  As of this moment – I’m logged onto MLSListings as I write this – there are 764 single family homes for sale which are not sale pending or under contract (again in SCC). The best homes, those which are well priced and marketed, I’m sure you know, sell within 2-3 weeks. Of the 764 houses and duet homes, 698 are “regular sales”. Of these non-distressed properties, how many do you think have been on the market for over 30 days?  Incredibly, 252 of them were listed on or before January 23, a month ago today. That’s 36% of available inventory which has been on the market for a month or more, a huge percentage given the real estate market conditions we’re seeing today.  Again, these are all over the county and in all price ranges.

This first temptation is the greatest one, and it often leads to mistakes in areas #2 and #3, listed below. Continue reading

Recently I’ve expanded my subscription to Altos Research – now you can sign up for my Altos newsletter and get information on any zip code in Santa Clara County (the San Jose area) sent to you each week. Altos uses list prices.

For sold info, please see my Silicon Valley Real Estate Report, which covers the cities and towns in Santa Clara County, San Mateo County, and Santa Cruz County (and is updated once a month) at popehandy.rereport.com The RE Report also has market data for areas within some cities such as San Jose (covering Almaden, Cambrian, Evergreen, Willow Glen, etc.), Mountain View, and Palo Alto. To view the RE Report for Almaden, please click here.

Below please find the Altos Research charts for the Almaden area of San Jose, which is zip code 95120. These charts will be automatically updated weekly. If you’d like to get this and more info by email each week, please sign up for the newsletter at the bottom.

Learn more about Almaden Valley here.

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SAN JOSE Real Estate Market (95120)



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Find market activity in the Almaden area of San Jose in the map below:

  1. 5 beds, 6 baths
    Home size: 5,448 sq ft
    Lot size: 21,522 sqft
  2. 4 beds, 2 baths
    Home size: 1,796 sq ft
    Lot size: 14,618 sqft
  3. 5 beds, 4 baths
    Home size: 3,120 sq ft
    Lot size: 10,659 sqft
  4. 5 beds, 4 baths
    Home size: 3,028 sq ft
    Lot size: 14,043 sqft
  5. 4 beds, 3 baths
    Home size: 3,359 sq ft
    Lot size: 14,000 sqft
  6. 4 beds, 3 baths
    Home size: 2,219 sq ft
    Lot size: 3,384 sqft
  7. 4 beds, 2 baths
    Home size: 1,967 sq ft
    Lot size: 5,998 sqft
  8. 4 beds, 3 baths
    Home size: 2,035 sq ft
    Lot size: 3,240 sqft
  9. 4 beds, 2 baths
    Home size: 1,796 sq ft
    Lot size: 8,049 sqft
  10. 3 beds, 3 baths
    Home size: 2,199 sq ft
    Lot size: 5,880 sqft

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

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

Everyone wants a good deal, and in this article I’ll be featuring great Silicon Valley real estate home buying opportunities.

Normally I don’t write about other agent’s listings, but the listing agent in this case is a friend of mine, Azita Alaverdi, and I have her permission to promote this home.  (Her site for it is:  http://21720calerocreekalmaden.com/ )

Today’s listing (10-25-2015) is a fantastic 15 year young Almaden Valley property close to Calero Reservoir.  Located at 21720 Calero Creek Court, this 4 bedroom, 3.5 bath home enjoys 4330 SF of living space set on over an acre.  It is mostly a one story home but there is one bed and one bath on an upper level.  Offered at $1,995,000, this home is a tremendous bargain!  (Price per SF cost is $460.74. – more typical might be $490 per SF.)

This property is a fantastic opportunity in a quiet, scenic location!  Looking to buy a luxury property in Almaden?  Give me a call – I’d love to help you to purchase this beautiful home!

Good deals don’t last – if you are interested, HURRY!

We're sorry, but we couldn't find MLS # 81516581 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

How close is too close?  For people house hunting in Silicon Valley, the quality of local public schools is often a huge priority – in fact, it’s something that most home buyers insist upon even if they intend to enroll their kids in a parochial or other private school.  Similarly, most home buyers do not want to purchase a house, townhome or condo that’s too close to high voltage power lines. Sometimes it’s just a “resale issue” to them, but other times they have health concerns and not just real estate home value concerns.

But what about the relationship between public schools and these high voltage power lines?  If your child will be at school 35 hours a week for 9 months of the year, should that be a concern, too?  So far, only two of my buyers have made that a criteria – and when they did, it became apparent that most of the schools in the border areas of Los Gatos, Cambrian and Almaden were going to be eliminated.

A couple of years back, I mapped out the high voltage power lines using Google Maps (click on link to view it).  This morning I added a few public schools to it in a “layer”.  This is not comprehensive, as I only mapped a few in these three areas mentioned already in this article.  For the named schools, many are directly adjacent to the lines (Alta Vista, Union, Leigh, Noddin) usually on the far side of the playing field) and the furthest is about 1/5 of a mile from them (Carlton).

High Voltage Power lines in LG Cambrian Almaden

  1. 3 beds, 2 baths
    Home size: 1,915 sq ft
    Lot size: 10,075 sqft
  2. 3 beds, 2 baths
    Home size: 1,844 sq ft
    Lot size: 5,998 sqft
  3. 3 beds, 3 baths
    Home size: 1,976 sq ft
    Lot size: 3,776 sqft
  4. 3 beds, 3 baths
    Home size: 1,467 sq ft
    Lot size: 1,197 sqft
  5. 3 beds, 3 baths
    Home size: 1,492 sq ft
    Lot size: 10,881 sqft
  6. 3 beds, 2 baths
    Home size: 1,200 sq ft
    Lot size: 7,200 sqft
  7. 4 beds, 2 baths
    Home size: 1,700 sq ft
    Lot size: 6,891 sqft
  8. 4 beds, 4 baths
    Home size: 2,877 sq ft
    Lot size: 9,875 sqft
  9. 3 beds, 2 baths
    Home size: 2,033 sq ft
    Lot size: 8,102 sqft
  10. 3 beds, 3 baths
    Home size: 1,802 sq ft
    Lot size: 2,901 sqft

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

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

Art and Wine FestivalsArt and wine lovers, music enthusiasts, and foodies there’s a great season of festivals ahead in the Silicon Valley area!  Here’s a list of many of the nearby art, wine, food and street events which are sure to please!  Below please find there when, where and what for the 2015 season.   Enjoy the bountiful entertainment opportunities that await in Santa Clara County and close by. Remember, not all of these events are free entry, some are not family friendly, and parking can sometimes be tricky, so do your research and read up on the attached links before you visit!

May 16-17, Oxnard, California Strawberry Festival

May 24-25, San Ramon, the San Ramon Art & Wind Festival

May 29-31, San Jose, Japantown, 1st annual J-Town Film Fest

May 29-31, Foster City, 44th annual Arts & Wine Festival

June 5-6, San Jose, Downtown, the 8th annual SubZERO Festival

June 5-7, Menlo Park, 35th annual Nativity Carnival

June 6, Bonny Doon, 13th annual, Bonny Doon Art & Wine Festival (a benefit – must be 21 or older to attend, tickets online)

June 6-7, Sunnyvale, 41st annual Art & Wine Festival

June 17, Menlo Park, Summer Block Party

June 20, San Jose, Downtown, 34th annual Fountain Blues Festival

June 22, San Jose, Willow Glen, 18th annual Dancin’ on the Avenue

June 26-28, Oakland, 40th annual Montclair Fine Arts Sidewalk Festival

June 27, Oakland, Montclair Beer and Wine Celebration (an addition to the Montclair Fine Arts Sidewalk Festival)

Continue reading for more Silicon Valley and San Francisco Bay Area Art & Wine Festivals! Continue reading

Cupped Hardwood FloorsIn Almaden, Los Gatos, Monte Sereno, Saratoga and anywhere near hills in Silicon Valley, there are homes with cupped hardwood floors.  Cupping is when the sides of the plants curl upward a little.  If you view cupped floors in lighting at an angle, the “lines” between the pieces of wood are more prominent, as shown in the photo to the right. Should you walk across them barefoot, you will feel the elevated sides.  When it is severe, there are very distinct ridges.

What causes cupping?  It can be caused by installing hardwood that hasn’t cured or sat in the home for a few days first.  But often that’s not the issue.  Most of the time, it seems to result from water in the crawl space below. As the moisture evaporates, it moves up through the home and through the hardwood flooring.

This doesn’t happen everywhere, but is most common in hillside locations, places that are flat but have hills nearby (as water can travel underground and then pop up, potentially under your house), locations with high water tables (such as Willow Glen, many areas of Almaden such as Almaden Springs, or Los Gatos), or properties where the grading is wrong and water gets pulled toward the home instead of away from it. Although in many parts of the U.S. the soil is sandy and the water drains through, in most of Santa Clara County, we have expansive clay soils.  With clay it’s harder for the water to soak through, but also when the soil gets wet it, it expands and pushes on the foundation and anything else in its way.

Are your floors beginning to cup?  If so, it’s a red flag to pay attention and find the cause of the cupping before the damage is permanent, or much harder to fix.  Check your crawl space for dampness and efflorescence (this requires going all the way into the crawl space).  If you aren’t able or don’t want to go into the crawl, make sure to hire someone competant to evaluate the situation.  Having a damp crawl space is not good (and if you find it in summer after a 3 year drought you do have an issue!).  I would suggest getting an ASHI or CREIA certified home inspector to check it out and advise you on the cause of the cupping and what to do to remediate it.  It may be that a hardwood flooring professional would also address this very well – I cannot speak to that but it may also be worth considering.

  1. 5 beds, 6 baths
    Home size: 5,448 sq ft
    Lot size: 21,522 sqft
  2. 4 beds, 2 baths
    Home size: 1,796 sq ft
    Lot size: 14,618 sqft
  3. 5 beds, 4 baths
    Home size: 3,120 sq ft
    Lot size: 10,659 sqft
  4. 5 beds, 4 baths
    Home size: 3,028 sq ft
    Lot size: 14,043 sqft
  5. 4 beds, 3 baths
    Home size: 3,359 sq ft
    Lot size: 14,000 sqft
  6. 4 beds, 3 baths
    Home size: 2,219 sq ft
    Lot size: 3,384 sqft
  7. 4 beds, 2 baths
    Home size: 1,967 sq ft
    Lot size: 5,998 sqft
  8. 4 beds, 3 baths
    Home size: 2,035 sq ft
    Lot size: 3,240 sqft
  9. 4 beds, 2 baths
    Home size: 1,796 sq ft
    Lot size: 8,049 sqft
  10. 3 beds, 3 baths
    Home size: 2,199 sq ft
    Lot size: 5,880 sqft

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

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

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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
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