Campbell

Sketch of houseIt can be really challenging for people moving to Silicon Valley to get a sense of real estate prices, and perhaps more, to compare housing costs from one town or district to another.

One question I get a lot is this: what does it cost to buy a 4 bedroom, 2 bath house of about 2000 square feet?

So to answer this question, let’s see what houses like this are selling for (4 bed, 2 bath, appx 2000 SF or 185 square meters) and see how the cost looks in one Santa Clara Count y / Silicon Valley area versus another.

Today I compared several areas and cities using this criteria: single family homes of 1800 – 2200 SF, 3-5 bedrooms, 2-3 bathrooms, on lot sizes of 6000 SF to 10,000 SF. Normally I would chart this over the last 2 months, or 60 days, but because of the low inventory causing the sellers market I have expanded the search to the last 3 months, or 90 days, for a better range. As of this writing, Saratoga only had one sale over the last 90 days, so data for that segment may or may not be a good average.

Here’s how it shakes out in the “west valley areas” along the Highway 85 corridor, most of which are known to have good to great public schools. What areas are most affordable? One way of analyzing this is the “price per square foot” figure. Whenever I update the chart, I re-arrange the order of the cities from high to low based on the price per square foot, although there’s usually minimal movement.

To compare, here are the numbers from the this past January 26, 2017. There were fewer sales, so the search range was bumped up to 120 days instead of 90 days (and Los Altos was so low, it was individually searched at 180 days). You might notice price per square foot appears lower across the board in January compared to July. This is most likely because the market has heated up over spring and summer, which you can also see in the DOM.

Below are my results from the same search back in September 18, 2015. By comparison, you can tell that Santa Clara’s average Price has increased, pushing it above Almaden and Campbell.

How competitive is the market? Have a look at the DOM or “Days on Market” figure. All of these days on market are short, but they range from low to heart-skippingly fast.

In most cases, the priciest and most desirable places have either the best schools or shortest commute location or both (Palo Alto and Cupertino have both). Had I ranked these for school scores, you’d find that Cambrian is fairly high up and a good “bang for the buck” location – though not a super short commute for folks who work in Mountain View (though not so bad for people working in Cupertino).  Almaden, too, offers a good value for the quality of the schools, homes, and neighborhoods, though the commute is longer. None of these is especially close to North San Jose (where a major employer is Cisco).

It should also be noted that in some of the smaller communities with less on the market these numbers may not be as stable as others with more data – for instance, Los Altos only had four homes sold, the second lowest, matching this criteria within the 90 days of collected data, and therefore may not be as accurate as others, such as the Blossom Valley area of San Jose with the most data at 38 homes sold. For these smaller communities with less data, it is beneficial to look at them more closely – Saratoga, for instance, has 3 different high school districts which have an impact the real estate prices. This chart is really just a snapshot to give a general sense of the relative affordability of these markets to one another. 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

  • Allmaden Valley view from Nightfall Court
    Allmaden Valley view from Nightfall Court

Whether you call it the San Jose area, Santa Clara County, Silicon Valley, The South Bay, or even the old moniker of “The Valley of Heart’s Delight”, there is a lot to love about living here. I’ve put together a slideshow with a taste of the residential communities in and near San Jose, including Almaden, Willow Glen, Cambrian, Evergreen, Los Gatos, Saratoga, Monte Sereno, Campbell, Cupertino, Santa Clara and more. Sit back and enjoy the photos!

The 7th annual Egyptian Festival of San Jose is later this month, August 22nd and 23rd, in Campbell. It is hosted every year at the St. George and St. Joseph Coptic Orthodox Church. The church is also a great place for those who appreciate architecture, as it is the only church in Northern California which features Coptic architecture.

As with most festivals around the valley, food will be a key feature, and a delicious one! There will be food for carnivores, vegans, and sweet tooth-ed people alike. Entertainment is plentiful with live music and family friendly dance performances. There’s even a movie night! The evening on the 22nd, there will be a classic Egyptian film (English subtitled) shown under the stars. The Kids Zone will have carnival games, face painting, and henna. A Bazaar will sell Coptic goods, souvenirs, Egyptian clothing, and much more. A silent auction will also be held. The church will be open with presentations for those who are interested in learning about the rites and rituals in Coptic Christianity, living in Egypt, or take a class on Hymnology or Iconography, and those who would like to enjoy the architecture.

Less than a mile from the Los Gatos Creek Trail, why not bike over and get your fill of the fun at the Egyptian Festival.

For more information visit the festival’s website. You can also like them on Facebook to hear more about updates and events.

http://www.egyptianfestivalca.com/home/

https://www.facebook.com/egyptianfestivalca

  1. 3 beds, 2 baths
    Home size: 1,488 sq ft
    Lot size: 12,000 sqft
  2. 5 beds, 3 baths
    Home size: 1,742 sq ft
    Lot size: 7,078 sqft
  3. 0 beds, 0 bath
    Home size: 3,479 sq ft
    Lot size: 7,440 sqft
  4. 2 beds, 2 baths
    Home size: 922 sq ft
    Lot size: 1,960 sqft
  5. 3 beds, 2 baths
    Home size: 1,660 sq ft
  6. 2 beds, 2 baths
    Home size: 1,040 sq ft
  7. 2 beds, 2 baths
    Home size: 1,193 sq ft
    Lot size: 892 sqft
  8. 2 beds, 2 baths
    Home size: 1,094 sq ft
    Lot size: 283 sqft
  9. 2 beds, 2 baths
    Home size: 1,905 sq ft
  10. 2 beds, 2 baths
    Home size: 1,344 sq ft

See all Real estate in the city of San Jose.
(all data current as of 11/21/2017)

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

Cameo Park West - Leep Homes in Campbell with LG mailing addressThe Cameo Park West neighborhood is located close to where Los Gatos, Campbell, and Saratoga meet. It’s actually in the city of Campbell but has a Los Gatos mailing address. This is a tidy community bordered by Pollard Road, San Tomas Aquino Creek, the Highway 85 freeway, and Rolling Hills Middle School.

The 122 or so homes here were built in 1966 and 1967 by one of the better tract builders in the area, Leep Homes. Houses range from 1380 square feet to 2620 SF, and lot sizes run between 6000 SF and about 12,600 SF. A typical home might have around 1800 SF and be situated on an 8000 SF lot. The houses have thoughtful floor plans and the bedrooms and living areas are usually a good size.

Leep homes tend to have a fairly consistent layout – here are the 1 story home traits

  • most are single story homes
  • front porch with two bedrooms facing the front (sometimes one goes further into the front yard than the other)
  • formal entryway, often with double doors
  • step down living room straight ahead from the foyer (the rest of the house is all the same level)
  • fireplace located on side of living room closest to kitchen – it’s often a two way fireplace
  • kitchen (and sometimes also a family room) just behind the garage
  • laundry in the attached 2 car  garage but close to the kitchen, usually immediately next to the door from the garage to the kitchen
  • bedrooms are all down a hall in the opposite direction from the kitchen.  Just before the master bedroom suite there will be the hall bath (then inside the master suite, the owner’s bathroom and then bedroom)
  • the master bedroom faces the back yard, often leading to a patio shared between the kitchen (family room) and living room
  • central, forced air heat
  • hardwood floors
  • copper plumbing
  • no formal dining room (but plenty of space in the kitchen for eating)
  • sliding glass doors from the master bedroom, the living room and kitchen / family room

Below is a pan of one of the streets in Cameo Park West, taken in 2011.

Cameo Park West street in Campbell

 

Strengths and weaknesses of the Cameo Park West neighborhood

It’s very easy to list the strengths of this neighborhood: it’s very clean, well kept, had a good builder, convenient location (close to two schools and only a block or two or three to Safeway and nearby shops). Major shopping is within easy reach at Westgate, El Paseo and nearby (appx 7 minute drive). For those wishing to take Lawrence Expressway, it’s a breeze – just hop onto Quito and it becomes Lawrence, making a lot of commutes simpler, easier and faster. For Los Gatos, this location is closer to places like Apple, Google, and other high tech centers (as compared to downtown Los Gatos or east LG).

The elementary school is Marshall Lane, the middle is Rolling Hills and the high is Westmont. Both the elementary and middle enjoy API scores of over 900 and Westmont has a very respectable score that’s more than 800.

The negatives do not impact everyone, but that said, they do exist. At one end of the neighborhood, there’s super close proximity to highway 85, to the train tracks and to the high voltage power lines and towers. Those are never a plus.

Many homes along Elwood back up to Rolling Hills Middle School. Is that a negative or a positive? That really depends on your point of view, and some would prefer to back to a school yard than to another house. But most buyers would prefer another home.

What do homes cost in the Cameo Park West area?

Like most of the 95032 zip code, it’s unlikely to find a house for close to $1 million there today (it was possible during the recession). To be able to purchase one of these homes, be prepared to pay between $1.2 million and $1.4 million in most cases. Some homes sell for over $1.6 million! Of course, it could always be less or more depending on exact location, size and condition of home, plus the marketing situation (is it easy to see, is it clean and without bad odors, has it been fairly updated etc.).

  1. 3 beds, 2 baths
    Home size: 1,575 sq ft
    Lot size: 7,000 sqft
  2. 5 beds, 3 baths
    Home size: 2,176 sq ft
    Lot size: 7,840 sqft
  3. 5 beds, 3 baths
    Home size: 2,554 sq ft
    Lot size: 6,564 sqft
  4. 4 beds, 3 baths
    Home size: 2,169 sq ft
    Lot size: 6,181 sqft
  5. 3 beds, 2 baths
    Home size: 1,512 sq ft
    Lot size: 5,998 sqft
  6. 3 beds, 2 baths
    Home size: 1,244 sq ft
    Lot size: 6,298 sqft
  7. 4 beds, 2 baths
    Home size: 1,512 sq ft
    Lot size: 5,972 sqft
  8. 5 beds, 3 baths
    Home size: 2,077 sq ft
    Lot size: 9,600 sqft
  9. 6 beds, 6 baths
    Home size: 4,868 sq ft
    Lot size: 13,590 sqft

See all Real estate in the city of Campbell.
(all data current as of 11/21/2017)

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

Silicon Valley housing is among the most expensive not just in the U.S., but in the world.  Areas with better schools are more costly still.  So what happens when we see a big increase in a highly paid industry concentrate its efforts in a small corridor?

What is happening with hospitals along the Los Gatos border?

First, let’s have a look at what we see taking place with hospitals and related facilities along the northern end of Los Gatos and into San Jose and Campbell.

Good Samaritan Hospital (in San Jose 95124 along the Los Gatos border) and El Camino Hospital of Los Gatos (“Los Gatos Community Hospital” before 2008) are just about one and a half miles apart as the bird flies, and there’s been a tremendous influx of new medical facilities between them – especially near Good Sam.  Perhaps the most notable is the Stanford Hospital Cancer Center, which can be seen from Highway 85.  A drive through Cambrian, Campbell, or Los Gatos in this west valley area and you’ll also find signs of the Palo Alto Medical Foundation, Kaiser Hospital medical offices and other more remote entities with a local presence.  This is smart business on their part and can eliminate fighting commute traffic for patients.

But what is it doing, and more to the point, what will it do to our already sky-high housing prices?

This morning I mapped out the local hospitals and a few of the medical centers and offices (link goes to maps on google for this search).  Here’s roughly what the simplified concentration looks like today:

Los Gatos, Campbell, and Cambrian border medical concentrations

These are just my casual observations and of course there are many other medical office areas not shown – but they are the areas which appear to me to be the most densely populated with cancer treatment centers, physical theraphy sites, surgical centers, rehab facilities, doctors’ practices, etc.

Because many of the adjoining areas are zoned as residential, it’s unlikely that neighborhoods full of homes would suddenly become a doctor’s office, pharmacy, or medical supply stores. Continue reading

Five years ago I wrote my first post about what you can buy for $1,000,000 in Silicon Valley. This is still a significant question for first time buyers in the area and those wishing to relocate to the Valley, so it’s time for a refresher. Here we will take a new look at some statistical averages for homes that sold between $900,000 and $1,000,000 within the last 90 days, comparing various towns, cities, and neighborhoods. There are two charts, one for single family homes and a second for condos and townhomes. There were some places we looked at that had nothing for sale within our pricing – these are listed below the charts with explanations.

For those of you who are curious the post from 2010 is left at the bottom, and we were in a buyers market at the time – very different from the prolonged sellers market we are experiencing now.

To start off with, here is the chart for single family homes:

Single Family Homes for $1 Million
Mountain View
1,079 SqFt
$931.67/SqFt
5,432 SqFt Lot
Age 62
Sunnyvale
1,259 SqFt
$780.20/SqFt
6,054 SqFt Lot
Age 66
Los Gatos
1,647 SqFt
$664.98/SqFt
8,188 SqFt Lot
Age 74
Los Gatos Mountains
2,013 SqFt
$494.50/SqFt
140,266 SqFt Lot
Age 53
Evergreen,
San Jose
2,113 SqFt
$460.43/SqFt
6,828 SqFt Lot
Age 26
Santa Clara
1,429 SqFt
$689.81/SqFt
5,337 SqFt Lot
Age 54
Almaden,
San Jose
1,932 SqFt
$497.88/SqFt
6177 SqFt Lot
Age 43
Willow Glen,
San Jose
1,518 SqFt
$663.86/SqFt
6,414 SqFt Lot
Age 58
Cambrian,
San Jose
1,431 SqFt
$679.98/SqFt
6,754 SqFt Lot
Age 56
Blossom Valley,
San Jose
2,351 SqFt
$406.46/SqFt
6,473 SqFt Lot
Age 28

 

We also searched in Saratoga where there were no homes listed as sold within our criteria. Saratoga is a highly desirable area with most of the homes selling closer to the $2 million marker. For more on the current Saratoga market, check out our market analysis page for monthly updates. Cupertino also returned with no results.

Now on to townhomes and condos:

Condos & Townhomes for $1 Million
Mountain View
1,146 SqFt
$821.26/SqFt
1,865 SqFt Lot
Age 26
Sunnyvale
1,745 SqFt
$552.64/SqFt
1,335 SqFt Lot
Age 13
Los Gatos
1,696 SqFt
$576.40/SqFt
1,747 SqFt Lot
Age 42
Evergreen,
San Jose
2,016 SqFt
$468.01/SqFt
1,742 SqFt Lot
Age 16
Santa Clara
1,790 SqFt
$539.11/SqFt
1,874 SqFt Lot
Age 11
Cupertino
1,099 SqFt
$862.03/SqFt
2,251 SqFt Lot
Age 34
Willow Glen,
San Jose
1,954 SqFt
$486.69/SqFt
1,742 SqFt Lot
Age 40
Cambrian,
San Jose
1,535 SqFt
$605.86/SqFt
1,562 SqFt Lot
Age 8
For various reasons there were a number of areas that did not list results for our search criteria. Saratoga, again, does not make the cut most likely for having a higher price point in general. The Los Gatos Mountains are another area not listed, but that is simply because there are no condos or townhouses in that area. Almaden and Blossom Valley, both neighborhoods in San Jose also came back with zero results.
If you found this post helpful or would like more information on a specific area’s market, look through our market reports, many updated monthly, or contact me.

Now, the original post from September 21, 2010:

You’ve heard that prices are a little high in Silicon Valley.  Even with the recession and the “rollback”, this is still true.  So what can you buy for $1 million here?

In Santa Clara County (which is most of “Silicon Valley”), in the last 3 months there were about 50 -75 homes that sold very close to $1 million.  They were spread throughout the county.  Here’s a snapshot of what a million dollar home in Silicon Valley looks like.

(Reminder: these are 2010 figures)

Santa Clara County:

Home square footage= 2115
Lot square footage = 10,535
Average price per square foot = $531
Average age = 43 years

San Jose as a whole:

Home square footage = 2560
Lot square footage = 8343
Av price per SF = $409
Average age = 37

Los Gatos:Home square footage= 1810
Lot square footage = 8866
Average price per square foot = $580
Average age = 57 years
Saratoga:Home square footage= 2055
Lot square footage = 10964
Average price per square foot = $483
Average age = 53 years
Campbell:

Home square footage= 2454
Lot square footage = 10,468
Average price per square foot = $418
Average age = 33 years

Palo Alto:

Home square footage= 1278
Lot square footage = 6428
Average price per square foot = $816
Average age = 60 years

Depending on where you live, you can get more or less for your money.  In some areas, a million dollar price tag will get you a townhouse rather than a house, too. In some areas, it’s a luxury home, but in many it’s simply a nice, middle-class home.

  1. 3 beds, 2 baths
    Home size: 1,488 sq ft
    Lot size: 12,000 sqft
  2. 5 beds, 3 baths
    Home size: 1,742 sq ft
    Lot size: 7,078 sqft
  3. 4 beds, 3 baths
    Home size: 2,102 sq ft
    Lot size: 6,638 sqft
  4. 0 beds, 0 bath
    Home size: 3,479 sq ft
    Lot size: 7,440 sqft
  5. 3 beds, 2 baths
    Home size: 1,575 sq ft
    Lot size: 7,000 sqft
  6. 3 beds, 2 baths
    Home size: 1,146 sq ft
    Lot size: 5,998 sqft
  7. 2 beds, 2 baths
    Home size: 1,105 sq ft
    Lot size: 1,999 sqft
  8. 4 beds, 2 baths
    Home size: 1,528 sq ft
    Lot size: 5,501 sqft
  9. 2 beds, 2 baths
    Home size: 1,094 sq ft
    Lot size: 283 sqft
  10. 2 beds, 2 baths
    Home size: 1,905 sq ft
  11. 3 beds, 2 baths
    Home size: 1,436 sq ft
    Lot size: 6,708 sqft
  12. 5 beds, 3 baths
    Home size: 2,958 sq ft
    Lot size: 8,799 sqft
  13. 5 beds, 4 baths
    Home size: 2,224 sq ft
    Lot size: 4,212 sqft
  14. 4 beds, 4 baths
    Home size: 2,440 sq ft
    Lot size: 2,378 sqft
  15. 3 beds, 1 bath
    Home size: 1,284 sq ft
    Lot size: 4,621 sqft
  16. 5 beds, 3 baths
    Home size: 2,590 sq ft
    Lot size: 7,000 sqft
  17. 2 beds, 1 bath
    Home size: 1,365 sq ft
    Lot size: 9,178 sqft
  18. 0 beds, 0 bath
    Home size: 1,628 sq ft
    Lot size: 8,023 sqft
  19. 4 beds, 3 baths
    Home size: 1,990 sq ft
    Lot size: 7,949 sqft
  20. 3 beds, 2 baths
    Home size: 1,501 sq ft
    Lot size: 5,998 sqft

See all Real estate matching your search.
(all data current as of 11/21/2017)

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

Here’s a Campbell house which is always in the spirit of Halloween. If it has a name, as homes in Carmel always do, it should be called the  “skull and crossbones house“.

What do you think?  Is this good decor for a home year round?  (And it’s not even Halloween and this isn’t even my haunted real estate blog  since we’re talking decor, not spooks.)

  1. 3 beds, 2 baths
    Home size: 1,575 sq ft
    Lot size: 7,000 sqft
  2. 5 beds, 3 baths
    Home size: 2,176 sq ft
    Lot size: 7,840 sqft
  3. 5 beds, 3 baths
    Home size: 2,554 sq ft
    Lot size: 6,564 sqft
  4. 4 beds, 3 baths
    Home size: 2,169 sq ft
    Lot size: 6,181 sqft
  5. 3 beds, 2 baths
    Home size: 1,512 sq ft
    Lot size: 5,998 sqft
  6. 3 beds, 2 baths
    Home size: 1,244 sq ft
    Lot size: 6,298 sqft
  7. 3 beds, 3 baths
    Home size: 1,501 sq ft
    Lot size: 1,454 sqft
  8. 1 bed, 1 bath
    Home size: 704 sq ft
    Lot size: 705 sqft
  9. 3 beds, 2 baths
    Home size: 1,200 sq ft
  10. 3 beds, 2 baths
    Home size: 1,176 sq ft
    Lot size: 1,036 sqft

See all Real estate in the city of Campbell.
(all data current as of 11/21/2017)

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

Appreciation by west valley zip code for July median sale priceHome values in Silicon Valley have been rising over the last few years, and in some segments the appreciation has been incredibly steep.  This happens when a big influx of home buyers want to purchase but the supply of real estate inventory is too limited for the demand.  This is happening in the most popular areas especially: those with either short commutes, great schools, a vibrant downtown, or some combination of these three.

Today I wanted to look at the median sale price of houses which closed escrow in July 2014 and the preceding few years for the same month only in a handful of zip codes in San Jose and Los Gatos along the west valley areas.  Considered for this study are 95070 – Saratoga, 95030 7 95032 – Los Gatos & Monte Sereno, 95008 – Campbell, 95124 – Cambrian area of San Jose, and 95120 – Almaden Valley area of San Jose.  The only month plotted is July for each year.

When charted, it appears that most of these west valley areas are appreciating somewhat steadily, though 95032 came down in the month of July 2014 as opposed to 2013 (one month does not make a trend, and please remember that ONLY July for each year was considered here).  At the other end of the spectrum is Campbell, 95008, which has been immensely popular in recent years.

Next let’s take a look at the numbers themselves for July in the years 2010 – 2014.

Median sale price for west valley zip codes

Continue reading

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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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Santa Clara County,
San Mateo County, and
Santa Cruz County.
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Special focus on:
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Saratoga, Campbell,
Almaden Valley,
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