Cinnabar winery sign (Big Basin Way, Saratoga)

In many communities such as Saratoga, Los Gatos, Los Altos, Willow Glen, Campbell and Palo Alto, there is a high premium placed on homes which are close to the downtown area.  Many real estate agents advertise these as “walk to town” but the idea is simple: it’s nearby, you can stroll, skate, ride or bike, wheel yourself and forget the car.

Downtown Saratoga, also called Saratoga Village, welcomes residents and visitors to a charming, scenic area with fabulous shops, spas, wine tasting venues, restaurants and more.  This part of the city boasts top scoring schools as well as lovely older and historic buildings and a gorgeous park alongside Saratoga Creek. Whether you spend an afternoon or a lifetime in Saratoga, this part of town will call you back again and again!

What do you need to know about buying a house, townhouse or condo in downtown Saratoga?

There are a few points which you are well served to know when purchasing residential real estate in this upscale community. We’ll touch on a few of them here: historic homes, traffic & noise, natural hazards, parking, and special issues with condos, townhouses and PUDs (planned unit developments).

First, this downtown Saratoga Village zone is historic; while not every property is deemed historic, many are and that means that there will be restrictions on remodeling and expansion of single family homes or houses. For instance, original glass in windows may need to remain if you’ve got a Victorian house dating from the 1890s, and expansions may need to be off the back of the home so that the facade keeps its initial look and feel (just examples).  This can be frustrating if you buy a luxury home that “needs work” and you are surprised later. If the house was built before 1950 or so, double check the rules!

Second, traffic and noise can be an issue and vary from day to day as well as from one time of day to another; there are a variety of traffic related concerns.  Big Basin Way is an alternate route to Highway 17 for access to Skyline Boulevard and the coast.  Cars and motorcycles may be thick on Saratoga Avenue, Saratoga-Sunnyvale Road and Saratoga-Los Gatos Road when the weather is good.  Motorcycles can be especially loud when large groups go on a road trip together!  Of course there will be extra cars when a concert is featured at The Mountain Winery (off Big Basin Way) or Montalvo (off Saratoga-Los Gatos Road).  If you have a serene view property it might surprise you how much motorcycle noise can carry – so be sure to visit the property on a warm weekend afternoon or two to check it out.

Additionally, because Big Basin is an alternate route to Highway 17, it can also get a lot of traffic if there’s a problem on 17 in winter due to weather such as with downed trees, mudslides, car accidents with severe backups, etc. So when weather is good and when weather is bad, Big Basin and nearby roads can get very congested and move slowly.

Commuters who live in the mountains as well as others choke Saratoga Avenue at rush hour.  This is slowed further by having to pass two schools (Sacred Heart and St. Andrews) before getting to Highway 85.  Saratoga Avenue has just one lane in each direction through the historic zone, but after the freeway it’s much better.  (Saratoga-Sunnyvale isn’t bad as there are 2 lanes but remember to slow down at Saratoga High – the road is wide so the temptation is to go too fast.)

Natural hazards:  Depending on the location of the home in relation to the village, you could be in a wildland fire zone, in an unstable soils zone, a seismic zone or other “natural hazard” areas.  Also, if you are closer in to the hills or near a creek (and there are 2 in downtown Saratoga), there will of course be an increased contact with wild life, such as deer – but potentially also mountain lions, bobcats, racoons, possum, skunks, etc.  Most people love seeing the deer but others find it upsetting that their beloved garden is viewed as a buffet!

Finally, as with many downtown areas, parking can be a little tricky at times.  Valet parking can be a big help but no matter what, do pay attention to how long you’re in a spot and what the limit is – it can be expensive if you forget!

Are there special issues with Condos, Townhomes or PUDs in downtown Saratoga, CA?

In some cases, yes, PUDs, condominiums and townhouse communities may have special issues due to any of the items listed above.  In 2010 I had a great listing at Saratoga Oaks, a lovely and luxurious townhouse resort community.  Because of their proximity to the hills, the home owner’s association had earthquake insurance and that was quite costly.  The HOA dues covered not just the multiple pools, tennis courts, pool house, roads etc. but also fairly expensive blanket and earthquake  insurance as well. (That listing of mine on Placida Court is sold and closed but you can check the photos out here to get an idea of the area.)

A problem throughout Silicon Valley is condo, PUD and townhouse home owners defaulting on their monthly dues (and any special assessments).  Whenever you purchase one of these types of homes it is very important to know how financially sound the community is.  If there are many defaults, it is possible that the reserve account will run too low, resulting in either deferred maintenance, raised dues or special assessments  for those who are paying.  (With a short sale, some of the owed monies may be forgiven, and with a foreclosure there may be no recouping of debts owed at all.)

There are very few distressed sales in Saratoga, relative to the rest of Silicon Valley, so this risk should be lower in downtown Saratoga or anywhere in that city, but do check the situation out so that yo aren’t later handed a big bill to pay!  Here are a couple of related articles that you might find helpful:

Why are those Silicon Valley HOA dues so high?

Does your HOA have enough in reserves?

Want to learn more about living in this piece of paradise?  Browse listings below – no need to register, just have a look!  And if you want to buy or sell real estate in Saratoga, please contact me.  I grew up there (graduate of Saratoga HS), I sell there, and I’m happy to assist you in making it your home!

Find a home for sale in Saratoga, CA (all of Saratoga, not just downtown):

Saratoga California condominiums or condos for sale

Showing properties 1 - 3 of 3. See more city of Saratoga real estate.
(all data current as of 2/10/2012)

1. $625,000 : 14660 Big Basin Wy #C, Saratoga
   
   3 beds, 2 full baths

   Home size: 1,408 sq ft

   Lot size: 1,496 sq ft
   
2. $585,000 : 14654 Big Basin Wy #A, Saratoga
   
   2 beds, 2 full baths

   Home size: 1,276 sq ft

   Lot size: 1,276 sq ft
   
3. $439,999 : 20800 4th St #10, Saratoga
   
   2 beds, 1 full bath

   Home size: 876 sq ft

   Lot size: 871 sq ft
   

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

Saratoga California townhouses or townhomes for sale

Showing properties 1 - 4 of 4. See more city of Saratoga real estate.
(all data current as of 2/10/2012)

1. $574,950 : 19714 Vineyard Ln, Saratoga
   
   2 beds, 2 full, 1 part baths

   Home size: 1,511 sq ft

   Lot size: 2,000 sq ft
   
2. $525,000 : 19415 Vineyard Ln, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,612 sq ft

   Lot size: 968 sq ft
   
3. $775,000 : 12630 Biarritz Ln, Saratoga
   
   3 beds, 3 full baths

   Home size: 1,991 sq ft

   Lot size: 3,192 sq ft
   
4. $948,000 : 14679 Springer Av, Saratoga
   
   2 beds, 2 full, 1 part baths

   Home size: 2,163 sq ft

   Lot size: 1,377 sq ft
   

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

Saratoga CA houses for sale – single family homes for sale in Saratoga California

Showing properties 1 - 5 of 61. See more city of Saratoga real estate.
(all data current as of 2/10/2012)

1. $798,000 : 14403 Oka Ln, Saratoga
   
   3 beds, 1 full bath

   Home size: 1,273 sq ft

   Lot size: 11,000 sq ft
   
2. $825,000 : 18253 Swarthmore Dr, Saratoga
   
   3 beds, 2 full baths

   Home size: 1,400 sq ft

   Lot size: 8,260 sq ft
   
3. $850,000 : 14656 6th St, Saratoga
   
   1 bed, 1 full bath

   Home size: 592 sq ft

   Lot size: 4,500 sq ft
   
4. $869,950 : 19061 Dagmar Dr, Saratoga
   
   3 beds, 1 full bath

   Home size: 918 sq ft

   Lot size: 8,424 sq ft
   
5. $890,000 : 14451 Oak Pl, Saratoga
   
   2 beds, 2 full baths

   Home size: 913 sq ft

   Lot size: 8,925 sq ft
   

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

Perhaps one of the most important concepts that Silicon Valley home buyers need to appreciate is that someday, they’re going to be Silicon Valley home sellers.

It is true that there’s no such thing as a “perfect house” anywhere in Silicon Valley. No matter what your budget, there is always a change you might want in any home. (Often buyers want about 20% more than their budget allows, in my experience. This is equally true of first time homebuyers as it is for move up or even luxury home buyers.)

So it comes down to which compromises you’re willing to make. There will always be compromises – but which ones are acceptable, and which ones aren’t?

It is extremely helpful if you can prioritize, in order, what you must have or strongly prefer to have, in your next home. Sometimes couples have some, but not all, of the same preferences, wants and needs. Where they get into trouble in homebuying is when they have different priorities. In fact, that can make it almost impossible to buy a home and have everyone happy at the end.

I would like to suggest that one of your top priorities ought to be “resale value” and “resale ability”. Some may object, “I am never going to sell this home!” but in truth, we don’t know the future. If you buy a home with a problem that makes it hard to sell generally, and you get stuck having to sell it in a bad market, it will be brutal and possibly even risky if you later are selling due to any financial hardship.

What kinds of things should you consider as factoring into resale value later?

The biggest challenges anywhere in the San Jose, Los Gatos or Saratoga area are the things you cannot change. For the most part, anything inside of your home can be upgraded, fixed, or remodeled. But you can’t improve the neighborhood, the land the home’s sitting on, or issues beyond your own property line.

Some “big issues” along these lines include:

• high voltage power lines
• train tracks
• freeway walls
• busy roads
• commercial properties too close
• airport too close
• traffic cutting through your street (for schools, freeway access etc.)
• having lesser quality homes nearby (apartments or neglected homes)
• blighted homes, neighbors who do not keep up their yards
• too many cars or other vehicles on the street
• loud neighbors
• an earthquake fault
• being in a flood plain that requires flood insurance
• other natural or environmental hazards such as asbestos, radon, and mercury

For the most part, there is absolutely nothing you can do about any of these problems. If you purchase a home with one of these issues, realize that when you sell your home, the impact may be the same or may be worse.

If you begin with the end in mind, that is, buy with selling in mind, you will purchase a home that will enjoy a better chance of selling in any market.

Want to improve your possible resale value when you purchase a Santa Clara County house or condo? Buy a home that has the potential of appealling to the largest possible audience. Begin with the end in mind. Some of the homes that have the most difficulty selling in every market appeal only to a small pool of buyers. For current homeowners who want to sell, the advice is the same: get your home into shape so that it appeals to the largest group of potential buyers.

We’ll discuss “what buyers want” in a future post soon so that sellers can get their home into the best possible condition for resale value.

The Alta Vista neighborhood, which sits along the border of Los Gatos and the Cambrian Park district of San Jose, is very highly sought after and valued for many, many reasons. Real estate prices vary depending upon the precise location within the neighborhood as well as the size and condition of the home.

Why is this area so popular?  Most of the streets close to Alta Vista School are beautifully tree-lined, and from virtually everywhere in the neighborhood, you are close to Blossom Hill (that’s the name of the hill, not just the name of the road!).  Homes are well kept, streets are wide enough, and except when there’s a school function, there really aren’t too many cars on the street. It is very scenic, pleasant and uncrowded feeling.  Although you’re in the city or town, you feel close to the country there.

Additionally, many homebuyers select this area because the school scores are high and because it’s easy to get to the elementary and middle schools without crossing any major streets: that is a big plus!  It is also a quick drive to highway 85, just a couple of miles to the Los Gatos shopping areas (at Los Gatos Blvd and Blossom Hill Road) or to Vasona Lake County Park.  For many, it’s a way to be close to Los Gatos while paying less expensive San Jose prices.

Prior to being developed for housing, this spot at the base of Blossom Hill was once blanketed in orchards and was scenic enough that it was part of the “blossom tours” that used to take place at the height of the flowering.  Hence, one large section of this neighborhood has street names that begin with “blossom”.

Where is the Alta Vista neighborhood? What are the landmarks?

The neighborhood considered to be “Alta Vista” has three strong borders and one vague one. The three well defined edges are Blossom Hill Road, Union Avenue, and Los Gatos Almaden Road. The fourth boundary is approximately the edge of Ross Creek, which runs behind Westchester Drive, but perhaps some would argue that it goes a little further.

View Alta Vista Area of Cambrian & Los Gatos in a larger map

There are several landmarks in the neighorhood:

• Alta Vista School
• Union Middle School
• The Downing Shopping Center (at the corner of Union & LG ALmaden)
• Blossom Hill and the coastal foothills
• The high voltage power lines (runs behind Blossom Valley Drive)
• Ross Creek (behind Westchester)
• Three major roads: Blossom Hill Road, Union Avenue, and Los Gatos Almaden Road

The terrain of the neighborhood runs from hilly (only a few homes close to Blossom Hill Road have much of a slope or a view) to flat, with most of the properties being fairly or completely level.

San Jose and Los Gatos have a very strange boundary line in this area, and it is very confusing to folks who visit for the first time.  If you were to drive along Blossom Valley Drive, for instance, at the intersection with Westchester you’d be in Los Gatos, then heading south east you’d be in San Jose, and by the time you get to Pinehurst you’re back in Los Gatos again.  The house numbers jump and you move in and out of Cambrian Park: a home with 3 digits is in Los Gatos but one with a 4 digit address is San Jose.  When it goes back and forth, it’s very confusing. The neighborhood has something like a peninsula of San Jose poking into a sea of Los Gatos – perhaps because the builder could put more homes on San Jose lots, which could be smaller? That would be my guess.

What kind of homes are found in the Alta Vista Neighborhood? What does it cost to live there?

There are a few larger homes on much bigger parcels along Nimrick Lane but most of the homes are ranch style, ranging from about 1100 square feet on the small side to perhaps 2500 on the large side, with most houses under 2000 SF.  There are a few multi-family units along Pinehurst, but by and large the area has single family homes.  Parcels run, generally, between 6000 SF and 8000 SF – with exceptions.  There are a few larger lots closer to Blossom Hill Road and toward Los Gatos along and near Lu Ray Drive, Camino del Cerro etc.

The “blossom” streets (Blossom Dale, Blossom Tree, Blossom Vista, Blossom Crest etc.) were Garcia-built tract homes (Garcia homes are found in many parts of San Jose, including along the “King” streets near Good Samaritan Hospital).  Most of those properties are in San Jose, 95124.  Part of the same tract, though, is in Los Gatos 95032: homes along the southern part of Pinehurst, Danville, Blossom Villa and parts of Blossom Valley. They’re solidly built homes.

The other side of the power lines was built by a several builders.  There are some tract homes with shared floorplans, but many of the homes there (Baron, Kunkel, Keene, etc.) are semi-custom homes.

Behind the school and closer to downtown Los Gatos, homes and lots are larger, the addresses are Los Gatos and there were a few builders involved.  These are, of course, more expensive than much smaller homes on  smaller lots with a San Jose address.

Home prices can range from the $600′s to well past one and a half million dollars, “depending”. Estimating what a home might be worth can be tricky because there are a number of variables, from which city the property is located in (can make a 3-5% difference, sometimes more or less), whether or not there’s a view, the home & lot size, the proximity of the power lines, whether or not the property is on the Shannon Fault, how close it is to the schools, and the improvements made or deferred.

Would you like to see Alta Vista homes for sale?  Click on the link below for an interactive map of homes for sale in the Alta Vista neighborhood. Note, there aren’t many! This is a “low turnover” neighborhood!

What are the “issues”, if any, in the Alta Vista area?

There aren’t many, but here are the biggest areas of concern:

1. The Shannon Earthquake Fault cuts through part of this area, so a few homes may be sitting directly on this fault (which I believe is considered “minor”, but check it out with a geologist)
2. The high voltage power lines cut through the middle of the neighborhood. Homes that are immediately adjacent to them, especially to the power towers, will have a harder time selling and will sell for less than a similar home further away. Those who own the homes, though, are often happy at the extra open space. Many have had P, G & E test the area and found that the EMFs emitted are stronger in front of their microwave than in their front or back yards…but do check out this issue thoroughly yourself if you decide to buy in that location.
3. The proximity of the beautiful hill means that water is going to be more of an issue with the clay soils that we have here.  Too many homeowners, in this neighborhood and throughout Silicon Valley, do not divert water away from their homes (even neglecting downspout extenders, which are very cheap and extremely important).  This translates into potential drainage and foundation issues, and the closer you are to the hill, the more crucial an issue this can become.  Ignore the water and the foundation will probably crack, your home will get out of level to an unacceptable amount, and the repairs will be costly.

How is the Alta Vista real estate market? It is part Cambrian Park real estate market, part Los Gatos so it’s a good idea to keep an eye on both markets in the Union School District area.
I have had the pleasure of selling a number of homes in the Alta Vista area over the years (since 1993), both in this immediate area as well as on streets that “belong” to Alta Vista such as Heather Drive, Rosswood Drive, Bel Estos, Kensington, and many more. Whether you are buying or selling a home in or near Alta Vista, please give me a call. I would welcome the chance to talk with you about working together to meet your real estate goals in this beautiful neighborhood.

Please also check out posts on Cambrian Gardens neighborhood (half goes to Alta Vista, half to Carlton) and also post on my listing at 5114 Nerissa Way, San Jose (affordable home in Alta Vista’s attendance area)