real estate market

How’s the Cupertino real estate market?

Cupertino - view from Ridge Vineyards

Cupertino – view from Ridge Vineyards

The real estate market in Silicon Valley can sometimes be a little quirky, so I like to approach this question from a few angles. In this article I’ll make use of  my charts from Altos Research, which uses listing data (not solds) and is automatically updated every week and also monthly reports from my RE Report subscription. Also I’ll periodically update it with info from the MLS that I have crunched myself or anecdotal stories from those of us “in the trenches.” The article is a bit long but I think much more comprehensive giving the multiple methods of answering the question of how the Cupertino real estate market is faring.

Cupertino median list price of houses by price quartile

Often the real estate market in any given city is very different between the most expensive homes and the most affordable ones. While many Cupertino home buyers are looking for a short commute, great public schools or strong resale value, some seek a luxury property with a view in the Cupertino hills (either off of Montevina Road by Ridge Vineyards or in other lower foothills).
Real Estate Market Chart by Altos Research www.altosresearch.com

The last few months have had some ups and downs in pricing, but most segments of the Cupertino real estate market have seen an overall uptick since last year. The luxury market in Cupertino had some calming over summer, but is back on the rise again. Going strong, though, are the median pricing tiers. What if we look back more than a year? Combining the quartiles, it seems that there’s been more up than down.

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

Continue reading

The Blossom Valley area of San Jose is on the south end of the city and covers the 95123 and 95136 zip codes. For our MLS, it’s “area 12.” A more affordable section of Silicon Valley, Blossom Valley has much to offer in addition to more reasonable housing prices. Many areas enjoy views of the Santa Teresa Foothills or the Communications Hill knolls or even the coastal foothills in the distance, as with the photo below. One corner of it sits alongside beautiful Almaden Lake, too. One corner is located at the crossroads of Highways 85 and 87, making it an easy commute destination for those working in downtown San Jose. And there’s an abundance of shopping opportunities.

Blossom Valley from the Church on the Hill

Much more could be written, but let’s now instead turn to the real estate market there.

First, “live,” automatically updating Altos Charts for San Jose 95123 and 95136 and single family homes (houses and duet homes). These use list prices, not sales prices.

The median list price of both 95123 and 95136, all prices, single family homes (houses and duet homes, if there are any).

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

Next, the median list price for just the San Jose 95123 area of Blossom Valley, and separated by price quartile:

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

And next, the median list price of just San Jose 95136 by price quartile:

Continue reading

The Santa Clara County real estate statistics for Single Family Homes

 Read the full report for houses and duet homes in Santa Clara County here 

(NEW! You can also access the stats for San Mateo and Santa Cruz Counties from here!)

Prices are up month over month and year over year after some slight cooling earlier this month. Inventory is up from a year ago but not enough to catch up with the deficit.

 

Santa Clara County Stats At A Glance for sales closed in November 2016

Year-Over-Year

  • Median home prices increased by 5.2% year-over-year to $1,010,000 from $960,500.
  • The average home sales price rose by 7.1% year-over-year to $1,297,260 from $1,211,630.
  • Home sales rose by 21.1% year-over-year to 850 from 702.
  • Active listings fell 22.1% year-over-year to 1,531 from 1,965.
  • Sales price vs. list price ratio fell by 0.9% year-over-year to 101.6% from 102.5%.
  • The average days on market rose by 9.2% year-over-year to 31 from 28.

Compared To Last Month

  • Median home prices slipped by 3.8% to $1,010,000 from $1,050,000.
  • The average home sales price rose by 1.0% to $1,297,260 from $1,283,920.
  • Home sales down by 6.2% to 850 from 906.
  • Active listings dropped 23.1% to 1,531 from 1,991.
  • Sales price vs. list price ratio dropped by 0.2% to 101.6% from 101.8%.
  • The average days on market dropped by 1.4% to 31 from 31.

 

Continue reading

The cooling Silicon Valley real estate market is less of a question and more of an acknowledged fact (we wondered about it in June, we are sure now). If so, how can you tell? We need to begin by talking about “the market”.

First, Silicon Valley doesn’t have ONE market. The real estate market in Palo Alto or Cupertino is going to be very different from the realty market in Los Gatos, or the various parts of San Jose, such as Almaden, Willow Glen, Cambrian, or Blossom Valley. Ditto that with price points. It’s a very different “market” for entry level houses than for luxury homes.

But if we’re going to speak in broad, sweeping terms about cooling trends, what do we SEE? What do we HEAR? What’s happening with offers and open houses? These are the ways we measure the real estate climate. Often we in the industry hear the anecdotal evidence long before it’s reported in the paper. If we hear one Realtor friend after the next report quiet open houses, or few or no offers, we know there’s a climate change afoot.

I will tell you that I am hearing these things, which hint to a softer market for home buyers:

  • Houses taking longer to sell in much of Silicon Valley / Santa Clara County
  • Homes selling with fewer offers than 6 or 12 months ago
  • Contingencies for loan, appraisal and inspection becoming more common
  • More price reductions being necessary for than a few months ago
  • Fewer ALL CASH offers
  • Sale price to list price coming down a little

All of these suggest a mellowing of the housing market. Do the numbers line up?

The cooling Silicon Valley real estate market: seasonal fluctuations…

Historically, we do know that the busiest time for home sales is usually February – April. Some years it’s shorter or longer. (One particularly bad year, we had exactly 3 good weeks for selling in March and nothing more.) But what do the numbers tell us?

If we view the sale price to list price ratio, we expect there to be “seasonal fluctuations”. We don’t expect a hot seller’s market in December. Therefore, what’s often most helpful is comparing the same statistics year over year. Let’s do that.  The image below provides the sale price to list price ratio for houses sold in Santa Clara County from Jan 1 2012 through Aug  24, 2016 (the day I grabbed this data). This was taken from the MLSListings.com site for agents (the private MLS).

I love this kind of presentation because it’s so easy to see both month over month and year over year statistics. Take a look at August (so far) for this year compared to the prior months in 2016.  At 101.5% that seems like a fantastic ratio (they would go nuts for this in most of the U.S.). Now compare it to the prior months this year and you can see it’s been coming down since March.  OK, now consider prior years…it’s mostly a very similar pattern. That tells us that “spring is hotter”. We already knew that, but seeing it for most of the last few years pretty much drives the point home.

But let’s compare August 2016 to August 2012- Aug 2015.  That’s a better “apples to apples” comparison. And here it’s very clear that the real estate market in Silicon Valley really IS COOLER than it was in prior years for the same month. Any doubts? Check the same info for July – yes, all hotter until you get to July 2012.  Now June – same as for July. May? Yes, again, hotter for that month in 2013, 2014, and 2015 but not 2012. In retrospect, we now know that 2012 was the year the market ratcheted up for a big, long run.

The cooling Silicon Valley real estate market: Santa Clara County sale price to list price ratio Jan 2011 to Aug 24 2016

Before anyone begins screaming that the sky is falling, let me stop and remind you that we are talking about a sale price to list price ratio for the entire county that is at more than 101%. This is not a buyer’s market – at least not as a county. There are hotter and cooler pockets, yes, for sure.

What we are experiencing is a return to normalcy, a flattening out, less appreciation. We are not seeing price drops at this time.

And you know what? We’ve been expecting it.

You cannot sustain double digit appreciation forever.

The reality of the cooling Silicon Valley real estate market has implications for home buyers and home sellers:

Buyers, GET OFF THE FENCE. Interest rates are good. Buying conditions are reasonable again. Yes, inventory is low, but if you know what you want, you should be able to find it in 2-3 months tops. If you can’t, then you are not being realistic with what you think you can buy for your budget.

Sellers, it’s time to be more aggressive on pricing and adjust your expectations. Yes, your neighbor got 15 offers in February, but it’s not February any more. If you get 1-3 offers, that means you did a great job of staging, pricing, and getting your home marketed. Position your home to sell, and then get it done.

Where will we be in 6 or 9 months? I don’t know. It could be better or worse after the election. My advise is to get on with your life and not try to time it too carefully, because things can happen which none of us could anticipate. If you want or need to buy or sell, make it happen.There will always be political things going on, world events taking place. There is never a perfect time to buy or sell – but there is the time you want to do it. Go ahead.

And please let me know how I can help.

Mary Pope-handy
408 204-7673

Silicon Valley home prices are sky high.  The average price of homes selling in Santa Clara County is about 1.25 million.  Cambrian offers good schools, a reasonable commute to places like Apple in Cupertino, and a nice location near Los Gatos and Campbell with lower real estate prices.  For that reason, it’s become a magnet for smart home buyers over the last 20 years.   If you have the budget for an average Santa Clara County home, how far would it go in Cambrian?  Here’s the data, pulled this week from MLSListings, to answer that question.

Homes in 95118 tend to be younger and bigger than those in 95124, but the 95124 area is generally preferred as the schools are usually better (Union or Cambrian Elementary Districts and Campbell Union High School District vs San Jose Unified schools, though some of these are quite good, too) and 95124 is closer to Campbell and Los Gatos.  However, if someone is commuting to downtown San Jose, 95118 would be more convenient.  The most expensive homes tend to be in 95124 with CUHSD.  One caveat to this data is the very last result, which represents just two home sales and therefore may not be a reliable data point.

See what’s selling in Cambrian now on the map below:

  1. 4 beds, 3 full baths
    Home size: 1,947 sq ft
    Lot size: 6,054 sqft
  2. 4 beds, 2 full baths
    Home size: 1,904 sq ft
    Lot size: 7,797 sqft
  3. 4 beds, 3 full baths
    Home size: 2,071 sq ft
    Lot size: 8,755 sqft
  4. 3 beds, 3 full baths
    Home size: 1,769 sq ft
    Lot size: 8,189 sqft
  5. 3 beds, 2 full baths
    Home size: 1,380 sq ft
    Lot size: 7,013 sqft
  6. 2 beds, 1 full bath
    Home size: 1,136 sq ft
    Lot size: 8,276 sqft
  7. $1,085,000 : Wyrick AVE, SAN JOSE
    3 beds, 2 full baths
    Home size: 1,284 sq ft
    Lot size: 9,365 sqft
  8. 4 beds, 3 full, 1 half baths
    Home size: 2,390 sq ft
    Lot size: 8,102 sqft
  9. 4 beds, 3 full, 1 half baths
    Home size: 2,066 sq ft
    Lot size: 6,098 sqft
  10. 3 beds, 2 full baths
    Home size: 1,539 sq ft
    Lot size: 4,530 sqft
  11. 0 beds, 0 baths
    Home size: 2,003 sq ft
    Lot size: 8,276 sqft
  12. 4 beds, 2 full baths
    Home size: 2,003 sq ft
    Lot size: 6,011 sqft
  13. 4 beds, 2 full baths
    Home size: 1,782 sq ft
    Lot size: 6,838 sqft
  14. 3 beds, 2 full baths
    Home size: 1,210 sq ft
    Lot size: 6,446 sqft
  15. 3 beds, 2 full baths
    Home size: 1,558 sq ft
    Lot size: 7,971 sqft
  16. 3 beds, 2 full baths
    Home size: 1,725 sq ft
    Lot size: 6,621 sqft
  17. 4 beds, 3 full baths
    Home size: 1,966 sq ft
    Lot size: 8,058 sqft
  18. 3 beds, 2 full baths
    Home size: 1,176 sq ft
    Lot size: 5,880 sqft
  19. 3 beds, 2 full, 1 half baths
    Home size: 1,573 sq ft
    Lot size: 3,179 sqft
  20. 4 beds, 2 full baths
    Home size: 1,392 sq ft
    Lot size: 5,967 sqft

See all Real estate in the Cambrian community.
(all data current as of 2/25/2017)

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

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:

Capture

And a look at the chart from 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 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

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

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

  1. 4 beds, 2 full, 1 half baths
    Home size: 2,181 sq ft
    Lot size: 7,230 sqft
  2. 5 beds, 3 full baths
    Home size: 2,464 sq ft
    Lot size: 8,058 sqft
  3. 3 beds, 2 full, 1 half baths
    Home size: 1,470 sq ft
    Lot size: 2,482 sqft
  4. 4 beds, 3 full baths
    Home size: 2,327 sq ft
    Lot size: 7,971 sqft
  5. 4 beds, 4 full baths
    Home size: 2,393 sq ft
    Lot size: 3,876 sqft
  6. 4 beds, 3 full, 1 half baths
    Home size: 3,320 sq ft
    Lot size: 15,812 sqft
  7. 4 beds, 2 full baths
    Home size: 2,558 sq ft
    Lot size: 15,768 sqft
  8. 5 beds, 2 full, 1 half baths
    Home size: 2,278 sq ft
    Lot size: 8,102 sqft
  9. 4 beds, 2 full, 1 half baths
    Home size: 2,021 sq ft
    Lot size: 10,715 sqft
  10. 4 beds, 2 full baths
    Home size: 2,369 sq ft
    Lot size: 12,588 sqft

See all Real estate in the Almaden Valley community.
(all data current as of 2/25/2017)

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

The Silicon Valley Real Estate Market is SofteningThe real estate market in Silicon Valley remains overheated, but it’s cooling a notch now that we are in summer. This is good news to market-weary home buyers, and scary to home sellers.  What to do?

First, it’s important to remember that we don’t have just one market in Santa Clara County, San Jose or even Los Gatos.  We have a patchwork quilt of markets that are moved by price point, home condition, school districts and school scores, and many more things.  An entry level house is always going to be a different market than a luxury estate – but all the shades of gray in between are equally distinct, too.

Once you can look at your particular segment of the market and identify it as such, you can then run the numbers. But beware, it’s too easy to miss a step here.  If you’ve got a house worth $1.5 million in Almaden valley with Pioneer high school, please don’t compare it to a $1.5 million home in Almaden Valley with Leland High School.  The price point and zip code may be the same, but after that you are in a different land.  So drill down to your home (or your desired home’s market).

Next, realize that while there is a softening or cooling of the market, this isn’t a 180 reversal.  Sellers, if you thought you’d get 5-8 offers, you may find that your house gets 2 or 3 or 4.  That’s still good!   Buyers, things are better, but don’t get too cocky – you are still unlikely to be the only bidder, so go in with your strongest package and your best foot forward. And always analyze the market before you bid.  Some homes are priced unrealistically high, some unrealistically low, and some on target.

Contingent offers are back!  I have done a few sales subject to the sale of another home this year.  As long as the home that needs to be sold is priced well and marketed well, this can work.  Sellers still want top dollar, so if that means waiting an extra 2-3 weeks for your home to sell, they’ll do it.  I’ve seen contingent offers beat out regular offers because the whole package was just stronger.

Lastly, what I’m seeing is seasonally normal.  This is not a market crash, only a slight softening.

Some sellers will think that they should wait until next spring to sell.

Some buyers will think that if they wait a year, prices will be far lower.

But for many, trying to “time the market” with real estate is as hard, or maybe harder, than trying to time the stock market. I tell my clients who are looking to buy to keep looking and if the right home comes along, go for it.  If a seller needs or wants to sell, do it now.  We don’t know when we’ll have the next earthquake, next terrorist attack, next economic crisis.   None of us has a crystal ball, and we cannot ever guarantee that tomorrow will be better than today. I’ve been selling homes long enough to know better than to tell people to wait if they are ready now.  There are always things out of our control, just around the corner, that we don’t know about.

Please call or email me if you’d like to chat about selling or buying a home in Santa Clara County.

  1. 3 beds, 3 full, 1 half baths
    Home size: 1,874 sq ft
    Lot size: 4,312 sqft
  2. 4 beds, 2 full, 1 half baths
    Home size: 1,973 sq ft
    Lot size: 7,492 sqft
  3. 4 beds, 3 full baths
    Home size: 1,947 sq ft
    Lot size: 6,054 sqft
  4. 2 beds, 1 full bath
    Home size: 1,310 sq ft
    Lot size: 5,009 sqft
  5. 4 beds, 3 full baths
    Home size: 2,044 sq ft
    Lot size: 5,706 sqft
  6. 13 beds, 3 full baths
    Home size: 1,972 sq ft
    Lot size: 6,011 sqft
  7. 5 beds, 3 full, 1 half baths
    Home size: 3,427 sq ft
    Lot size: 10,977 sqft
  8. 3 beds, 2 full baths
    Home size: 1,160 sq ft
    Lot size: 6,185 sqft
  9. 4 beds, 2 full baths
    Home size: 1,826 sq ft
    Lot size: 6,446 sqft
  10. 5 beds, 3 full baths
    Home size: 3,650 sq ft
    Lot size: 7,492 sqft

See all Real estate matching your search.
(all data current as of 2/25/2017)

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

The luxury homes market frequently behaves very differently than the rest of the real estate market as a whole.  If interest rates jump around, the impact is often far less since the home buyers of estate properties may not be nearly as dependent upon financing.  Many of these fine homes & estates are paid for “all cash”.  (In some cases they do this but later arrange financing, perhaps funding a “charitable remainder” trust rather than a more typical institutional loan.)

How’s the real estate market for high end homes in Los Gatos, Monte Sereno and the Los Gatos Mountain communities?  Defining “luxury homes” is a bit tricky because what constitutes luxury can vary from area to area (check out these estate homes for sale in the Buffalo NY area). For now let’s use prices of $2 million or greater as we first look at the Months of Inventory or Absorption Rate – though in fairness, the luxury price point is a little lower in the mountains.  (Six months is considered balanced by the National Association of Realtor, less is a sellers market and more is a buyers market.)  I first did this study in October of 2012 and will provide those numbers as a window back in time for comparison purposes.

Los Gatos area luxury market

Monte Sereno is having no trouble selling luxury homes compared to the rest of the Los Gatos area right now.  The Los Gatos Mountains (Chemeketa Park, Redwood Estates, Aldercroft Heights and other areas) struggles with the over $2 million market.

No matter how you look at it, overall it is a seller’s market in the luxury home strata in Monte Sereno and Los Gatos – but not the Los Gatos Mountains. It is not so crazy as the entry level homes, which have a much faster absorption rate, so buyers, take heart!  Three months of inventory is pretty doable and not so far from a “balanced” market here.

Altos charts on the LG area

Next we’ll change gears and use Altos Research and quartiles to evaluate the most expensive listings.  We will look at the top quartile of list prices, the high end listings in Los Gatos (zip codes 95030 and 95032 in town), in the Los Gatos Mountains (unincorporated, 95033) and Monte Sereno (99.9% of which is in 95030 but a tiny sliver has the 95032 zip code).   The charts I’m using are live and will be continuously updated by Altos Research, to which I have a subscription.

List prices of homes for sale in the topmost price quartile in Los Gatos, Monte Sereno and the Los Gatos Mountains

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


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