san jose

Like most of Santa Clara County, the wild appreciation of the last 5 to 6 years in Blossom Valley seems to now be slowing, and maybe flattening.  It is possible that we have hit the “peak of the market”, but it’s also possible that this is simply a seasonal pattern. Often in late spring to early summer, we see inventory levels rise while buyers pull back. This can cause home sale prices to quite appreciating, and in some years, prices decline just a little bit. In 2017, it seemed that the normal patterns simply broke, as late in the year – November and December – buying was at a feverish pitch normally reserved for March.

About Blossom Valley

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 and dining 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:

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Almaden Valley homes for sale and real estate market conditionsThe Almaden Valley real estate market is in a declining market month over month, but is still up year over year. This is true for most of Santa Clara County.

This is likely a great “buying opportunity” for those home buyers who were feeling priced out of the market a few months ago. Whether it is a seasonal blip or the beginning of a correction is impossible to know at this time.

Please note that multiple offers are still the norm, as are overbids – but prices are simply lower than in the past. Single family homes are still selling on average at 102.7%, so bear that in mind. To give a sense of the shifting market conditions, please have a look at this graph. Again, market conditions are represented here, not price! (Please click to enlarge.) It is still a seller’s market, but it is moving toward the buyer’s favor now. It will have to go a bit more before it could become a buyer’s market. Will it do that? We have seen similar numbers in recent years that never did dip below. We just have to watch it to see how it unfolds.

2018-9-10 Almaden Market conditions

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

Trends At a Glance Aug 2018 Previous Month Year-over-Year
Median Price $1,536,000 (-2.3%) $1,572,500 $1,462,500 (+5.0%)
Average Price $1,537,350 (-10.1%) $1,709,550 $1,574,170 (-2.3%)
No. of Sales 20 (-37.5%) 32 24 (-16.7%)
Pending 28 (+21.7%) 23 24 (+16.7%)
Active 34 (-10.5%) 38 21 (+61.9%)
Sale vs. List Price 102.7% (-2.1%) 104.9% 107.0% (-4.0%)
Days on Market 16 (+15.6%) 14 12 (+32.7%)
Days of Inventory 51 (+43.2%) 36 26 (+94.3%)

 

And the month before:

 

Trends At a Glance Jul 2018 Previous Month Year-over-Year
Median Price $1,572,500 (-10.1%) $1,750,000 $1,427,500 (+10.2%)
Average Price $1,709,550 (-10.6%) $1,911,940 $1,520,940 (+12.4%)
No. of Sales 32 (-17.9%) 39 32 (0.0%)
Pending 23 (-25.8%) 31 27 (-14.8%)
Active 38 (+52.0%) 25 24 (+58.3%)
Sale vs. List Price 104.9% (+0.3%) 104.5% 102.6% (+2.3%)
Days on Market 14 (-11.8%) 16 18 (-20.3%)
Days of Inventory 36 (+91.6%) 19 23 (+58.3%)

 

 

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 September 14, 2018
Median List Price:$1,641,838Average List Price:$1,878,045
Total Inventory:34Price per Square Foot:$694
Average Home Size:2,508Median Lot Size:8,994
Average # Beds:4.12Average # Baths:3.24
Homes Absorbed:7Newly Listed:8
Days on Market:37Average Age:41

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

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Bel Estos Drive near Carlton and Rosswood in San Jose's Cambrian areaMy Cambrian area of San Jose Real Estate Report was recently published with the updated numbers from the closed sales last month for this part of San Jose (95124 and 95118 with a little of 95008 too). Please click on the link above to see much more information there. Those charts are below.

First, though, I want to share some info that I pulled from the MLS last night. It does appear that Cambrian home prices have come down quite a bit since the peak of pricing in March.  For home sellers wondering why their properties aren’t selling as quickly, this may be helpful. Also it’s good info for those thinking of selling their houses or condos in this second half of 2018.

The very best way to know what the market is doing is to track the same house as it sells and re-sells. However, most home owners don’t move often, so that is not helpful to us. The next best method is to find very similar properties and track them. That would be such as all condos in a large development with approximately the same floor plan / size.

Cambrian often mimics the valley as a whole pretty well, so I thought I would pull up a representative sample from a hot segment of the market to get my own sense of how things are going. I pulled starter homes with Campbell Union High School District, zip code 95124, with 1000 – 1500 SF, 3-4 bedrooms and 2+ baths.

Here are the averages from March to today (updated Sept 7, 2018):

March 2018 (10 sales)  average price per SF $1,100.53  average sale price $1,429,612
April 2018 (15 sales)     average price per SF $1,138.75  average sale price $1,417,000
May 2018 (14 sales)      average price per SF $1,076.54  average sale price $1,375,643
June 2018 (10 sales)     average price per SF   $980.64  average sale price  $1,258,550 (steepest drop from the month before)
July 2018 (12 sales)       average price per SF   $974.35  average sale price  $1,232,958
August 2018 (9 sales)    average price per SF  $899.29  average sale price $1,176,522

That is a drop in the average sale price of $253,090 over 5 months for this group, or about $50,618 per month on average (though some months it is more or less). The data here uses a fairly small pool, so it may not be accurate for all parts of Cambrian, but it is an indicator of what the market is doing overall since this is a very in-demand segment of Cambrian.

If we input this into excel and ask it to generate a forecast through December (which assumes the same rate of change, which may NOT be true), it looks like this – sellers please note, THIS IS WHAT BUYERS ARE THINKING AS THEY WAIT TO BID:

Cambrian segment forecast as of Sept 7 2018

When I plunked the data into excel, it gave a range of possible values…and of course the actual range is myriad! Where do YOU think these values will be with December’s closings (revealed in January)? As low as $871k? As high as $1 million?

Cambrian specialty search forecast as of Sept 7 2018

Now I need to remind everyone that the market is often not a straight line. Let’s stop and take a look at the county’s sales (average and median prices) to get a sense of that. Although the general trend for the last few years has been upward, please see that there are MANY drops, particularly in the second half of each year.

Santa Clara County home sales and prices

As is evident, seasonally, the market does often flatten or decline somewhat in the second half of each year. The peak is most often in spring sometime. Very often, the peak is in March (again, that means sales the month before, which is February, and that means getting your house all ready in January).  So let’s say that the market does drop at the current rate, in January 2019, this hypothetical Cambrian home would be selling at about $886,000, prior to the possible spring surge in pricing. To get the lowest price means buying in December, not buying in January, most likely. But – December also typically has the lowest inventory, so not much selection. For that reason, if you like a home now, I would suggest buying that home now. Buying a home for yourself and your family is not like buying a stock. You are going to live in it, so you will want to like it. I have seen many buyers try to time the market and end up going through December since they hated what was available, and then they got caught buying in the spring madness, and they paid more.

But who knows if prices will rebound in early 2019 or not. Who knows if prices will continue dropping this year. Some years, we have seen drops followed by rapid appreciation. Last year, prices rose through December, confusing everyone. This could be the beginning of a correction, or it could be a seasonal cool down – a gift for wearing Cambrian home buyers.

If it’s the beginning of a correction, buying now does not make sense unless you plan to be in your home for 10 years or so. If it is a seasonal experience, or a blip, then buying this fall is a good idea, since the new year is very likely to see prices move back up.

Which is it? I do not know for sure. The CEO of my company thinks that prices will trail off for the rest of this year, and then return to their upward march in the spring of 2019 (think Feb – April). When I see the hiring, the Google expansion, I know that people have to live somewhere. It may be a standoff between sellers and buyers on price. My usual advice is simple: if you are ready to get on with your life, and you’re going to stay there 5 or 10 years, buying now most likely makes sense.

Trends at a Glance

Trends At a Glance Aug 2018 Previous Month Year-over-Year
Median Price $1,297,500 (+3.0%) $1,260,000 $1,152,000 (+12.6%)
Average Price $1,315,560 (+0.3%) $1,311,880 $1,182,770 (+11.2%)
No. of Sales 52 (-8.8%) 57 75 (-30.7%)
Pending 50 (-3.8%) 52 47 (+6.4%)
Active 75 (+7.1%) 70 25 (+200.0%)
Sale vs. List Price 103.4% (-1.6%) 105.1% 108.2% (-4.5%)
Days on Market 26 (+52.7%) 17 12 (+117.1%)
Days of Inventory 43 (+17.4%) 37 10 (+332.7%)

 

And the month before:

 

Trends At a Glance Jul 2018 Previous Month Year-over-Year
Median Price $1,260,000 (-4.0%) $1,312,500 $1,140,000 (+10.5%)
Average Price $1,311,880 (-5.3%) $1,385,810 $1,178,450 (+11.3%)
No. of Sales 57 (-1.7%) 58 77 (-26.0%)
Pending 52 (0.0%) 52 61 (-14.8%)
Active 70 (+42.9%) 49 22 (+218.2%)
Sale vs. List Price 105.1% (-5.5%) 111.2% 107.9% (-2.6%)
Days on Market 17 (+39.4%) 12 19 (-11.0%)
Days of Inventory 37 (+50.4%) 25 (+329.8%)

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Willow Glen real estate market is a strong seller's market. This Willow Glen sign is from the downtown business district.Willow Glen is perhaps the most charming residential area of the city of San Jose with its old style architecture, tree lined streets and quaint downtown area on Lincoln Avenue and nearby. For folks working in downtown San Jose, the Willow Glen area (roughly the same as 95125 zip code, though a bit of 95124 is included also) is extremely convenient.

The real estate market in Willow Glen is declining slightly from the peaks earlier this year, but values are up year over year, just like the most of the valley. My sense is that this is a seasonal fluctuation combined with “buyer fatigue”. Last year, the housing market did not follow the regular pattern – but this year, perhaps we are settling back into exactly that.

Click for the complete Willow Glen real estate report with all of the numbers, stats and trends from the closed sales of houses for last month. Further down in this article you’ll find the Altos Research charts as well.

Willow Glen Market Trends

Trends At a Glance Aug 2018 Previous Month Year-over-Year
Median Price $1,435,000 (-1.9%) $1,462,500 $1,391,000 (+3.2%)
Average Price $1,560,210 (+3.0%) $1,515,270 $1,486,540 (+5.0%)
No. of Sales 40 (-13.0%) 46 55 (-27.3%)
Pending 49 (+6.5%) 46 54 (-9.3%)
Active 58 (-17.1%) 70 27 (+114.8%)
Sale vs. List Price 103.5% (0.0%) 103.5% 104.1% (-0.6%)
Days on Market 23 (+47.3%) 15 22 (+1.3%)
Days of Inventory 44 (-4.7%) 46 15 (+195.4%)

 

And the month before:

 

Trends At a Glance Jul 2018 Previous Month Year-over-Year
Median Price $1,462,500 (-0.1%) $1,464,500 $1,309,380 (+11.7%)
Average Price $1,515,270 (-3.2%) $1,565,640 $1,391,670 (+8.9%)
No. of Sales 46 (-14.8%) 54 50 (-8.0%)
Pending 46 (0.0%) 46 46 (0.0%)
Active 70 (+22.8%) 57 39 (+79.5%)
Sale vs. List Price 103.5% (-1.4%) 105.0% 102.8% (+0.7%)
Days on Market 15 (+6.9%) 14 20 (-22.3%)
Days of Inventory 46 (+49.1%) 31 23 (+95.1%)

 

 

And next, of Willow Glen condos:

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The Del Oro neighborhood is a pretty pocket of the Cambrian district in San Jose directly on the border with Los Gatos at Blossom Hill Road.  Most blocks enjoy large, mature street trees, and views of the coastal foothills are plentiful.

Del Oro neighborhood tree lined street

 

Where is the Del Oro neighborhood?

The Del Oro neighborhood in San Jose 95124 is bordered by Blossom Hill Road on the south, 1 house in from Leigh Avenue to the west, the utility easement behind Anne Way to the north, and the water or underground creek easement between Bobbywood Avenue and Mary Jo Way to the east. Streets included are Del Oro Drive, Del Oro Place, Del Oro Court, Tesoro Court, part of Anne Way, Anne Court, most of Copeland Lane, Copeland Place, and Copeland Court.

Students in this area attend Noddin Elementary, Union Middle, and Leigh High School – and those schools are a popular draw for this Silicon Valley  community. The Del Oro neighborhood actually backs up to the Leigh campus. The other side of Blossom Hill Road lies the Belwood of Los Gatos neighborhood and the Belgatos area.  As you can see from the map below, it is close to Belgatos Park, which includes some great trails as well as a playground, and also the Heinz Open Space Preserve and a good network of trails.

 

Del Oro neighborhood in Cambrian area of San Jose

What are homes like in the Del Oro neighborhood?

This part of Cambrian consists of mostly single story ranch style homes, but there are some 2 story houses. Additionally, some Del Oro neighborhood homes are Spanish style, there are some French with a Mansard roof, etc. – so a bit of variety. Most of the streets are tree lined and there are sidewalks to make it even more inviting for pedestrians. And of course, the coastal hills are not far, and they make a beautiful back drop of the neighborhood.

Some details:

  • 183 single family homes
  • 143 of them were built in 1968, 4 in 1967
  • 30 were built between 1959 and 1964
  • average square footage is 1792 SF (range is 1057 Sf to 2793 SF)
  • average lot size is 6691 SF (largest lot is 11,097 SF, but most properties have 5900 to 8000 SF)
  • average house has 3 to 4 bedrooms, 2.5 bathrooms
    • 2 bedrooms = 1 house
    • 3 bedrooms = 96 homes
    • 4 bedrooms = 84 properties
    • 5 bedrooms = 1 house
    • 6 bedrooms = 1 house
  • most homes have 2 car attached garages
  • as of this writing, 15 are rental homes and the rest are owner occupied (92% owner occupied)
  • 36 of them have pools (20% do have pools, 90% do not)
  • 111 (61%) are 1 story houses,  48 have 2 stories, and 20 are tri-levels.

Most of the homes seem to be well cared for and updated, and most are basically ranch style. This first image displays a house with a taller than usual roofline, which is a beautiful improvement over the more typical low profile ranch roof.

Single Story Del Oro Home - San Jose 95124

 

And here’s another, this one a little Spanishy with the arched window and entry area (but not tile roof).

 

Del Oro corner house

 

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Cambrian Park Plaza signCambrian Park, or more broadly, Cambrian, is a west San Jose neighborhood or district and is one of the more affordable, high-value areas in Silicon Valley. The schools are good, the crime is low, and the commute is not too bad. For people relocating to Santa Clara County, this is a place to know about since quality education and affordability are often high priorities! Most Silicon Valley home buyers would say that Cambrian Park real estate offers a very good value.

What’s the compromise for the more reasonable prices of homes for sale? Well, Cambrian doesn’t have an interesting, upscale downtown area like Campbell, Los Gatos, Saratoga, or Willow Glen.

But it does have tons of shopping & restaurants and even a Farmer’s Market. It also enjoys a top notch hospital (Good Samaritan) and plenty of parks as well as a fantastic rec center with a large park adjacent to it, the Camden Community Center, which has tons of programs (including an after school program for youth), classes, and a fabulous pool.  (My family and I lived in Cambrian in the “Cambrian Gardens” neighborhood for 10 years and loved it – our kids made great use of the community center too.)

Altogether, there are about 75,000 to 80,000 residents in Cambrian, spread throughout the three zip codes of 95124, 95118 and a little tiny bit of 95008.

If there is a “central Cambrian Park”, it would have to be near the original Cambrian Park Shopping Center, which was the first actual mall in San Jose! That area is sometimes known as Cambrian Village.  People sometimes use the three names interchangeably: Cambrian, Cambrian Park, Cambrian Village.:

Where is Cambrian Park? Map of approximate Cambrian Boundaries:


View Cambrian Area of San Jose in a larger map

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The Santa Clara County real estate market is cooling off, which is very often the case in summers here. It varies from place to place within the region, and one pricing tier to the next, but I am definitely seeing and hearing about fewer offers, more lowball offers, contingencies creeping back into sales, etc. In red hot properties with great schools, you might get a half dozen offers…and three of them may be “bad” offers from home buyers who are pessimistic on the market. They do not get the sale, of course, but it is interesting to hear about an increase in those kinds of bids.

My RE REport just came out, and here are some images and data from that for Santa Clara County. First, the market barometer. Here, you can see that sellers had stronger power in March than they do now – by quite a lot! (Click on the image to go to the report and see a clearer version of it.)

Graphic image - Santa Clara County market barometer.

 

Next, the average and median sale prices and the number of units (again, click on the image to go to the report). This graphic does not look as bad or as much of a change as the one before, though you can see that since May prices have gone down a little, and sales are now tipping downward and are fewer than sales for this time last year.

Graph of Santa Clara County home prices and sales

Next, the sale price to list price ratio is a bit more startling. Sales are still averaging about 1-05% of list price – so that is hard for sellers to complain about – however, it is unmistakable that the climate for home selling in Silicon Valley is undergoing a change and this is literally past its peak. Buyers and sellers alike need to wonder whether it will calm down or continue at the current rate of decline. Is it a buying opportunity, or the beginning of a correction?

Graphic of the Santa Clara County sale price to list price ratio

The numbers themselves point to a turnaround in the market. I’ll jot the median sale price for the county here – it’s a large enough pool of sales to be pretty reliable as a gauge of the real estate market in the San Jose area:

July 2018 $1,350,000
June 2018 $1,402,000
May 2018  $1,416,000
April 2018  $1,420,000
March 2018 $1,450,000 – PEAK
February 2018 $1,380,000
January 2018 $1,163,000

Between March and July, the median sale price dropped $100,000, or 6.89%. As you can see, it had also jumped considerably between January and March, and even at today’s lower median sales price, it’s still higher than January. It will be interesting to see where it ends up in January of 2019.

A quick look at the numbers for this month’s Santa Clara County RE Report:

Trends at a Glance

Trends At a Glance Jul 2018 Previous Month Year-over-Year
Median Price $1,350,000 (-3.7%) $1,402,000 $1,175,000 (+14.9%)
Average Price $1,624,690 (-5.1%) $1,712,500 $1,409,380 (+15.3%)
No. of Sales 847 (-13.3%) 977 1,015 (-16.6%)
Pending 924 (-0.6%) 930 931 (-0.8%)
Active 1,151 (+8.0%) 1,066 816 (+41.1%)
Sale vs. List Price 105.6% (-2.0%) 107.8% 105.5% (+0.1%)
Days on Market 19 (+13.7%) 17 20 (-6.7%)
Days of Inventory 41 (+28.8%) 32 24 (+69.0%)

 

It’s now August 10th and it’s too early to know for sure what the August numbers are doing, but normally August is a quiet month with sale prices a little off. So we’ll see. Continue reading

Buy a home - school desk photo as there's much to learn!The idea of buying a home, especially a first one, is both exhilarating and overwhelming. Where do you begin if you want to buy a home in 2018?  If you want to purchase real estate in Silicon Valley before the year is over, you’ll need to get a number of things in order, including hiring professionals to help you.

Purchasing now, in this multiple offer market requires strong credit, a healthy down payment with set aside for reserves and improvements after closing, time and energy,  and no small amount of courage. Looking halfheartedly means you will see properties, but not buy.  After the down payment, probably the most important element you’ll need to have is commitment, and further, you’ll need a strong team of professionals to assist you. Let’s talk about a solid home buying strategy. Continue reading

The real estate market in the San Jose area is softening just slightly. Today we’ll consider townhomes in one particular zip code, in west San Jose 95117, to see how this shakes out.

Because real estate market dynamics are largely about supply and demand, a good place to begin is by seeing the supply. Here, in the image below, see the inventory of available townhouses or townhomes for sale in 95117. Some statisticians including sale pending status, but I don’t think that is wise since nearly all of the pending  sales do go to closing. Here, I’ve only included properties for sale without any kind of agreed upon contract between buyer and seller.

As of earlier today, there were exactly 3 properties identified as townhouses listed as available in the MLS.   What makes this a little tricky is that “townhouse” is an architectural style, and “condominium” is a type of ownership. That could be the topic of a lengthy article all by itself, but some townhomes are held in condo ownership and some are not. Hence, some will be classified by the listing agents as condos and some not.  (And, to murk things up even more, there are attached and detached single families homes that are also held in condo ownership – making them both houses or attached houses and condos!)

Be that as it may, as of this morning, there were three townhouses for sale in San Jose 95117. The average of the first 6 months of the year is 2.17, so yes, it’s a bit more, but nothing that I’d lose sleep over. Have a look:

San Jose 95117 inventory of townhomes for sale

 

Naturally, we need to see a few real estate market indicators to have a sense of what’s going on. Another good measuring stick is the average days on market, or days to sell. Here, it may be a bit more clear that the market has softened just a bit for townhomes in 95117, as the days to sell has moved to 12 from 8, which is a 50% increase. It’s also clear when viewing the same month, June, in recent years, that this is a tad higher. Alarming? Not at all. Getting a home sold in under 2 weeks would be break-neck speed anywhere else in the country. But – it could be the beginning of a trend. We’ll have to watch it to know for sure.

 

Average Days on Market 95117 TH

 

And, finally, the sale price to list price ratio. Here, again, it’s very plain to see that the sale price to list price ratio is lower than earlier in 2018. And at the same time, we need to appreciate that at 117.9%, it’s significantly higher than any other June since 2012 (and likely a lot longer back). Now, take a look at the other “Junes” and the months before it in various years. Most of the time, that number is lower. This suggests a seasonal trend.

 

Sale price to list price ratio 95117

With the inventory and days to sell or days on market, I don’t think it’s as clear that there is a pattern which we might attribute as seasonal. With this last one, though, it seems pretty consistent, suggesting that we should almost expect it to happen. Of course, I only went back to 2012 here, but I would say that in my experience, a little pullback from buyers at about this time of year is pretty normal – at least most years.

 

Related Reading:

San Jose is the hottest real estate market in 2018

Happy Valley neighborhood, Country Lane neighborhood – west San Jose

The Cambrian Park Real Estate Market Update

California Ridge townhouses in Almaden

When it’s a hot seller’s market, like it is right now in Silicon Valley, it is challenging to be a home buyer.  That means it’s also hard to be a buyer’s agent, since it may require writing many, many offers (and a lot of time and energy) before the clients get into contract.  Since Realtors are usually only paid when a property closes, that means it’s not too hard to go broke if a real estate professional focuses a lot of time with buyers.   In other words, in a market like this, most agents would prefer to work with sellers rather than buyers, because it’s more likely that they’ll make a living.

Home buyers Realtors look for these traitsWhat can you do to increase the odds of finding a great Realtor who will take you seriously, work with you and for you, and give it a good effort even if it’s an uphill battle?  First, let’s understand what a real estate licensee is looking for a client – at least in most cases.  Usually, the savvy agent doesn’t want to waste time with people who are not serious, not ready, or who will not be loyal.  The smart Realtor knows that without these three things, it’s unlikely that they will be able to sell that person a home, or at least not in a reasonable period of time.

Serious home buyers:

Only about half of all home buyers will likely buy in the year they think they might, so it’s important for real estate professionals to try to make sure that they don’t spend months on someone only to have him or her remain permanent renters.  The agent must qualify the client to make sure it’s worth the risk of spending time with him or her.

Clues that the buyer isn’t serious include these:

(1) Comments like “I may have to look at homes for a year or two” or “I may need to write a hundred offers to get the right deal” or “I’m in no rush” indicate that this isn’t a big priority for the buyer (so maybe it shouldn’t be for the agent, either). This buyer is able, ready and probably also loyal – but not serious.  Some, though, will clarify with a time frame and this is a game changer. “My lease is up in July, so ideally, I’d like to get into contract in March, close in April and move in May.  But if I find the right house sooner, I’ll buy sooner.”  That works!

(2) If there are two decision makers, having only one do most of the house hunting and the other showing up at distant intervals often indicates that it’s a priority for one but not both.  Sometimes that’s not the case, but it is a red flag.  Both need to be serious. 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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Mary’s Blog Awards
Top 25 real estate blogs of 2018 by RentPrep2018 RentPrep.com's list of top 25 real estate blogs to follow


Top 25 real estate blogs 2016
2016: Personal Income's list of top 25 real estate blogs.


Best Realtor blog award
2016: Coastal Group OC's list of best Realtor blogs


The 2009 Sellsius list of top 12 women real estate bloggers
2009: Sellsius list of top
12 women real estate bloggers


Mary Pope-Handy's Live in Los Gatos blog won the 2007 Project Blogger contest, sponsored by Inman News and Active Rain

2007: Mary Pope-Handy and Frances Flynn Thorsen win the Project Blogger Contest for Mary's Live in Los Gatos blog. The contest was sponsored by
Active Rain and Inman News.


Non blog award


Best real estate agent in Silicon Valley from the San Jose Mercury News poll of readers in 2011
"Best real estate agent
in Silicon Valley"

2011 readers' poll,
San Jose Mercury News

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