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Almaden Valley homes for sale and real estate market conditionsThe Almaden Valley real estate market is still in a stable sellers market. Winter brought about a steep drop in inventory. There must be either a lot more inventory, or significantly less demand, before we see anything close to a balanced market. The Almaden Valley market is noticing minor softening, with homes selling, on average, a little over list price at 102.6%. That being said, turnover has slowed way down to an average of 85 days on market (or DOM). This kind of major and sudden swing in data is often caused by one or two listings of exception, in this case taking much longer to sell than their counterparts. Almaden Valley is still in a hot sellers market.

Please find the current statistics for single family homes (houses & duet homes) from my Almaden Valley real estate report (click on link for more info):

Almaden Valley San Jose 95120 Real Estate Statistics At A Glance

Year-Over-Year

  • Median home prices increased by 5.9% year-over-year to $1,337,500 from $1,262,500.
  • The average home sales price rose by 15.9% year-over-year to $1,459,620 from $1,259,290.
  • Home sales fell by 0.0% year-over-year to 12 from 12.
  • Active listings rose 51.7% year-over-year to 44 from 29.
  • Sales price vs. list price ratio rose by 0.3% year-over-year to 102.6% from 102.3%.
  • The average days on market rose by 195.6% year-over-year to 85 from 29.

Compared To Last Month

  • Median home prices slipped by 1% to $1,337,500 from $1,351,250.
  • The average home sales price rose by 2.7% to $1,459,620 from $1,421,750.
  • Home sales down by 33.3% to 12 from 18.
  • Active listings increased 69.2% to 44 from 26.
  • Sales price vs. list price ratio increased by 3.4% to 102.6% from 99.2%.
  • The average days on market increased by 259.5% to 85 from 24.

The data shows a strong sellers market remaining fairly consistent despite increasing inventory. The best homes will still see multiple offers, a response to low inventory and high demand.

Altos Research charts for houses in Almaden (San Jose 95120)

Please note that Altos Research uses list prices of Almaden Valley homes for sale, not sold prices.

An overview:

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

Continue reading

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.

In this district of San Jose, we have been experiencing dreadfully low inventory of homes for sale, and buyers aren’t backing off as much as usual for this time of year – I believe because there is just a whole lot of pent up demand from nearly two years of a deep seller’s market. What does that mean? Sellers, if you have a problem home, or one not updated or well maintained, this is the time to sell it – buyers have little to choose from so are purchasing properties that need more work than they would bother with in a more balanced market.

Want to learn more about Cambrian Park real estate, the Cambrian district, Cambrian neighborhoods, school districts and zip codes? Please also see this article: Cambrian Park: Good Schools, Low Crime, Close to Los Gatos and Campbell

Be sure to read to the end to see the live Altos charts too – they are near the end of the article so please keep reading into the next page!

Cambrian area sales at a glance:

Year-Over-Year

  • Median home prices fell by 11.2% year-over-year to $955,000 from $1,075,000.
  • The average home sales price dropped by 10.2% year-over-year to $1,015,240 from $1,130,860.
  • Home sales fell by 16% year-over-year to 21 from 25.
  • Active listings fell 6.3% year-over-year to 45 from 48.
  • Sales price vs. list price ratio fell by 1.7% year-over-year to 102.0% from 103.7%.
  • The average days on market rose by 44.4% year-over-year to 30 from 21.

Compared To Last Month

  • Median home prices slipped by 6% to $955,000 from $1,015,500.
  • The average home sales price fell by 3.3% to $1,015,240 from $1,050,100.
  • Home sales down by 52.3% to 21 from 44.
  • Active listings increased 55.2% to 45 from 29.
  • Sales price vs. list price ratio dropped by 1.9% to 102.0% from 104.0%.
  • The average days on market increased by 58.3% to 30 from 19.

Generally speaking it is still a hot seller’s market and great time to sell a Cambrian home.

 Please see the whole Cambrian Real Estate Report for charts, stats and more.

The condo and townhouse real estate market for San Jose 95124 & 95118

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 4 months, or 120 days, for a better range. As of this writing, Los Altos only had one sale over the last 120 days, so data for that segment spans from 0 to 180 days back, or 6 months, and in that half a year we have merely 3 sold.

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.

Below are my results from the same search back in September 18, 2015. By comparisson, 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, Saratoga only had four homes sold matching this criteria within the 120 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 35 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

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

Willow Glen in San JoseWillow 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. Inventory hasn’t improved since last year, and homes continually sell close to list price quickly, in just over a month. Willow Glen remains in a sellers market.

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 Stats At A Glance

Year-Over-Year

  • Median home prices increased by 13.8% year-over-year to $1,203,000 from $1,057,500.
  • The average home sales price rose by 12.1% year-over-year to $1,240,750 from $1,106,990.
  • Home sales fell by 0.0% year-over-year to 48 from 48.
  • Active listings rose 28.3% year-over-year to 59 from 46.
  • Sales price vs. list price ratio fell by 2% year-over-year to 99.2% from 101.2%.
  • The average days on market rose by 3.6% year-over-year to 34 from 32.

Compared To Last Month

  • Median home prices improved by 0.5% to $1,203,000 from $1,197,500.
  • The average home sales price rose by 1.7% to $1,240,750 from $1,220,210.
  • Home sales up by 20.0% to 48 from 40.
  • Active listings dropped 37.9% to 59 from 95.
  • Sales price vs. list price ratio dropped by 1.6% to 99.2% from 100.8%.
  • The average days on market increased by 4.0% to 34 from 32.

A little cooling won’t take us out of a deep sellers market, but it should ease conditions slightly for long-term buyers.

And next, of Willow Glen condos:

Continue reading

Cambrian Park Plaza SignThe months of inventory for any part of the real estate market can vary, depending on many factors, including age of home, house size, lot size, and school district, whether or not there’s a pool, and many other things. It can be very useful to understand this metric when selling a Silicon Valley home. I’ve done market numbers crunching tied to the specific characteristics of a property (say, small yard with pool or big yard with no pool) to find the impact of those characteristics on the probability that a home will sell – or how fast.

The Cambrian area of San Jose is a very “hot market” overall, but it can be confusing to know how hot it really is, just like the rest of Santa Clara County, because there are multiple school districts – and schools are probably the number one driver of home values in this highly educated valley.

An explanation of “months of inventory”

What does “months of inventory” mean? This figure references how long it would take to sell a property if homes continued to sell and close at the current pace with no new inventory coming on the market. A good analogy is to consider a bathtub which drains. If you add no new water to the tub, how long will it take to empty out?

The months of inventory is sometimes called the absorption rate. The question is simple: how long will it take for the current inventory of homes for sale to get absorbed by the home buyers purchasing them? It doesn’t have to be calculated by months. It could be in days, weeks, or years. But months is probably most common.

The Cambrian area of San Jose’s months of inventory as a whole, and in one price point

Cambrian was once an enormous zone of the Santa Clara Valley. Today we mostly think of it as within San Jose in the 95124 and 95118 zip codes. Some of it it adjacent to Campbell – a very tiny sliver is IN Campbell, and a tinier still area is in San Jose and is under the Campbell School Union District. Most of this area is in one of three elementary school districts: Cambrian, Union, or San Jose Unified.

Here’s the breakdown – first, for ALL of Cambrian (MLS area 14 for my Realtor readers) that’s within the City of San Jose and second, by elementary school district. The area for Campbell Elementary is so small that the numbers are not significant (no offense to the Campbell school residents). It can just jump around too much to be helpful, and often gives us no usable data. Please have a look:

I highlighted the San Jose Unified and Union Elementary School Districts in both charts. Aside from Campbell, which has numbers too small to register a MOI, these are the hottest tickets in the district.

The message I’d like to convey is this: you can read about information for your part of Silicon Valley, or your city or zip code, but it’s not until you drill things down to an area that closely matches your own home will you have a better sense of your own home’s “real estate marker.” It’s never “how is the market?” so much as “how’s the market for YOUR home – or the one you want to buy?”

If you were only tracking Cambrian, you might see 0.2 months of inventory. That’s a lightning fast seller’s market. But it’s not nearly as good if you’re selling in the area with Cambrian Elementary Schools. There, you’re looking at closer to 1 month of inventory for homes around $1 million, while the same price point with Union Schools is a blazing 0.2 of a month, or about 6 days – as opposed to 30!

Years ago, I had a Willow Glen listing where the whole back yard was the pool. I did a study on the months of inventory and learned that pools in properties with that lot size took substantially more time to be absorbed. Likewise, I had a Los Gatos estate property on an acre of land, and the reverse was also true: the months of inventory showed that large lots on $2 million and up homes for sale did not sell nearly as well without a pool.

The math is simple: using the same criteria, divide the number of active listings by those of homes sold in the last 30 days. The criteria can be anything you like – a property’s size, location, number of bathrooms, price, age, etc. Often I include approximately the same home and lot size together with the school district. That usually provides much more accurate info on “how’s the market” as compared to just getting it by zip code alone.

If you are looking to buy or sell a home in Cambrian, or anywhere in San Jose or Santa Clara County, this kind of information is really important. It is not hard to do, but very few real estate agents will provide this information before you list or before you make the final determination on the list price of your home.

Looking for a good Silicon Valley Realtor who will get you that extra data? Please call or email me. I would love to chat to see about possibly working together.

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

21st Annual Rose Garden Homes Tour Oct 15-16 2016

Each autumn, the St. Martin of Tours School puts on a fabulous tour of lovely homes in San Jose’s Rose Garden neighborhood.  While anyone driving through this central San Jose area can appreciate the diverse and beautiful architecture, often the best  features of these homes are found inside.

This year is the tour’s 21st Anniversary! The homes tour is a large scale fundraising effort for the school. Tours are self-guided with hosts in each home ready to answer questions and share interesting historical facts and stories about the homes. On display will also be floral designs, artwork, and perhaps some treasures. The garden segment of the tour includes the Tea Garden, a spot to sit and enjoy complementary refreshments or a gourmet lunchbox (available to preorder until October 9th with your tickets). The tour also features a boutique, where 100% of the proceeds will benefit St Martin of Tours School (credit cards accepted!) and a donation drawing.

Tour dates are Saturday, October 15th and Sunday, October 16th from 10am-4pm both days. No children under 12 are allowed on the tour. Come any time within the tour hours to begin, but note that it is recommended that visitors allot about 2 hours to view every home and the tour ends promptly at 4pm.

Tickets are available at the door, online, or through families in the school.

To read about the homes from last year’s tour, and to learn more about this year’s tour, and to purchase tickets visit the official Rose Garden Homes Tour website.

Get Tickets!Katherine Sullivan is selling tickets (full disclosure: she is a cousin of mine) and she can be reached at katcsullivan@gmail.com

 

  1. 3 beds, 2 full baths
    Home size: 1,468 sq ft
    Lot size: 6,185 sqft
  2. 2 beds, 2 full baths
    Home size: 1,116 sq ft
    Lot size: 1,393 sqft
  3. 2 beds, 2 full, 1 half baths
    Home size: 1,093 sq ft
    Lot size: 609 sqft
  4. 4 beds, 2 full, 1 half baths
    Home size: 2,084 sq ft
    Lot size: 6,011 sqft
  5. 4 beds, 2 full baths
    Home size: 1,537 sq ft
    Lot size: 5,967 sqft
  6. 3 beds, 2 full baths
    Home size: 1,301 sq ft
    Lot size: 10,497 sqft
  7. 3 beds, 3 full baths
    Home size: 1,311 sq ft
    Lot size: 1,524 sqft
  8. 3 beds, 2 full baths
    Home size: 1,380 sq ft
    Lot size: 7,013 sqft
  9. 2 beds, 2 full baths
    Home size: 1,258 sq ft
    Lot size: 1,263 sqft
  10. 3 beds, 2 full baths
    Home size: 1,270 sq ft
    Lot size: 8,407 sqft

See all Real estate in the city of San Jose.
(all data current as of 2/21/2017)

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

Halloween Pumpkins

GENERAL:

Pumpkin patches: schools, grocery stores, and churches often have patches, and sometimes you might spot a pumpkin or two among the other squash at a farmers market, but there are also organizations like this that host them all over the bay area: http://www.abctreefarms.net/san_francisco/pumpkin/location

And there are plenty of Haunted Houses/Mazes/Walks around the bay area: http://www.sanfranciscohauntedhouses.com/

Halloween events by area in Santa Clara County & Silicon Valley

LOS GATOS

8th Annual Sereno Group Pumpkin Decorating Contest

Saturday, October 1st 10am-3pm – Harvest Festival with the Billy Jones Wildcat Railroad

Fri-Sun Oct 7- Oct 27, 5:30-8:30pm – The 3rd Annual Pumpkin Train at the Billy Jones Wildcat Railroad

Saturday, October 31st 9am – Zombie Runner Halloween Run Marathon/Half Marathon/ 5 Mile

 

CAMPBELL

Saturday, October 1st and 8th, 2016 – 5:00pm – 11th Annual Jack O’Lantern Workshop ($)

Campbell’s Octoberfest (and all posts here):
Saturday, October 15, 2016 – 9:00am – 2016 Oktoberfest 10K & 5K Fun Run/Walk

Sunday, October 30, 2016 – 5:00pm to 7:00pm – Trick-or-Treat in Downtown Campbell

 

 

Continue reading

The architecturally diverse and entirely charming Rose Garden neighborhood in San Jose is perennially attractive to home buyers. Silicon Valley residents appreciate the easy access to downtown San Jose and travel routes, but perhaps even more are drawn by the beautiful park the San Jose Municipal Rose Garden. They also appreciate that this is not just another area filled with tract style homes. Many of the properties in this part of the 95126 zip code are custom or semi-custom built and enjoy a wide variety of styles. Here are a few images of houses in the Rose Garden neighborhood of San Jose:

Tudor style home in the Rose Garden Neighborhood in Central San Jose

Charming English Tudor style house

Spanish style house in the Rose Garden Neighborhood

Lovely Spanish style house in the Rose Garden area of Central San Jose

Enchanting Mediterranean style house in the Rose Garden area

Enchanting Mediterranean style house in the Rose Garden area

A two story home with a detached garage, which is typical in the Rose garden.

A two story home with a detached garage, which is typical in the Rose garden.

Where is the Rose Garden neighborhood?

Boundaries for the community are not well defined, but generally this neighborhood is considered to be South of 880, East of Bascom, West of the Alameda from 880 to Naglee Ave, and then West of Dana Ave to Lincoln High or Forest Ave. This area has over 1,000 homes. Some might say the area included is much larger, or much closer in to the park, but these lines generally represent the safe bet for what is considered Rose Garden neighborhood. Nearby neighborhoods include Shasta-Hanchett and Burbank. The Buena Vista neighborhood is not too far to the south, also. Santa Clara sits just a little north of the Rose Garden. Downtown San Jose is about 2 miles from these.

Before the Rose Garden neighborhood was a neighborhood…

Once primarily prune and pear orchards, this upscale corner of the valley began to transform into a residential district in the 1800s and is home to one of the oldest subdivisions or tracts in the state – the Chapman & Davis Tract, built in a Norman and Tudor style. Originally, streets there had large estates on large lots. Though the parcels have been subdivided many times since, it still has many large old homes, from Victorians through the 1940s bungalows. Many of the smaller, cottage style residences have been built onto or removed and transformed into larger estates to match. Most houses have a detached garage. As you drive through the streets near the park, you will find that the roads are widest where the houses and lots are the biggest, and smaller roads access the smaller houses.

The San Jose Municipal Rose Garden

Sign for the San Jose Municipal Rose GardenThe San Jose Municipal Rose Garden is a 5.5 acre garden with over 4,000 rose bushes and almost 200 varieties. Originally, it was part of a prune orchard of about 11 acres, and was made a park in 1927. Central to the garden is a broad fountain surrounded by paths with benches, which most of the roses encircle. The garden stretches out on either side with green lawns, and is bordered by large redwood trees and a gate, creating a buffer from the street. It also features covered walkways, picnic benches, and a stage.
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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
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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
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