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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
Silicon Valley
:
San Jose, Los Gatos,
Saratoga, Campbell,
Almaden Valley,
Cambrian Park and
Santa Clara County

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Posts Tagged ‘townhouse’

Saratoga, CA, Real Estate Market Update

Monday, April 14th, 2014

How’s the Saratoga California real estate market?

As always, “the market” is really several micro markets even within the same geographical area.  Let’s start with the broad view of how the real estate market is for the single family home (houses and duet homes) market as opposed to the condo & townhouse market in the same city.  So first, let’s look at the a graph displaying the overview of the median list prices for condominiums and single family homes in Saratoga – all price quartiles combined.

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

The single family home prices are rising, while condo prices are falling.  Here we see two very different markets at work.  Oversimplified, it appears good for one market, bad for the other. Now let’s dig deeper and see.

Here are the real estate sales statistics for closed sales last month among houses in the 95070 zip code (click on link to read the full Saratoga Real Estate Report for houses):

TRENDS AT A GLANCE MAR 2014 PREVIOUS MONTH YEAR-OVER YEAR
Median Home Price +3.9% $2,035,000 $1,959,000 +27.2% $1,600,000
Average Sales Price -13.0% $1,995,300 $2,294,000 +20.4% $1,657,650
No. of Homes Sold +68.8% 27 16 0.0% 27
Pending Properties +38.1% 29 21 -32.6% 43
Foreclosures Sold N/A 0 0 -100.0% 1
Short Sales Sold -100.0% 0 1 N/A 0
Active Listings +13.0% 61 54 +3.4% 59
Active Foreclosures -100.0% 0 1 -100.0% 3
Active Short Sales N/A 0 0 -100.0% 2
Sales Price vs. List Price +2.6% 106.1% 103.4% +1.3% 104.7%
Average Days on Market -36.8% 27 43 -2.1% 28

Year over year, housing prices have risen considerably, and even month over month, prices are rising in Saratoga. (more…)

Campbell Real Estate Market

Thursday, April 10th, 2014

How is the Campbell real estate market? The numbers are up about 10% from both last month and last year – so good and steady growth. Days on market are down to under 2 weeks. Sale price to list price ratio surged to over 107% – great for sellers, but a nightmare for buyers.

First, here are some quick stats, care of my RE Report for Campbell:

TRENDS AT A GLANCE MAR 2014 PREVIOUS MONTH YEAR-OVER YEAR
Median Home Price +8.9% $872,000 $800,500 +9.0% $800,000
Average Sales Price +10.6% $926,850 $838,130 +15.4% $803,157
No. of Homes Sold +66.7% 30 18 +3.4% 29
Pending Properties -19.4% 25 31 -21.9% 32
Foreclosures Sold N/A 0 0 -100.0% 1
Short Sales Sold -100.0% 0 1 -100.0% 1
Active Listings 0.0% 21 21 -41.7% 36
Active Foreclosures N/A 0 0 -100.0% 1
Active Short Sales -100.0% 0 1 -100.0% 7
Sales Price vs. List Price +3.6% 107.3% 103.5% +3.0% 104.1%
Average Days on Market -53.9% 13 28 -37.2% 21

What about the Campbell CA condo market?   (more…)

Willow Glen real estate market – San Jose 95125

Tuesday, April 1st, 2014

How is the market?How’s the real estate market in the Willow Glen area of San Jose?  Like the greater Silicon Valley region, Willow Glen is comprised of many smaller micro-markets.  It will be different in north Willow Glen, Palm Haven, The Willows, or in a walk-to-town area than it will be in the Dry Creek area or St. Francis Woods neighborhood – let alone differences for school districts, price point, zip code and home type!  It’s a patchwork of all these smaller markets, in other words.  What’s happening in one segment might be very different than in another. Disclaimers aside, overall it is a seller’s market in Willow Glen right now.

Overall, listing and sales activity seems to be strong in Willow Glen right now.  The closed sale info is “history” so please take that with a big grain of salt.  Below are the basic numbers, stats and trends from the closed sales of houses for last month.   These February sales were begun in January, for the most part.  Sales info for March will be out in the first half of April.  I’m expecting those numbers to be stronger than the ones below (based on conversations with agents).

TRENDS AT A GLANCE MAR 2014 PREVIOUS MONTH YEAR-OVER YEAR
Median Home Price +11.0% $912,500 $822,000 +21.5% $751,000
Average Sales Price +6.7% $1,022,030 $957,446 +15.4% $885,456
No. of Homes Sold +20.0% 48 40 -27.3% 66
Pending Properties +45.5% 64 44 -35.4% 99
Foreclosures Sold -100.0% 0 1 -100.0% 2
Short Sales Sold N/A 0 0 -100.0% 5
Active Listings -6.5% 58 62 -23.7% 76
Active Foreclosures -100.0% 0 1 N/A 0
Active Short Sales 0.0% 2 2 -80.0% 10
Sales Price vs. List Price -0.6% 102.8% 103.4% +0.9% 101.9%
Average Days on Market +25.2% 25 20 -24.5% 34

The Willow Glen Condo market

And next, of Willow Glen condos:

TRENDS AT A GLANCE MAR 2014 PREVIOUS MONTH YEAR-OVER YEAR
Median Home Price -22.8% $437,500 $567,000 +9.6% $399,000
Average Sales Price -19.1% $437,500 $540,667 -4.8% $459,500
No. of Homes Sold -66.7% 1 3 -75.0% 4
Pending Properties +50.0% 3 2 -25.0% 4
Foreclosures Sold N/A 0 0 N/A 0
Short Sales Sold N/A 0 0 -100.0% 1
Active Listings +100.0% 6 3 +20.0% 5
Active Foreclosures N/A 0 0 N/A 0
Active Short Sales N/A 0 0 N/A 0
Sales Price vs. List Price +6.3% 105.4% 99.2% +0.9% 104.4%
Average Days on Market -89.1% 6 55 -84.8% 40

What about home prices in Willow Glen? Continue reading to view the live Altos Research charts.

(more…)

When a parent, spouse or loved one dies – what do you need to know or do about the house?

Tuesday, February 18th, 2014

When a parent, spouse or loved one dies and he or she owned a home, there’s a lot for the survivors to do in addition to the very real and painful process of mourning.  I have been through this with my own parents (and their house in Saratoga), a great aunt in Willow Glen and many clients in San Jose, Los Gatos and elsewhere in Silicon Valley.

Where to begin?  in terms of settling the estate, it is wise to first speak with an attorney and tax professional about the property (will, trust etc. if applicable) and what they advise and require to help in doing what is required and adviseable. (I have some wonderful people I can suggest if you would like a referral.)  They will try to help you to legally minimize capital gains and estate taxes and can advise you on topics such as when might be the best time to sell vis a vis the tax liability.  This is extremely important and it can be very expensive to not take into account their guidance on this point, so I strongly recommend that you or other beneficiaries discuss everything with the attorney or accountant prior to electing whether the home will be sold, rented etc. in the short term.

How can a real estate professional help?

Most often, something you’ll need for the lawyer and CPA or other tax professional is a valuation of the home as of the date of death (whether or not there is a surviving spouse or co-owner).  You can obtain this by hiring a licensed residential real estate appraiser who will do an appraisal for you.  Alternatively, you may be able to engage a real estate licensee (salesperson) to do a competitive market analysis or comparative market analysis (CMA), which would provide the probable buyer’s value for the property.      (more…)

Viewing Silicon Valley Homes for Sale: What to Expect

Monday, February 10th, 2014

What should you expect when you go to visit homes for sale in Silicon Valley? Here are a few quick tips.

  1. Many home sellers in the San Jose area will ask that you remove your shoes. So wearing slip ons of some kind will be a lot easier than footwear with laces, buckles, zippers etc.
  2. Most of the time, sellers will not be home.  They wisely will clear out, when possible, to give you the space to look without feeling like you’re imposing on them.  Sometimes, though, for any number of reasons, this may not happen.
  3. If sellers are home, they will usually answer the door or, worst case, respond when the agent and buyers enter and announce themselves.  Once in awhile, though, there’s a surprise seller somewhere in the house.  (Maybe one time in a hundred?  I have run into people who were in bed, in a shower, on a couch and simply not responding.)  So be alert when viewing homes, be cautious, or it could be like that scene in “E.T.” where ET and the little girl see each other and scream their lungs out.
  4. Pets are usually not present and loose, but again, sometimes there’s a misfire, so be on guard for dogs and cats (more likely the latter).  If dogs are present and loose I usually will not show the home. I love dogs and own one, but they’re not all equally friendly.
  5. Personalization:  usually sellers will have decluttered and depersonalized their homes so that you and other home buyers can “see themselves” in that space.  For some sellers, particularly seniors, it can be very difficult to remove those items until the moving van is in the driveway.  So be prepared to see at least some homes with an inordinate amount of stuff, whether it’s family photos, collections, religious imagery or worship space, rooms not being used for their intended purpose, and so on.  In these places, you’ll need to be able to see past what’s currently there as the personal items can be confusing.  For instance, I have seen family rooms used as dining rooms, dining rooms used as hobby rooms, bedrooms used as prayer or exercise rooms, garages divided into several smaller rooms (with easily removable walls), etc.
  6. Normally, homes are clean and pleasant to see.  Sometimes with distressed properties, tenant occupied (unmotivated residents), homes with invalid residents, or other physical or emotional situations the home may be a wreck.  Know that you will probably see a wide spectrum of care for the house and yard.

What about your behavior in the home?  Most home buyers are very considerate but here are a couple of things to think about.

In addition to removing your shoes if requested to do so, you should plan on making sure any little members of the family stay with you and are “gentle” on the home and belongings.  Children can move fast and not all homes are child-proofed.  (I have seen kids go in the opposite direction as their parents and then jump on the home seller’s furniture, open drawers of furniture, etc. – not good.)  I worry the most when the sellers have a cat and the buyers have a toddler – often not a perfect combination.  In fact, sellers and agents usually want your group to stay together and not go in opposite directions no matter what the ages are.

Home sellers usually understand that someone may need to use the bathroom while there, but in general, of course, they’d rather that this not happen.  If you or your kids need to use the restroom, please check afterward to make sure that everything’s clean.  The other day I visited my listing and when I went into the master bathroom there were big splotches of urine on the toilet seat. Not cool! (And if the seller is home, of course you should ask permission first.)

If the sellers are home, it’s good to keep any feedback to yourself until you have left the property (or to share it quietly so as not to be overheard).

These are the basics. Happy house hunting!

 

Los Gatos and Saratoga Condominium and Townhouse Market

Saturday, November 23rd, 2013

Saratoga and Los Gatos are neighbors, but their real estate markets are not the same! Today we’ll consider the condo and townhouse market in these two uscale Silicon Valley areas and view some elements “side by side”. See what you think!

First, let’s have a peek at how fast things are selling. Saratoga & Los Gatos both had 14 days for October, but Saratoga has nothing in November (no sales, apparently) while in LG it’s 45.  It seems to be all of “sixes and sevens” – all mixed up.  No consistency.  At least from this vantage.

Saratoga class 2 days to sell Los Gatos & Saratoga class 2 days to sell

Let’s check some other criteria and see how they stack up there. Let’s look at the active & pendings as opposed to the solds.  How far apart are they? (They closer they are, the “hotter” the market.) Here the patterns are a little more similar. It was a lot easier to sell a year ago than it is now  in both areas.

Saratoga & Los Gatos Class 2 Number of Homes For Sale vs Sold Nov 22 2013Los Gatos Class 2 Number of Homes For Sale vs Sold Nov 22 2013

 

And now, the “months of inventory” for Saratoga and Los Gatos. (more…)

Cambrian Park Homes & Real Estate For Sale

Wednesday, October 9th, 2013

San Jose’s Cambrian Park neighborhood offers a variety of home types, sizes, and price ranges, from small condos to large houses on big lots.  Below, please find virtually all MLS listed properties currently for sale in the Cambrian Park Area with zip codes of 95124 and 95118. The info is updated automatically, so please check back often! (You can narrow your search by selecting only certain home types, sizes, etc.  Below are four groupings, by zip codes and home types, to cover all residential real estate available right now in 95124 & 95118.

95124 Single Family Homes:

See all Real estate in the 95124 zip code.
(all data current as of 4/18/2014)

  1. 3 beds, 2 full baths
    Home size: 1,478 sq ft
    Lot size: 7,000 sqft
    Broker reciprocity icon
  2. 4 beds, 2 full baths
    Home size: 1,410 sq ft
    Lot size: 6,500 sqft
    Broker reciprocity icon
  3. 4 beds, 2 full baths
    Home size: 1,588 sq ft
    Lot size: 7,500 sqft
    Broker reciprocity icon
  4. 3 beds, 2 full baths
    Home size: 1,421 sq ft
    Lot size: 6,100 sqft
    Broker reciprocity icon
  5. 3 beds, 2 full, 1 part baths
    Home size: 1,782 sq ft
    Lot size: 2,178 sqft
    Broker reciprocity icon

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

95118 Single Family Homes:

click on link below to see these and more…

(more…)

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The data relating to real estate for sale on this website comes in part from the Internet Data Exchange program of the MLSListings™ MLS system. All real estate listings in the MLSListings MLS system are marked with the MLSListings Internet Data Exchange icon (a stylized house inside a circle), and detailed information about them includes the names of the listing brokers and listing agents.

 

Listing information is deemed reliable, but not guaranteed. Listings last updated 4/18/14 2:08 AM PDT.

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