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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

Real Estate Search

Posts Tagged ‘townhouse’

Saratoga, CA, Real Estate Market Update

Friday, September 5th, 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.  The market for single family homes has been in a fairly stable band for awhile, but is lower overall.  Does this mean that any particular house has lost value?  Not necessarily.  This represents homes for sale – and it may mean only that the more affordable properties are on the market (perhaps more in the Campbell Union High School District or simply “entry level” houses generally).  Ditto that for the rising median list price of condos.  It could indicate rising home values, or it could point to more expensive townhouses getting listed.

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

Also from Altos Research (to which I have a subscription), here’s a look at a glance of what your money can buy you in Saratoga.  (Please click on image to see larger view of it.)

2014 Sept Saratoga by quartile Altos

Let’s now focus in on both the closed and active data for single family homes in Saratoga, and see if we can get a clearer picture of what’s happening with the Saratoga, CA real estate market.

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

 

TRENDS AT A GLANCE AUG 2014 PREVIOUS MONTH YEAR-OVER YEAR
Median Home Price -2.4% $1,952,000 $2,000,000 +11.5% $1,750,000
Average Sales Price +9.5% $2,572,820 $2,348,770 +39.6% $1,842,780
No. of Homes Sold -27.0% 27 37 -25.0% 36
Pending Properties -40.0% 12 20 -50.0% 24
Foreclosures Sold N/A 0 0 -100.0% 1
Short Sales Sold N/A 0 0 N/A 0
Active Listings 0.0% 48 48 -36.8% 76
Active Foreclosures N/A 0 0 -100.0% 1
Active Short Sales N/A 0 0 -100.0% 1
Sales Price vs. List Price -2.7% 100.6% 103.5% -1.1% 101.7%
Average Days on Market +21.4% 31 26 +43.5% 22
It’s still costing around $2 million for a “typical” Saratoga house – whatever that might look like!
Saratoga CA Real Estate Stats At A Glance

(more…)

Campbell Real Estate Market

Wednesday, September 3rd, 2014

How is the Campbell real estate market?How is the Campbell real estate market? The numbers are up  from  last year but down from a month ago a little bit . Days on market are rising a little, pointing to the softening market being experienced across Silicon Valley.

Further down in this article, we’ll utilize the graphs from Altos Research, which uses list prices, and check out the trends in pricing by  quartile in this zip code (meaning 4 groups based on the pricing tier from least to most expensive).  Campbell condominiums and townhomes will be considered as well. And finally, a list of homes for sale in Campbell will be found at the bottom of the post.

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

TRENDS AT A GLANCE AUG 2014 PREVIOUS MONTH YEAR-OVER YEAR
Median Home Price -0.3% $920,000 $923,000 +16.9% $787,250
Average Sales Price -5.4% $973,929 $1,030,030 +22.1% $797,734
No. of Homes Sold -57.5% 17 40 -46.9% 32
Pending Properties +44.4% 13 9 -63.9% 36
Foreclosures Sold N/A 0 0 N/A 0
Short Sales Sold N/A 0 0 N/A 0
Active Listings -8.3% 22 24 -26.7% 30
Active Foreclosures N/A 0 0 N/A 0
Active Short Sales N/A 0 0 -100.0% 1
Sales Price vs. List Price +1.4% 105.3% 103.8% +2.2% 103.0%
Average Days on Market +8.3% 21 19 +6.7% 20

Year-Over-Year

  • Median home prices increased by 16.9% year-over-year to $920,000 from $787,250.
  • The average home sales price rose by 22.1% year-over-year to $973,929 from $797,734.
  • Home sales fell by 46.9% year-over-year to 17 from 32.
  • Active listings fell 47% year-over-year to 35 from 66.
  • Sales price vs. list price ratio rose by 2.2% year-over-year to 105.3% from 103.0%.
  • The average days on market rose by 6.7% year-over-year to 21 from 20.

Compared To Last Month

  • Median home prices slipped by 0.3% to $920,000 from $923,000.
  • The average home sales price fell by 5.4% to $973,929 from $1,030,030.
  • Home sales Down by 57.5% to 17 from 40.
  • Active listings increased 6.1% to 35 from 33.
  • Sales price vs. list price ratio increased by 1.4% to 105.3% from 103.8%.
  • The average days on market increased by 8.3% to 21 from 19.

 

The Campbell Condo market…

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

Willow Glen real estate market – San Jose 95125

Monday, September 1st, 2014

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.  With employment rates on the rise, Willow Glen is enjoying a nice amount of appreciation, both year over year (more than 30%!) and even month over month (about 10%).

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.

TRENDS AT A GLANCE AUG 2014 PREVIOUS MONTH YEAR-OVER YEAR
Median Home Price +11.3% $1,045,900 $940,000 +34.0% $780,750
Average Sales Price +9.7% $1,134,500 $1,034,200 +33.2% $851,554
No. of Homes Sold -8.5% 54 59 -12.9% 62
Pending Properties -21.1% 30 38 -50.8% 61
Foreclosures Sold N/A 0 0 N/A 0
Short Sales Sold N/A 0 0 -100.0% 3
Active Listings -7.5% 62 67 -45.6% 114
Active Foreclosures N/A 0 0 N/A 0
Active Short Sales N/A 0 0 -100.0% 4
Sales Price vs. List Price -0.6% 100.9% 101.5% +0.6% 100.3%
Average Days on Market +8.7% 23 21 -16.1% 28

 

And the month prior:

 

TRENDS AT A GLANCE JUL 2014 PREVIOUS MONTH YEAR-OVER YEAR
Median Home Price +0.8% $940,000 $933,000 +8.7% $865,000
Average Sales Price -2.5% $1,034,200 $1,060,800 +10.1% $939,708
No. of Homes Sold -21.3% 59 75 -28.9% 83
Pending Properties -7.3% 38 41 -34.5% 58
Foreclosures Sold -100.0% 0 1 N/A 0
Short Sales Sold N/A 0 0 -100.0% 3
Active Listings -9.5% 67 74 -42.7% 117
Active Foreclosures N/A 0 0 N/A 0
Active Short Sales N/A 0 0 -100.0% 6
Sales Price vs. List Price -1.4% 101.5% 102.9% -1.2% 102.7%
Average Days on Market +21.0% 21 18 +24.3% 17

(more…)

Los Gatos and Saratoga Condominium and Townhouse Market

Tuesday, May 27th, 2014

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 are at under 3 week for the “days to sell over time”.  Saratoga tends to sell a little better than Los Gatos for condominiums and townhomes, and that’s the case now as well – at least months months, and recently. (Reasons, not sure – perhaps because the location is a little closer to Cupertino and Sunnyvale and the many high tech jobs there.  Or it could be related to the school scores or any number of factors.)

Saratoga days to sell over time 2014 - condos

Saratoga days to sell over time 2014 – condos

Los Gatos days to sell over time 2014 - condos

Los Gatos days to sell over time 2014 – condos

 

 

 

 

 

 

 

 

 

 

 

 

 

Let’s check some other criteria and see how they stack up there. Let’s look at the new listings as opposed to the solds.  How far apart are they? (The closer they are, the “hotter” the market. If the solds are going faster than the new listings are coming on, it’s a red hot seller’s market.)   For most of the last year, Saratoga condominiums have been selling and closing faster than new ones have entered the market, or have tied it, except for March and April.  In Los Gatos, same pattern recently of new listings outpacing sales, and in January the closed sales outpaced new inventory.  But overall, it’s close to a tie or there’s a slight leaning toward new listings rather than sales unless you look back to last fall.  So a little bit cooler of a market in Los Gatos by this standard.

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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!

 

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 9/19/2014)

  1. 3 beds, 2 full baths
    Home size: 1,446 sq ft
    Lot size: 7,320 sqft
  2. 5 beds, 3 full baths
    Home size: 2,348 sq ft
    Lot size: 5,280 sqft
  3. 4 beds, 2 full baths
    Home size: 1,370 sq ft
    Lot size: 6,150 sqft
  4. 3 beds, 2 full baths
    Home size: 1,523 sq ft
    Lot size: 8,142 sqft
  5. 4 beds, 2 full baths
    Home size: 1,622 sq ft
    Lot size: 6,528 sqft

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

95118 Single Family Homes:

click on link below to see these and more…

(more…)

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 9/18/14 11:26 PM PDT.

Copyright 2014 MLSListings Inc. All rights reserved.

This IDX solution is (c) Diverse Solutions 2014.