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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

Posts Tagged ‘trends’

The Cambrian Park Real Estate Market Update

Monday, December 8th, 2014

My 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 Cambrian, we are experiencing dreadfully low inventory of homes for sale.  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.   Sales are up and inventory is down.  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.

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 Stats At A Glance

Year-Over-Year

  • Median home prices increased by 13.5% year-over-year to $851,000 from $750,000.
  • The average home sales price rose by 12.2% year-over-year to $877,448 from $782,008.
  • Home sales rose by 33.3% year-over-year to 84 from 63.
  • Active listings fell 39.3% year-over-year to 71 from 117.
  • Sales price vs. list price ratio fell by 0.0% year-over-year to 103.5% from 103.5%.
  • The average days on market fell by 20% year-over-year to 19 from 23.

Compared To Last Month

  • Median home prices improved by 1.9% to $851,000 from $835,000.
  • The average home sales price rose by 1.8% to $877,448 from $862,175.
  • Home sales up by 50.0% to 84 from 56.
  • Active listings dropped 39.3% to 71 from 117.
  • Sales price vs. list price ratio increased by 0.5% to 103.5% from 103.0%.
  • The average days on market dropped by 12.8% to 19 from 21.
The year over year median and average sales prices in Cambrian are up a healthy amount.  Generally speaking it is still a hot seller’s market and great time to sell a Cambrian home.  We were expecting a breather, but aren’t getting it – particularly in the areas with Union and Cambrian Schools.

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

Saratoga, CA, Real Estate Market Update

Monday, December 1st, 2014

How’s the Saratoga California real estate market?

This is a fairly comprehensive article on the Saratoga real estate market that will include the live statistics from Altos Research for listed properties (not closed) in Saratoga CA 95070, the closed sale data from the RE Report for last month in Saratoga 95070, and then the numbers I crunched for Saratoga – overall, and then by price point and high school district.

First, let’s consider the months of inventory by price point and high school district that I crunched using MLSListings.com, our local multiple listing service provider. (For comparison, please also see a similar article on the Live in Los Gatos blog for the town of Los Gatos – real estate market by price point and high school district.)  The months of inventory is a reference to how fast homes would be absorbed into the market if sales continued at the same pace and no new inventory came onto the market.  It’s often referred to as “the absorption rate” – and that can be months of inventory, weeks of inventory, or days of inventory.  A “balanced” market is somewhere around 4-5 months for us, though the National Association of Realtors says that 6 months is balanced nationwide.  Anything under 3 is a good seller’s market, and under 1 is like saying that homes are “flying off the market”.

Here’s the chart for Saratoga – all price points, all school districts.  Overall it’s 2 months of inventory, which is crazy fast. In fact, it’s less than 2 months until you go past $2.5million. Wow!

Saratoga all prices and schools

 

And next – Saratoga with Saratoga Schools – even faster!!!!!

Saratoga with Saratoga schools

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Santa Clara County Real Estate Market

Tuesday, November 18th, 2014

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 both month over month and year over year, and home sales are up a little too – some welcome relief for inventory starved home buyers!

Trends at a Glance

Santa Clara County Stats At A Glance for sales closed in October 2014

Year-Over-Year

  • Median home prices increased by 12.9% year-over-year to $869,610 from $770,000.
  • The average home sales price rose by 14.1% year-over-year to $1,147,830 from $1,006,280.
  • Home sales fell by 2.1% year-over-year to 950 from 970.
  • Active listings fell 34.7% year-over-year to 1,675 from 2,566.
  • Sales price vs. list price ratio rose by 0.3% year-over-year to 103.0% from 102.7%.
  • The average days on market rose by 1.3% year-over-year to 28 from 28.

Compared To Last Month

  • Median home prices improved by 2.3% to $869,610 from $850,000.
  • The average home sales price rose by 4.0% to $1,147,830 from $1,104,120.
  • Home sales Up by 4.3% to 950 from 911.
  • Active listings dropped 23.2% to 1,675 from 2,180.
  • Sales price vs. list price ratio dropped by 0.4% to 103.0% from 103.4%.
  • The average days on market increased by 2.3% to 28 from 27.

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Willow Glen real estate market – San Jose 95125

Friday, November 14th, 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.  Values are up very substantially over last year, and up slightly from last month – somewhat atypical for the fall.

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.

October Santa Clara County Market Statistics  (for comparison)

Year-Over-Year

  • Median home prices increased by 19.4% year-over-year to $875,000 from $733,000.
  • The average home sales price rose by 23.1% year-over-year to $1,156,090 from $939,186.
  • Home sales fell by 20.9% year-over-year to 929 from 1,174.
  • Active listings fell 42.5% year-over-year to 1,708 from 2,970.
  • Sales price vs. list price ratio rose by 0.4% year-over-year to 103.1% from 102.7%.
  • The average days on market rose by 1.3% year-over-year to 28 from 28.

Compared To Last Month

  • Median home prices improved by 2.0% to $875,000 from $857,500.
  • The average home sales price rose by 4.2% to $1,156,090 from $1,108,960.
  • Home sales Up by 4.5% to 929 from 889.
  • Active listings dropped 13.7% to 1,708 from 1,978.
  • Sales price vs. list price ratio dropped by 0.4% to 103.1% from 103.5%.
  • The average days on market increased by 2.2% to 28 from 27.

 

The Willow Glen Condo market

And next, of Willow Glen condos:

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Sunnyvale real estate market trends & statistics

Monday, November 10th, 2014

Sunnyvale has been an extremely hot seller’s market for many months. Prices are cooling a little from last month, but homes continue to sell in less than 30 days and the sale price to list price ratio remains at more than 105%.  In general, houses in Sunnyvale are selling for about a million dollars – if they aren’t too small or in terrible shape (or conversely palatial or newly built or remodeled).  Let’s begin with single family homes. The median list price for homes in Sunnyvale CA – all zip codes combined – interestingly, the high end homes are doing the best! (Live charts from Altos Research.)

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

What about the numbers for the closed sales?  Now let’s have a look at the Sunnyvale CA RE Report for last month’s trends and statistics (click on link to get the full report):

What about the condo and townhome market?

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Gilroy, the Garlic Capital of the World – things to do, homes for sale, the real estate market

Saturday, July 26th, 2014

Gilroy Garlic FestivalGilroy is a scenic area well known for wineries, farmland and fruit stands.  More than anything,  it’s most iconic produce is garlic, which is celebrated late each July with the annual Garlic Festival, which began yesterday and continues through the weekend.  If you’ve never been, I highly recommend it!  Go early and bring your appetite!  There’s more than just eating to be enjoyed, but eating is surely high up on the list of priorities!  Click on the link above to see what’s on the schedule this weekend.  (Be sure to wear sunscreen and a hat. It is very hot…so drink a lot of water…)

In the days and weeks leading up to this fun food festival, the scent of garlic fills the early morning air and blows north along the coastal foothills so that those of us in Silicon Valley get a healthy nose full when grabbing our morning paper off the driveway. This has been my experience since I was a small child and I’m happy that all the progress of the last 40 or 50 years hasn’t changed the smell of garlic heralding mid-summer.

Garlic is king in Gilroy, but it’s not all that’s happening there

A nice easy, and fairly fast trip by car will bring you to South County and to Gilroy.  It’s a wonderful day trip to explore the backyard of Silicon Valley, or better, take a whole weekend to get to know the area.  There’s a nice downtown area where you can do some shopping and dining.  Go out a bit and there are a number of fabulous wineries to check out.  And lest we forget, Gilroy is a local epicenter of bargain shopping.

At the intersection of highways 101 and 152, the Gilroy Premium Outlet Mall is found.  Go with the intention of spending money, because resistance is futile once you park your car.  This afternoon I spent a few hours there with my daughter and we found some especially good pricing on clothes – perhaps because of the Garlic Festival and the anticipated crowds.

Many will attest that cars are found for a better price there, too.

But wait, there’s more!  Gilroy is also home to a charming family amusement park (aimed at younger kids), Gilroy Gardens.   (more…)

Cupertino Real Estate Market Trends and Statistics

Thursday, May 1st, 2014

How’s the Cupertino real estate market?

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 charts from the mls which I created myself, plus my monthly reports from my REReport subscription and also from my weekly updated charts from Altos Research, which uses listing data (not solds) and is automatically updated this week.  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.

Charts from MLSListings.com

Cupertino has been in a buying frenzy for the last couple of years with a wildly hot seller’s market.  Inventory is starting to rise again, which should (in theory, at least) cause some calming.  In the chart below, which I created from MLSListings.com, please see the relationship between available homes and those which have sold. The closer these bars are to each other, the hotter the market, and when they begin to distance themselves, there’s a cooling in progress.

 

ertino number of homes for sale vs sold

Next, a rough idea of pricing in this city – a view of listings by price range.  This gives prospective buyers a sense of what it costs to buy here, and a sense for sellers as to whether their price point is mainstream or perhaps too high for the area (not too many in the over $3 million range).

 

Listings by price range in Cupertino

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