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Mary Pope-Handy
Sereno Group Real Estate
214 Los Gatos-Saratoga Rd
Los Gatos, CA 95030
408 204-7673
Mary (at)
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 ‘trends’

Willow Glen real estate market – San Jose 95125

Monday, October 27th, 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, but down slightly from last month – not entirely 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.

September Market Statistics


  • Median home prices increased by 15.9% year-over-year to $857,500 from $740,000.
  • The average home sales price rose by 21.0% year-over-year to $1,108,960 from $916,356.
  • Home sales fell by 21.9% year-over-year to 889 from 1,139.
  • Total inventory* fell 39% year-over-year to 1,978 from 3,244.
  • Sales price vs. list price ratio rose by 0.7% year-over-year to 103.5% from 102.8%.
  • The average days on market rose by 8.0% year-over-year to 27 from 25.

Compared To Last Month

  • Median home prices slipped by 1.4% to $857,500 from $870,000.
  • The average home sales price fell by 3.9% to $1,108,960 from $1,154,130.
  • Home sales Down by 2.3% to 889 from 910.
  • Total inventory* increased 0.4% to 1,978 from 1,971.
  • Sales price vs. list price ratio increased by 0.3% to 103.5% from 103.2%.
  • The average days on market increased by 6.5% to 27 from 26.

The Willow Glen Condo market

And next, of Willow Glen condos:


The Cambrian Park Real Estate Market Update

Wednesday, October 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 seeing mild seasonal cooling taking place with slight month over month numbers – in many segments, it’s flat, and in others a mild increase or decrease in pricing – but still very decent year over year appreciation.  Low inventory continues to make things difficult for home buyers. (Be sure to read to the end to see the live Altos charts too.)

Sales have been low because inventory’s been low – but you can see a slight uptick in the chart below.

Median Home Price +0.1% $836,000 $835,000 +13.4% $737,500
Average Sales Price -0.9% $866,238 $874,054 +11.9% $773,991
No. of Homes Sold -15.6% 54 64 -3.6% 56
Pending Properties +43.3% 43 30 -36.8% 68
Foreclosures Sold N/A 0 0 -100.0% 1
Short Sales Sold N/A 1 0 -66.7% 3
Active Listings +4.4% 47 45 -39.0% 77
Active Foreclosures 0.0% 1 1 -50.0% 2
Active Short Sales N/A 0 0 -100.0% 5
Sales Price vs. List Price -1.3% 103.1% 104.5% -0.1% 103.2%
Average Days on Market +25.6% 21 17 +13.7% 19

Months of Inventory by  zip code and high school district – Cambrian area of San Jose 95124 & 95118

Next let’s look at the Months of Inventory by zip code, price point and high school district.  First, Cambrian area of San Jose 95124:

Cambrian San Jose 95124 Months of Inventory by pricing tier

Next, Cambrian area of San Jose 95118:

Cambrian area of San Jose 95118 Months of Inventory



Saratoga, CA, Real Estate Market Update

Tuesday, October 7th, 2014

How’s the Saratoga California 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).  Like much of Silicon Valley and Santa Clara County specifically, there’s been some calming of the market in the 2nd half of the year.

After this we’ll consider months of inventory by price point, and later also the Altos Research reports as well.


Median Home Price +8.9% $2,126,000 $1,952,000 +12.5% $1,890,000
Average Sales Price -19.4% $2,072,490 $2,572,820 -17.9% $2,524,260
No. of Homes Sold -29.6% 19 27 -17.4% 23
Pending Properties -16.7% 10 12 -56.5% 23
Foreclosures Sold N/A 0 0 -100.0% 1
Short Sales Sold N/A 0 0 N/A 0
Active Listings -10.4% 43 48 -44.2% 77
Active Foreclosures N/A 0 0 -100.0% 1
Active Short Sales N/A 0 0 -100.0% 1
Sales Price vs. List Price +8.1% 108.8% 100.6% +7.3% 101.4%
Average Days on Market -23.3% 24 31 -52.6% 51

Let’s next focus in on Months of Inventory data for single family homes in Saratoga by price point and high school district.  This is often the best angle to get a clearer picture of what’s happening with the Saratoga, CA real estate market – where it’s slow and where it’s red hot.   In this first data set, we see that the market in Saratoga 95070 is pretty much a seller’s market overall, until the $4 million mark, at which point there seem to be no takers.

Saratoga CA 95070 all prices and areas


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…)

Santa Clara County Real Estate Market

Sunday, June 15th, 2014

The Santa Clara County real estate statistics for Single Family Homes

May 2014 saw a little bit of a pullback on pricing in the San Jose area, which led to many watching the industry to begin speculating as to the cause and significance of the change (which was not huge).  Over the course of a year, or of several years, we do not see only straight paths up or down.  Nor to we see perfectly level pricing.  From month to month or quarter to quarter, fluctuation is part of the formula.  When I saw the numbers for the closed sales in May, it looked to me a lot like the normal seasonal patterns we tend to see.  This afternoon I pulled some of the stats using our local multiple listing service,  Where are things for the first half of June?  Back up, please  have a look at the 2nd chart below.

Those “normal seasonal patterns” usually include a runup early in the year followed by leveling off, and sometimes even a slight drop in pricing later in the year.  Some years there’s another rise in September and October, and some years that doesn’t happen.  What is normal, though, that that the Feb – April price escalation does not continue all year long.   We see more inventory toward summer – sellers seem to think that summer is the best time to sell, while many buyers are done by June, so that change in supply and demand often causes the prices to quit rising.

So let’s look at the numbers.

First, here’s a 3 year look at completed months for the median sale price in Santa Clara County.  The last month shown is May 2014 (since we’re not through June yet). You can see the little notch downward at the far right.  Please notice that there are lots of “notches downward” in the 3 year period – but the overall trend is not down, but up.


Santa Clara County Median Sale Price last 3 years

Santa Clara County Median Sale Price last 3 years

Next, let’s see just 2014 year to date, including the first half of June.
Santa Clara County Median Sale price YTD Jan - June 15 2014

Santa Clara County Median Sale price YTD Jan – June 15 2014

Here you can see that little downward movement in May is overshadowed by an upward movement in the first 15 days of June.  In fact, May is a tiny glitch on the overall upward trend of these numbers since January.


Sunnyvale real estate market trends & statistics

Tuesday, May 13th, 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

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):


Median Home Price +1.0% $1,005,000 $995,000 +21.8% $825,154
Average Sales Price +4.5% $1,109,350 $1,061,080 +25.1% $886,907
No. of Homes Sold +10.0% 66 60 -29.0% 93
Pending Properties +8.5% 64 59 -5.9% 68
Foreclosures Sold N/A 0 0 N/A 0
Short Sales Sold 0.0% 1 1 -66.7% 3
Active Listings +136.8% 45 19 -16.7% 54
Active Foreclosures N/A 0 0 N/A 0
Active Short Sales -50.0% 1 2 -85.7% 7
Sales Price vs. List Price +2.5% 113.9% 111.1% +3.0% 110.6%
Average Days on Market +58.4% 18 11 +83.3% 10

What about the condo and townhome market?


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

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, 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