Silver Leaf Park in the Santa Teresa area of San Jose

Silver Leaf Park in the Santa Teresa area of San Jose

A scenic, more affordable part of San Jose with excellent freeway access is the Santa Teresa region, which is perhaps the southernmost part of the city. The east foothills and the Santa Teresa foothills create pleasant views and some areas are still rural. Price ranges have a wide gap between lowest and highest, with some luxury properties in some of the hilly eastern side. Most of the homes for sale, though, are less than the median or average for San Jose as a whole.

Where is the Santa Teresa area?

The Santa Teresa district of San Jose spans a few zip codes (part of 95123, 95119, 95138, and 95139). An easier description might be the area close to where Highway 101 and Highway 85 intersect in South San Jose, or the area through which Santa Teresa Boulevard runs. It is north of the Coyote Valley, it  borders on Blossom Valley and the southern part of Evergreen, and is just over the hills from the Almaden Valley. It truly is South San Jose, and part of it even has Morgan Hill Schools, though most of the area is served by the Oak Grove School District.

The Santa Teresa foothills include gorgeous, large open space, the Santa Teresa County Park. It’s a wonderful place to walk or hike, and for suburban dwellers, easy access to rural or natural space, even within the city.

Some of the better known neighborhoods in Santa Teresa are these (per the city of San Jose’s map – link takes you there but it’s a very slowly loading page):

  • Edenvale (kind of a sub-district)
  • Sunspring
  • Silver Leaf (near Silver Leaf Park, between Monterey Highway & Hwy 101)
  • Basking Ridge (newer homes on a small hill just over 101 – one of the last subdivisions you see before hitting the open countryside)
  • Los Paseos
  • California Maison
  • Avenida Espana
  • Chantilly
  • Burning Tree
  • Martinvale Vineyard
  • Rancho Santa Teresa
  • La Colina (think Curie Drive next to the hills)
  • Oak Ridge
  • Makati
  • Anderson
  • Miner
  • Oak Grove
  • Deer Run
  • Great Oaks

These other areas are usually considered to be Blossom Valley – at least within the real estate community and MLS boundaries, but the city of San Jose puts them into the Santa Teresa area (per a 1999 map)

  • Shawnee (though some might call this Blossom Valley)
  • Sakamoto (again, often referred to as Blossom Valley – highly regarded elementary school and pretty vistas of the Santa Teresa Foothills from here)
  • Hayes
  • Banana Grove
  • Calero
  • Tradewinds

 

What does it cost to live in Santa Teresa?

Naturally, location, size, view, condition, and many other factors influence the cost of housing.  To give a rough ballpark, though, I ran the sold properties over the last three months (as of Feb 6, 2015) and here are the numbers for houses or single family homes:

Least expensive home sold: $624,999 2 bed, 2 bath, 960 SF (appx), 4,879 SF lot (appx)

Most expensive home sold: $1,125,000 5 bed, 2.5 bath, 2,527 SF (appx), 8,904 SF lot (appx)

Averages of the houses sold in the last ninety days: $814,263 (appx sale price, which was almost the same as the list price), 1,722 SF home (appx), 6,287 SF lot (appx)

 

How’s the Santa Teresa real estate market?

As is often the case, the market is very different depending on the particular home’s pricing and placement. Some houses are overpriced, look terrible, are impossible to see…. Other properties are well staged, easy to view, have complete pre-sale disclosure packages, and are priced aggressively (on the low side rather than the high side). With the latter situation, home values can easily skyrocket, especially in the lowest price points. More expensive homes, or those not well situated to sell, may have a terrible time of it.

Of the properties studied above, most sold fairly close to list price but some went for as much as $70,000 over list.

Of pending sales there is little information except by word of mouth. Right now inventory is still very tight, but over the past 6 months the market has seen some fluctuation. While some homes are still selling well above list, more are selling very close to or below list, which goes along with the cooling we’ve seen. A lot of it depends on the number of offers. With more than 3-5 offers, the price is likely to go sky high.

All of that said, home prices are just creeping up on the values from the peak, though. While Cupertino, Palo Alto, Sunnyvale, Menlo Park and other areas surpassed the old peak a year or two ago, areas which are either farther from work centers or areas with school scores which are not a big draw have been lagging in the recovery. But Santa Teresa is almost there! Read more about the Santa Teresa real estate market here.

 

GREAT ARTICLE on the beautifully scenic Santa Teresa Foothills:

http://www.rhorii.com/SantaTeresaHills/Sthills2.htm

 

Homes for sale in the Santa Teresa area of San Jose

  1. 4 beds, 2 baths
    Home size: 1,474 sq ft
    Lot size: 5,601 sqft
  2. 1 bed, 1 bath
    Home size: 355 sq ft
  3. 4 beds, 3 baths
    Home size: 1,827 sq ft
    Lot size: 4,626 sqft
  4. 4 beds, 3 baths
    Home size: 3,495 sq ft
    Lot size: 23,522 sqft
  5. 5 beds, 5 baths
    Home size: 4,121 sq ft
    Lot size: 8,258 sqft

See all Real estate in the 95138 zip code.
(all data current as of 11/18/2017)

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

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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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