Silicon Valley Real Estate Info

The Monte Sereno real estate market is similar to Los Gatos, but distinct - Monte Sereno shares many features with Los Gatos but is a distinct cityHow is the Monte Sereno real estate market? Because the city is small, with just about 4,000 residents, there usually are few homes listed for sale or selling, and with small numbers we can get seeming volatility.

That combined with all that’s happened this March, the data from the last month might not be as good a predictor for the market as it normally would be. Though we’ve begun to see changes to the market over the last few months, we won’t know the full impact for a while. For now you can read more about the Coronavirus impact on real estate sales in my post on the topic.

During the shutdown so far, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory. So while current data is accurate, please disregard any DOM data for the months mentioned above.

There are no condominiums or townhomes in Monte Sereno at present (we are watching closely the proposed development at La Rinconada, which is unincorporated as of this writing). One of the major challenges for this city is to ensure that at least some housing units are deemed “affordable.” You can find the city’s housing plan here (a pdf online):  http://www.montesereno.org/DocumentCenter/Home/View/674

Below is a quick market profile for Monte Sereno. This is updated automatically weekly, so please check back often.

Monte Sereno Altos Real-Time Market Profile

As of the latest update, September 15th, 2020, the Monte Sereno market is in a strong seller’s advantage with a rising market action. And unlike other areas, this market doesn’t seem to have faced the same spring cooling as the rest of the valley and it has been heating up for a long while now. Still, Monte Sereno has very few active listings, so the data for this chart can have large swings in data due to one or two outstanding properties.

Altos Research does weekly reports, to which I subscribe. You can see the full weekly report for Monte Sereno HERE and you can click the subscribe button there if you’d like to get it weekly (or navigate to another zip code or city and subscribe to that). Here’s the data on home descriptions per price quartile in the report, updated automatically throughout the month:

Median List Price for Monte Sereno By Altos

It looks like prices have experienced some dramatic ups in all but the lowest price tier this year. The top tier peaked earlier this year well above where it last peaked around late 2017 and early 2018. In the middle, the upper and lower price tiers also rose close to, if not a little above the 2017-2018 peak. Even the bottom tier is reaching prices it hasn’t seen since 2018, though not at it’s peak. Remember, low inventory and fewer sales mean greater swings in data.

Stats for recently closed home sales in Monte Sereno

Here are the quick statistics for the closed sales in the last complete month to give a sense of how things are going with the Monte Sereno real estate market. Sales data comes from my Monte Sereno Real Estate Report. Given that the supply of homes to study is tiny, what can we tell from this data?

It’s true that an average Monte Sereno house is about $2.5-3.5 million, and often higher in the current market – closer to $4 million – a little steep for most folks!

Monte Sereno Real Estate Market Trends at a Glance:

Not too much changed in August compared to the month before. Small pools of data can shift drastically very quickly, so it’s important to take this data with a grain of salt. Sales rose a hair while pending sales and active listings slipped. Looking back a little farther, sales are looking up from 2019, while active inventory still falls short. The market remains hot and it’s an active seller’s market.

Trends At a Glance Aug 2020 Previous Month Year-over-Year
Median Price $4,245,000 (+10.3%) $3,850,000 $3,000,000 (+41.5%)
Average Price $4,242,500 (+6.1%) $3,997,140 $2,673,000 (+58.7%)
No. of Sales (+14.3%) 7 (+60.0%)
Pending (-37.5%) 8 (0.0%)
Active (-11.1%) 9 12 (-33.3%)
Sale vs. List Price 97.6% (+1.6%) 96.1% 98.6% (-1.0%)
Days on Market 35 (+99.2%) 18 48 (-27.7%)
Days of Inventory 30 (-22.2%) 39 72 (-58.3%)

And the month before:

Trends At a Glance Jul 2020 Previous Month Year-over-Year
Median Price $3,850,000 (+7.6%) $3,577,500 $3,500,000 (+10.0%)
Average Price $3,997,140 (+2.1%) $3,914,640 $3,441,670 (+16.1%)
No. of Sales (+16.7%) 6 (+133.3%)
Pending (+14.3%) 7 (+60.0%)
Active (-10.0%) 10 12 (-25.0%)
Sale vs. List Price 96.1% (-1.5%) 97.6% 103.5% (-7.2%)
Days on Market 18 (-60.2%) 44 15 (+14.6%)
Days of Inventory 39 (-20.2%) 48 120 (-67.9%)

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Silver Leaf Park in the Santa Teresa area of San Jose - the proximity of parks will impact the Santa Teresa real estate market for that neighborhood

Silver Leaf Park in the Santa Teresa area of San Jose

How’s the Santa Teresa real estate market? The scenic Santa Teresa area of San Jose is popular as it’s a bit more affordable but offers lovely views of the hills and public schools that seem to be improving over time, making the area more desirable. These positives seem to be helping that area to hold its value well.

Santa Teresa (our MLS Area 2)  includes a small bit of the 95123 zip code, which is more expensive, but most of that zip is Blossom Valley, so we will omit it. The 95138 zip code is about half Santa Teresa and half Evergreen (more expensive area), so take those numbers with a big grain of salt. I find the 95119 zip code to be most helpful, but even then, the school district is divided between Oak Grove and Morgan Hill.

Since the start of March there have been many changes affecting the real estate industry. We’re starting to have a better view of the impact of the pandemic on the local real estate markets, but it will take a while to get the full picture. For now, read more about the Coronavirus impact on real estate sales in my other post.

During the shutdown so far, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory for the previous months, though current data is accurate.

Weekly update from Altos Research with a “market profile” of San Jose’s Santa Teresa area, zip code 95119 for single family homes / houses:

Santa Teresa of San Jose 95119 Real-Time Market Profile

This week’s update (as of writing this, September 15th) the chart looks fairly bare. There are 6 active listings at the moment, and last month when I updated this page there were 8 in 95119. Not a lot of data to work with. Altos has shown a strong seller’s market in this area for a while, though it has been bouncing between strong and mild with extremely low inventory over the last year or so.

Weekly update from Altos Research with look at a glance of zip code 95138 for single family homes or houses:

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Santa Clara real estate market - The Santa Clara Women's Club http://www.santaclarawomansclub.org/

The Santa Clara Women’s Club (old adobe house)
http://www.santaclarawomansclub.org/

Update on the Santa Clara real estate market: The realty market in the city of Santa Clara, like the rest of Silicon Valley, is one in which the sellers have the upper hand, though it has seen significant softening. What is key for home sellers is to price according to today’s market.

That being said, this March brought some major changes that are affecting the market. While we are starting to see a clearer picture of how things have changed in this month’s data it will take a while to see the end result. To read more about the Coronavirus impact on real estate sales, check my post on the topic.

During the shutdown so far, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory. That means the current data will be accurate, but disregard the data from March through May in those fields.

Below there are charts for the market activity over the last few months. Although it’s been on the rise for months, it’s finally begun to dip again. Low inventory from the past year and continuous low inventory around the rest of the Valley means there is still a greater demand to fill than properties available. Further in the article, we’ll check in on the condo market, too.

First, a market profile, automatically updated weekly, for the city of Santa Clara (these reports are available by zip code, too, and for condos/townhomes as well as single family dwellings). Check out the weekly Altos report HERE and click on subscribe to get weekly updates on all of Santa Clara or any particular zip code. (Scroll to the bottom and check out the profile of houses across 4 pricing quartiles – super interesting.)

Santa Clara Real-Time Market Profile

According to Altos, it’s a strong seller’s market right now with market action on the rise.

Data from my RE Report:

Next, stats at a glance for the Santa Clara real estate market for single family homes. See the statistics and trends for closings and listings for last month – updated each month on about the 5th – 10th on my RE Report site for realty stats & trends in Santa Clara:

Trends at a Glance

Seasonal cooling is normal in winter, but this year we never saw a strong shift – it remained a hot market through winter getting progressively hotter towards spring! That being said, spring saw significant cooling since March with the pandemic.

In August, active inventory was stable, sales fell, and pending sales rose since the month before. The sales to list price ratio grew to a very hot 104.6%! To put that into perspective, though, this rise is following the fall of a whopping 11.6% between March and June! Prices are stable month over month and up year over year with homes selling on average in a lightning quick 12 days. High demand with low inventory is making for a firey hot market in Santa Clara.

Trends At a Glance Aug 2020 Previous Month Year-over-Year
Median Price $1,482,500 (-1.2%) $1,500,000 $1,289,000 (+15.0%)
Average Price $1,518,780 (+0.8%) $1,506,250 $1,363,550 (+11.4%)
No. of Sales 46 (-14.8%) 54 44 (+4.5%)
Pending 60 (+13.2%) 53 47 (+27.7%)
Active 48 (0.0%) 48 61 (-21.3%)
Sale vs. List Price 104.6% (+1.8%) 102.8% 100.7% (+3.9%)
Days on Market 12 (-53.7%) 26 26 (-54.1%)
Days of Inventory 31 (+17.4%) 27 42 (-24.7%)

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Cambrian Park Real Estate Market graphicOne of the best ways to get a pulse on the Cambrian Park real estate market is to see what’s selling fast. Sometimes a few low sales will make the market look more sluggish than it is. For the Cambrian housing market, though, most single family homes are selling well, with multiple offers, and overbids right now. But not all. So let’s separate them out by time and see how it looks.

Before we begin, it’s important to recognize how much has changed since the beginning of March, so this data is not going to be as relevant as it normally would be. This month we will have a better grasp over the pandemic’s affect on real estate, but it will take time to see the full picture. For more on the impact of the pandemic on the market, check out my post titled Coronavirus impact on real estate sales.

During the shutdown so far, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory for the months involved. Current numbers are accurate.

Fast sales are stronger sales: under 14 days is best for Cambrian Park realty sales 

Just now (as of September 15th) I pulled the single family home sales for Cambrian (mls area 14) for the last 30 days (mostly August but possibly some September) and saw a huge difference between the homes that sell fast and those that do not. The turning point seems to be 14 days on the market between overbids and underbids.

Out of 58 properties sold in the last 30 days, 43 of them or about 74% sold in 14 days or less, with the average days on market (DOM) for this group a lighting speed 6 days! For these fast selling homes the average list price $1,303,651 and average sale price $1,365,753 (averaging an overbid of $62,102 or approximately 104.8% of list price). Only 2 in that group sold below list price and 2 sold at list price. The majority, 39 properties, sold over asking.

Of the 15 slower sales, roughly 26% of sales, were on the market between 15 and 80 days. Only 4 sold above list price, 1 at asking, and 10 sold below.

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Almaden View Real Estate Market Conditions San Jose 95120 - photo with Mt Umunhum in backgroundThe Almaden Valley real estate market conditions are favorable to sellers right now, though it’s taken some hits.

For sellers, this is an active market. It’s showing signs of warming now, though it’s not fully recovering from the impacts this spring. Sales remain high and steady, indicating that there’s plenty of demand, though inventory is well below where the market should normally be. All in all, Almaden Valley remains in a continual seller’s market, though not where we would have predicted it to be from the start of the year.

Before we begin, it’s important to recognize how much has changed since the beginning of March. Over time we will have a better grasp over the pandemic’s affect on the real estate market. For more on the impact of the pandemic on the market, check out my post titled Coronavirus impact on real estate sales.

During the shutdown so far, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory within that time frame.

Almaden Valley months of inventory

Just now I logged onto the MLS. As of today (September 15th), there are 24 houses or duet homes (not duplexes, but attached single family homes) for sale in San Jose, CA 95120, aka Almaden Valley. Of those, 15 (or about 63%) are offered at under $2 million, which is slightly higher than last month. Dividing the whole up, 1 is listed under $1 million, 14 are between $1-2 million, 6 between $2-3 million, and 3 were offered between $3-$4 million. In the last 30 days, 34 single family homes have closed in the same area. When we divide the active listings by the closed sales over 30 days, we get the months of inventory. So for Almaden, 24 divided by 34 = 0.71 months of inventory. That’s a firey hot seller’s market!

Almaden Valley Real Estate Market Conditions: Trends at a Glance

Next, a look at the residential real estate market statistics for Almaden, or San Jose 95120 from the Real Estate Report (a subscription that I have which uses closed / sold data). Inventory and sales all shrank a hair from last month. Compared to last year, sales are up significantly but inventory is only a drop in the bucket. That small inventory is going fast with an average of only 22 days on market. The sales vs list price dipped a little to 101.2% having recovered some after falling a whopping 5.7% in April. It’s an active seller’s market and staying put.

Please find the current statistics for single family homes (houses & duet homes) from my Almaden Valley real estate report (click on link for more info).

Trends At a Glance Aug 2020 Previous Month Year-over-Year
Median Price $1,642,500 (+4.0%) $1,580,000 $1,594,500 (+3.0%)
Average Price $1,629,390 (-0.4%) $1,635,870 $1,594,790 (+2.2%)
No. of Sales 32 (-15.8%) 38 22 (+45.5%)
Pending 33 (-2.9%) 34 24 (+37.5%)
Active 23 (-14.8%) 27 55 (-58.2%)
Sale vs. List Price 101.3% (-0.2%) 101.5% 98.6% (+2.8%)
Days on Market 22 (+15.7%) 19 30 (-26.6%)
Days of Inventory 22 (+1.2%) 21 75 (-71.3%)

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Evergreen area of San Jose (Silicon Valley)

The Evergreen area of San Jose  includes many newer homes and communities. It is a highly regarded Silicon Valley community as Evergreen is scenic and most of the district enjoys highly regarded schools, particularly at the elementary and middle school levels. In this article I’ll provide some info on this section of the valley and then offer information on the current real estate market trends there, and that part will be updated periodically. Just want the Evergreen real estate market update? Please scroll down!

Evergreen Real Estate Market Report: Single Family Homes

Before we begin, if you’re looking to learn more about coronavirus’ impact on real estate sales please follow the link to my post on that subject. The changes effected to combat the spread of Covid-19 began mid-March, and while the data in the months since will reflect these changes this is just the tip of the iceberg and we will not understand the full effect this has on the market until it is in the rear view.

During the shutdown so far, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory. Data for the current months are now accurate, however those previous months mentioned earlier will be affected by this pause.

The Re Report considers all of the Evergreen district together. Please find the full report on my Real Estate Report for the Evergreen area of San Jose. Further down, you’ll see live charts with more zip code specific details.

The Evergreen area showed some ups and downs in August. Sales fell sharply while pending sales grew and active inventory fell yet again. The sales vs list price ratio dropped from 101.3% in April to 97.7% in May, but it began rising in June and climbed to 102% in August, the highest it’s been all year. It’s a clear seller’s market!

Trends At a Glance Aug 2020 Previous Month Year-over-Year
Median Price $1,310,000 (-9.2%) $1,442,500 $1,190,000 (+10.1%)
Average Price $1,500,570 (-4.6%) $1,572,820 $1,335,000 (+12.4%)
No. of Sales 27 (-41.3%) 46 47 (-42.6%)
Pending 52 (+15.6%) 45 33 (+57.6%)
Active 29 (-14.7%) 34 72 (-59.7%)
Sale vs. List Price 102.0% (+0.4%) 101.6% 100.0% (+2.0%)
Days on Market 26 (-38.4%) 42 34 (-23.5%)
Days of Inventory 32 (+45.3%) 22 46 (-29.9%)

Altos Research: Evergreen real estate market for single family homes or houses by zip code

95148

Evergreen of San Jose 95148 Real-Time Market Profile

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San Jose - Valley View 2019-1-20 - for the San Jose real estate marketThe San Jose real estate market is a strong seller’s market, however this spring it experienced mild unseasonable cooling, though it’s begun to recover some and we’re seeing an increasingly hot market this summer. We see this in the San Jose housing market data, below, but I’ve also seen it in my own real estate practice.

Something to note, however, is that these charts will not reflect the full effect of the pandemic on the market. We have a better view of the impact this month, but it will take a while to see the full picture. For now, you can read about Coronavirus’ impact on real estate sales on my other post.

During the shutdown so far, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory. Current numbers are accurate, but disregard this data for those previous months.

First please find the Altos Research Charts, a live feed of data on the housing markets in San Jose. You will then also find the RE Report, charts with statistics comparing sales in the last month and comparing them month-over-month and year-over-year. These are both the usual tools I use to gauge a market. Directly below are links to the market analysis of specific neighborhoods in San Jose. Some of these, where I work the most, are updated monthly, and others are updated every few months.

Altos Charts for the San Jose real estate market as a Whole – automatically updated each week – single family homes

First, the market profile and then the basic charts for single family homes or houses in San Jose. FYI, Altos uses LIST prices. The RE Report further down uses SOLD prices (which is part of the reason why I utilize both).

This real time market San Jose housing market profile (updated September 12th) shows on the graph a sharp increase of inventory and steady rise in market action. San Jose is still in a strong seller’s market according to Altos, and is continuing to heat up. The Median List Price (for condos and houses combined) is usually stable around $1,250,000, though it jumped up to $1.28 recently.

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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:
Santa Clara County,
San Mateo County, and
Santa Cruz County.
:
Special focus on:
San Jose, Los Gatos,
Saratoga, Campbell,
Almaden Valley,
Cambrian Park.

Mary’s other resources

Silicon Valley real estate report
Real estate statistics and trends for Santa Clara County, San Mateo County, and Santa Cruz County

Live in Los Gatos blog
Los Gatos neighborhoods, history, businessses, parks, restaurant reviews, and more

Valley Of Heart's Delight
Santa Clara County Real Estate,
with an interest in history

Move2SiliconValley.com
Silicon Valley relocation info

popehandy.com
Silicon Valley real estate,
focus on home selling

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