Downtown Los AltosLos Altos is a scenic town, semi-rural, conveniently located, with notably good schools (Los Altos or Cupertino schools). The charming old style downtown enjoys superior restaurants, shops, and a pleasant place to stroll. Its a great community for pedestrians and cyclists (lots of paths), and is a quick jaunt to both Palo Alto and Mountain View, both very popular peninsula destinations.

There’s a brief history of Los Altos on that city’s website that I found interesting.  First, the land that started the community was originally 140 acres purchased from Sara Winchester. Second, Foothill Expressway used to be a right of way for the Southern Pacific Railroad. The train line ceased operations in 1964, and the expressway was put in. Love local history from the Valley of Heart’s Delight? The Los Altos History Museum is a worthwhile destination.

The zip codes don’t stay within the city’s boundaries. Both 94022 and 94024 can be found in Los Altos and adjacent Los Altos Hills.

Los Altos Real Estate Market Conditions

Below please find first information from Altos Research, and then from the RE Report (I have subscriptions to both). Altos’ data is for the city and by zip codes. It uses list prices and its charts and reports are updated automatically each week. The RE Report uses data for each full month and provides it for the city as a whole and also by four distinct regions or neighborhoods.  Both reports offer a subscription option if you click on the links.

The next 3 charts are from Altos Research and they are updated weekly, so check back often!  You can see the weekly report, with even more data, by visiting the link. Subscribe for Los Altos, for one of its zip codes, or anywhere else nearby by first entering the desired zip or city in the “Search Anywhere” button and then clicking on subscribe.

All of Los Altos – both 94022 and 94024


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The Milpitas real estate market is red hot, one of the hottest in Santa Clara County. The city offers strong schools, a fairly “close in” location, and a lot of home for the money, so it is always popular.

Milpitas Real Estate Market Trends at a Glance

You can always view the most current info on the Milpitas market on my RE Report (it’s updated between the 5th and 10th of each month). Like elsewhere in the valley, the Milpitas market has been cooling a bit as compared to spring, but prices remain up significantly from a year ago. Homes are selling on average in 20 days – many which sell over list price will do so much sooner, though, often in 10 days or less. Those which sell more than 3 weeks after hitting the market are likely to sell under list price. (This is true nearly everywhere in Santa Clara County.)

RE Report data for Milpitas single family homes / houses / duet homes (not duplexes):

Trends At a Glance Jan 2019 Previous Month Year-over-Year
Median Price $1,100,000 (+16.4%) $945,000 $1,095,000 (+0.5%)
Average Price $1,099,260 (+11.9%) $982,471 $1,170,040 (-6.0%)
No. of Sales 11 (-35.3%) 17 13 (-15.4%)
Pending 16 (-20.0%) 20 21 (-23.8%)
Active 29 (+20.8%) 24 (+866.7%)
Sale vs. List Price 97.4% (-1.5%) 98.8% 112.5% (-13.4%)
Days on Market 38 (+23.6%) 31 18 (+113.0%)
Days of Inventory 79 (+86.7%) 42 (+1,042.4%)


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Campbell, Saratoga, Monte Sereno, and Los Gatos are working together to reduce the amount of waste going to the landfill.   Below, please find a short YouTube on how to use the bins if you live in any of these areas and to take the mystery out of “what goes where?” for yard waste, garbage, recycling. In many areas, such as Portland, food waste goes into another recycling or composting bin. We are not there yet, unfortunately – so still room for improvement on that front.

Santa Clara real estate market - The Santa Clara Women's Club

The Santa Clara Women’s Club (old adobe house)

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 a strong upper hand.

Below there are charts for the activities over the last few months. Low inventory from the past year and continuous low inventory around the rest of the Valley means there is still a much greater demand to fill than properties available. This is clear in the sales price vs list price, which at it’s current high of 119.5%, and has been on the rise after staying near 110% for months. Also, the speed of market turnover (how long a house is on the market) has remained low as far back as we can see on these charts and in under a month. Further in the article, we’ll check in on the condo market, too.

First, a market profile, 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 in the 4 quartiles – super interesting.)

Per Altos, it’s a strong seller’s market right now. This is a weekly update, so when we view the closed sales in January, it may present a different picture.

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

The single family home market is up from last month, but down from a year ago.  January’s sales continued the softening trend, which is not unexpected. But February? From the Altos data above, the Santa Clara real estate market may be roaring back!

Trends At a Glance Jan 2019 Previous Month Year-over-Year
Median Price $1,313,250 (+5.1%) $1,250,000 $1,475,000 (-11.0%)
Average Price $1,326,570 (+1.8%) $1,303,500 $1,450,720 (-8.6%)
No. of Sales 22 (-26.7%) 30 25 (-12.0%)
Pending 39 (+25.8%) 31 32 (+21.9%)
Active 41 (+36.7%) 30 14 (+192.9%)
Sale vs. List Price 98.0% (-2.8%) 100.8% 118.2% (-17.1%)
Days on Market 33 (+2.6%) 32 13 (+144.6%)
Days of Inventory 56 (+86.4%) 30 17 (+232.8%)


Home Buying - Research the NeighborhoodIs this the year you want to buy a home in Silicon Valley? There’s more to think about than what you can afford and how much home you can get for your budget. It is imperative that you research the neighborhood before taking the plunge. More times than I can count, I’ve heard home owners tell me that they walked into an open house, fell in love with the property, and bought it as soon as they could.  That is really not ideal, but we know that home buyers sometimes make decisions emotionally, and then rationalize the purchase.

In addition to studying the disclosure packet – including the HOA docs, if there are any – it’s also important to research the neighborhood, since that is the one thing you cannot change after you have completed the purchase.

The disclosure package will include (99% of the time) seller’s  completed disclosure forms, generic state and county advisories and disclosures, a natural hazard report, an environmental hazard report, buyer and seller “agent visual inspection disclosure” forms (AVIDs), real estate brokerage advisories and disclosures, a preliminary title report (often with CCRs – covenants, codes, and restrictions). Even without HOA documents, the stack can be several hundred pages long. What else could you possibly need to know?

The onus is on the home buyer to research the property and anything else impacting value or desirability – objectively, or to that buyer particularly.  That should include, as a top priority, the neighborhood. You might include these items in your study of the area:

  1. Local crime. It may be true that this or that zip code has a safe reputation, but what about your home’s corner of it? Go to a site such as and tweak the time frames to cover as many months as possible to get a feeling for the safety issues. Ask friends who live in that area what they see on Nextdoor (they are not allowed to copy and paste out of that site, but may have input). There are no crime-free zones in Silicon Valley, but some areas are worse than others.
  2. Local schools. You may not have kids, but the schools are often a leading driver of home values, so be sure to research the neighborhood schools. If the market turns south, having something with enduring value such as good public schools will help to bolster values. There are a variety of websites that cover test scores,  parent and student feedback, college readiness at the high school level, and other indicators. I like the website, but would not limit my recon to that alone. You can also ask to meet with school officials or perhaps get a tour to make sure any questions are answered.
  3. Traffic and commute.  It seems like the farther out you go, the more home you get for the money. But how brutal will your commute be? My suggestion is to try the commute before you buy. Don’t do it on “Friday light”, but give it a go mid-week, and aim to do it at your normal driving hour.  Google maps has a tool that allows you to plug in your starting and stopping points, and when you want to be there, but I’ve found it’s a little optimistic. It’s just not the same as doing it. I would advise trying it twice. (You may end up preferring a smaller home with a better commute.)
  4. Natural Hazards. The report is dozens of pages long, but do take the time to get past page 1, which only reveals the state mapped zones. A little deeper into the document, you’ll find additional data on the county mapped zones, such as earthquake faults, that you do want to know about. The county mapped faults supposedly have not moved in 11,000 years, but it does not make it impossible for them do act up should a large quake drop on the San Andreas or Hayward fault. Not sure what to make of the zones? One of the geological companies which provides the NHD reports has a series of videos on what the major state mapped zones means. I highly recommend viewing them.
  5. Neighbors. Are the neighbors neighborly, or are the difficult people in close proximity? Recently I showed a home in which the next door neighbor broke through the fence and installed a new fence across part of the seller’s yard – hoping to claim it as his own. It was a strange legal situation as that part of the yard used to be an alley, so there was some legal limbo involved.  There can be unkempt homes, too many cars on the street (suggests crowding), yards that need some TLC, tagging, litter…. I have sometimes had buyers knock on the doors of immediate and nearby neighbors to say hello and ask about the area. That’s gone well and it might be something for home buyers to consider doing.
  6. Web searches. You may want to go to the Megan’s Law website, or google the street address, or do any number of other searches online to make sure you understand the area which interests you.
  7. Topography. Hills are beautiful but living on or near them sometimes means dealing with water related issues. Is the crawl space damp in the middle of summer? Learn about drainage and foundation work – right away.

Got more ideas for neighborhood research that I’ve missed? I’ve had to turn off comments due to overwhelming spam (1,000 spam to 1 real comment), but shoot me an email and I’ll update this piece if I agree that it’s a good tip.

Willow Glen real estate market is a strong seller's market. This Willow Glen sign is from the downtown business district.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.

The Willow Glen real estate market for single family homes has been slipping a bit more toward a “balanced market”, but seems to be roaring back now, in February.


1. Willow Glen Market Trends: Single Family Homes

The market is up slightly from the month before, but a little off from a year ago in the January data. Seems like it is roaring back in February – at least for the homes which are priced appropriately and well marketed.

Here are the most recent housing sales statistics from the RE Report.  Click for the complete Willow Glen real estate report:

Trends At a Glance Jan 2019 Previous Month Year-over-Year
Median Price $1,475,000 (+1.4%) $1,455,000 $1,537,500 (-4.1%)
Average Price $1,550,710 (+3.5%) $1,497,640 $1,545,350 (+0.3%)
No. of Sales 21 (-25.0%) 28 28 (-25.0%)
Pending 31 (0.0%) 31 27 (+14.8%)
Active 57 (+78.1%) 32 25 (+128.0%)
Sale vs. List Price 100.6% (+0.6%) 100.1% 105.0% (-4.2%)
Days on Market 43 (+58.3%) 27 24 (+80.7%)
Days of Inventory 81 (+137.5%) 34 27 (+204.0%)


Data from Altos Research for Willow Glen – San Jose 95125

Below please find a market profile and then a couple of charts for the real estate market for houses and duet homes (attached single family homes – not duplexes), care of Altos Research, to which I have a subscription. Altos uses list prices, not sold prices. The data is automatically updated each week, so please bookmark this post and come back often!


Charts for Willow Glen realty:

1 – Houses in the 95125 zip code – history, all price levels combined.

Real Estate Market Chart by Altos Research

2 – Houses in the San Jose, 95125 zip code, by price quartile over last 180 days

Real Estate Market Chart by Altos Research


2. Willow Glen Market Trends: Condos and Townhomes

The condo market in Willow Glen is often a hot item since it’s a more affordable housing option – and there are so many things to do and enjoy in this part of the valley.
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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 pretty 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.

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

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

Weekly update for 95139:

Here’s quick view of the real estate statistic and trends for just the Santa Teresa area’s single family homes (houses / duet homes):

Santa Teresa real estate market stats & trends from the RE Report:

The Santa Teresa single family home market is close to flat – but not bad for what is usually the lowest point in the year.

Trends At a Glance Jan 2019 Previous Month Year-over-Year
Median Price $891,500 (-0.1%) $892,000 $965,000 (-7.6%)
Average Price $903,125 (-2.7%) $928,385 $981,036 (-7.9%)
No. of Sales 12 (-40.0%) 20 14 (-14.3%)
Pending 12 (-33.3%) 18 14 (-14.3%)
Active 18 (0.0%) 18 (+157.1%)
Sale vs. List Price 100.8% (+0.2%) 100.6% 107.1% (-5.9%)
Days on Market 38 (+23.0%) 31 27 (+37.0%)
Days of Inventory 45 (+66.7%) 27 15 (+200.0%)

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Evergreen area of San Jose (Silicon Valley)

The Evergreen area of San Jose is 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!

Where is Evergreen?

The Evergreen area is in the southeast foothills of San Jose. For the San Jose City Council, it is within District 8 (see a map of the Council Districts here).

Boundaries are generally along or near Tully Road to the north, Capitol Expressway and 101 to the west, San Felipe Road to the south, and the foothills to the east. Neighboring districts or cities are Coyote Valley to the south, Santa Teresa and South San Jose to the west, and Alum Rock to the north.

Evergreen includes a few zip codes – 95148, 95121, 95135, and a portion of 95138 (part is also “Santa Teresa” or “South San Jose”) and even a little sliver of 95111. You can see a map of the crazy relationship between the district boundaries here. The local multiple listing service,, includes a much broader area, going deep into the east foothills (which are not densely populated).

Evergreen MLS Boundary areas

Evergreen MLS Boundary areas

There’s a lot of diversity in this region – the areas in the flat lands near the Mall or Capitol Expressway, Reid-Hillview Airport, and water park are more modest and affordable as compared to the areas further east and south where you’re more likely to see luxury properties (Hillstone, Bel-Aire Estates, The Meadowlands, The Ranch on Silver Creek, Silver Creek Valley Country Club and nearby). Pricier areas feature larger lots and houses and valley or hillside views set near the golf courses (Silver Creek Valley Country Club, The Ranch Golf Club, and the Villages Golf & Country Club).

Evergreen Schools

Most of Evergreen is in the highly regarded Evergreen School District (elementary and middle schools, which have strong school ratings) and the East Side Union High School District (with Evergreen Valley High School or Silver Creek High School).

How's The Silicon Valley Real Estate Market?If you live in Evergreen now, or are thinking you’d like to buy a home there, you’ll want to get a better understanding of the current real estate market conditions. The information below is naturally a little generic, applying to either all of Evergreen or to a particular zip code. All real estate is local, though.  It may be different by pricing tier, exact location, home style, or amenities (such as pool, no pool, large garage vs no garage). All of these things can be factored in and may apply to your particular home – or dream home – market. For property specific data, please reach out to me and let’s see if we can work together in buying or selling your home.

Evergreen Realty Market Report: Single Family Homes

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.

Trends At a Glance Jan 2019 Previous Month Year-over-Year
Median Price $940,000 (-17.2%) $1,134,700 $1,145,000 (-17.9%)
Average Price $1,182,690 (-0.4%) $1,187,490 $1,148,090 (+3.0%)
No. of Sales 13 (-45.8%) 24 22 (-40.9%)
Pending 24 (0.0%) 24 42 (-42.9%)
Active 33 (0.0%) 33 19 (+73.7%)
Sale vs. List Price 98.6% (-0.7%) 99.3% 104.4% (-5.6%)
Days on Market 49 (+60.3%) 30 14 (+242.2%)
Days of Inventory 76 (+84.6%) 41 26 (+193.9%)

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The Sunnyvale real estate market has remained strong, but like the rest of Silicon Valley, has softened compared to the spring market. In general, houses in Sunnyvale are selling for about one million eight hundred thousand 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.  (Live charts from Altos Research, which uses LIST prices, not sale prices.)

Sunnyvale real estate market: Altos Research, median list prices by quartile

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 Sunnyvale real estate market report):

Sunnyvale Real Estate Market Trends at a Glance

The market continued toward a slump in January, though it appears that the pace is picking up fast in February:

Trends At a Glance Jan 2019 Previous Month Year-over-Year
Median Price $1,635,000 (-11.0%) $1,837,500 $1,995,000 (-18.0%)
Average Price $1,617,560 (-6.4%) $1,728,500 $1,919,180 (-15.7%)
No. of Sales (-70.0%) 30 31 (-71.0%)
Pending 26 (+52.9%) 17 25 (+4.0%)
Active 30 (+7.1%) 28 14 (+114.3%)
Sale vs. List Price 99.0% (-0.7%) 99.7% 123.5% (-19.8%)
Days on Market 37 (+45.8%) 26 (+304.9%)
Days of Inventory 100 (+257.1%) 28 14 (+638.1%)


And December:


Trends At a Glance Dec 2018 Previous Month Year-over-Year
Median Price $1,837,500 (+6.5%) $1,725,000 $1,985,000 (-7.4%)
Average Price $1,728,500 (+1.6%) $1,701,860 $1,845,050 (-6.3%)
No. of Sales 30 (-43.4%) 53 38 (-21.1%)
Pending 17 (-48.5%) 33 28 (-39.3%)
Active 28 (-36.4%) 44 (+460.0%)
Sale vs. List Price 99.7% (-1.5%) 101.2% 119.7% (-16.7%)
Days on Market 26 (+29.9%) 20 10 (+159.4%)
Days of Inventory 28 (+16.3%) 24 (+609.3%)


Although the market has cooled from spring, it’s still a seller’s market – just an easier one for buyers now vs last spring.

What about the Sunnyvale condo and townhome market?

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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 4000 residents, there usually are few homes listed for sale or selling, and with small numbers we can get seeming volatility.

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):

Below is a quick market profile for Monte Sereno. There is only 1 house for sale at the moment, so obviously this is not a great reflection for the city as a whole. This chart will update weekly, though, so please check back often!


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 for today, Nov 16, 2018:

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 – a little steep for most folks! With 11 active, 6 pending, and 4 sales this past month, low data makes it hard to get the most accurate market information. During times like this, it’s more important to look at the trends over multiple months than to base your understanding of the market off a single month, and to compare with similar, nearby markets such as Los Gatos.

Below are the charts from the last three months.  Please note that there were only one sold in December, and 0 sold in January, so the numbers are very skewed.  I strongly suggest checking the Los Gatos stats for a better sense of the market in Monte Sereno. 

Trends at a Glance: too few in January to be helpful data

Trends At a Glance Jan 2019 Previous Month Year-over-Year
Median Price $0 (-100.0%) $3,500,000 $0 (N/A)
Average Price $0 (-100.0%) $3,500,000 $0 (N/A)
No. of Sales (-100.0%) 1 (N/A)
Pending (0.0%) 1 (-50.0%)
Active (+50.0%) 2 (+200.0%)
Sale vs. List Price 0.0% (-100.0%) 100.0% 0.0% (N/A)
Days on Market (-100.0%) 12 (N/A)
Days of Inventory (-100.0%) 60 (N/A)


And December:

Trends At a Glance Dec 2018 Previous Month Year-over-Year
Median Price $3,500,000 (+42.9%) $2,450,000 $3,950,000 (-11.4%)
Average Price $3,500,000 (+42.9%) $2,450,000 $3,950,000 (-11.4%)
No. of Sales (-50.0%) 2 (0.0%)
Pending (0.0%) 1 (0.0%)
Active (-50.0%) 4 (N/A)
Sale vs. List Price 100.0% (+7.9%) 92.7% 88.1% (+13.5%)
Days on Market 12 (-40.0%) 20 20 (-40.0%)
Days of Inventory 60 (+3.4%) 58 (N/A)


And November – providing because there’s so little data available more recently:


Trends At a Glance Nov 2018 Previous Month Year-over-Year
Median Price $2,450,000 (-45.6%) $4,500,000 $3,420,000 (-28.4%)
Average Price $2,450,000 (-45.6%) $4,500,000 $3,753,750 (-34.7%)
No. of Sales (+100.0%) 1 (-50.0%)
Pending (-50.0%) 2 (-50.0%)
Active (-33.3%) 6 (+300.0%)
Sale vs. List Price 92.7% (-9.5%) 102.4% 97.1% (-4.5%)
Days on Market 20 (+66.7%) 12 55 (-63.8%)
Days of Inventory 58 (-67.8%) 180 (+700.0%)


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

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Mary’s other sites & blogs

Valley Of Hearts Delight
Santa Clara County Real Estate,
with an interest in history
Silicon Valley relocation info
Silicon Valley real estate,
focus on home selling

Silicon Valley Real Estate Report
Silicon Valley real estate
market trends & statistics

Mary’s Blog Awards

Top 25 real estate blogs of 2018 by RentPrep2018's list of top 25 real estate blogs to follow

Top 25 real estate blogs 2016
2016: Personal Income's list of top 25 real estate blogs.

Best Realtor blog award
2016: Coastal Group OC's list of best Realtor blogs

The 2009 Sellsius list of top 12 women real estate bloggers
2009: Sellsius list of top
12 women real estate bloggers

Mary Pope-Handy's Live in Los Gatos blog won the 2007 Project Blogger contest, sponsored by Inman News and Active Rain

2007: Mary Pope-Handy and Frances Flynn Thorsen win the Project Blogger Contest for Mary's Live in Los Gatos blog. The contest was sponsored by
Active Rain and Inman News.

Non blog award

Best real estate agent in Silicon Valley from the San Jose Mercury News poll of readers in 2011
"Best real estate agent
in Silicon Valley"

2011 readers' poll,
San Jose Mercury News