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Cambrian Park Condo & Townhouse Real Estate Market Update

Cambrian Park Real Estate Market graphicHow’s Cambrian Park condo & townhouse market? Normally we answer this question in brief with regular monthly updates over on the Cambrian Park Real Estate Market Update. Here we will provide some more depth  with condominium and townhome data.

Before we dive in the the statistics for sold properties last month, let’s see what’s selling now in the Cambrian Park condo & townhouse  segment of the market.

Cambrian Park Condo & Townhouse market

Just now (as of November 14, 2022), I looked into the MLS to see the condo and townhome sales in Cambrian over the last month. Inventory is painfully low, and therefore, so are the sales.

  • There are 8 units listed for sale as “active” (not pending or under contract)
    • 6 are listed as condos (1 is “agent only” status, do not show)
    •  2 are listed as townhouses (both are “agent only” status)
  • 0 homes are under contract with one or more contingencies
  • 0 homes are pending with no contingencies
  • 7 condos / townhomes have sold and closed escrow in the last 30 days (4 condos, 3 townhomes)
    • They sold with an average of 14 days on market (condos 17 days, townhomes 9)
    • Average sale price to list price ratio was 101% (range 97% – 112%, condominiums averaged 99%, townhouses 104%)

Home prices appear to be down about 10% from the peak generally. It could be more or less in any given micro market.

Now let’s have a look at some of the numbers from our Real Estate Report:

Real Estate Report: Cambrian Park Condo & Townhouse Market – San Jose

Home prices are down from the peak here as they are throughout the valley. Please take the month over month and year over year sale price numbers with a big grain of salt. With so few transactions happening, there’s not enough data to be really accurate. What’s better is finding what else has sold for your home (or the one you’re interested in) recently. It should be within a mile, have the same school district, zip code, and similar location overall, and it should be within 10% of the home size of the comparable, or “comp”.

What we do know is that the days of inventory and the days on market are both longer than they were.  The market is jiggling up and down a little each month, and the general trend may be that we’ve hit the bottom of pricing for now.

 

Trends At a Glance Oct 2022 Previous Month Year-over-Year
Median Price $680,000 (-24.9%) $905,000 $901,250 (-24.5%)
Average Price $814,271 (-9.9%) $903,625 $945,883 (-13.9%)
No. of Sales (-12.5%) 8 18 (-61.1%)
Pending (+60.0%) 5 14 (-42.9%)
Active (+25.0%) 4 (-44.4%)
Sale vs. List Price 101.1% (+2.6%) 98.5% 102.1% (-1.0%)
Days on Market 17 (+30.6%) 13 16 (+8.3%)
Days of Inventory 21 (+47.8%) 15 15 (+42.9%)

Altos Research Live Charts

The market profiles are live, updating automatically once every week, with active inventory from MLS listings.

Most of Cambrian Park falls under the 95124 zip code.  Here’s a quick look at the main real estate market data points for Cambrian 95124 this week:

 

What’s making it strong when prices have fallen? Mostly it’s a lack of inventory couples with a healthy buyer demand.

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The Cambrian Park Real Estate Market Update

Cambrian Park Real Estate Market graphicThe Cambrian Park real estate market is flattening, and for this part of San Jose generally,

  • Single family home prices are down a little for Cambrian as a whole as compared to the month before.
    • Houses sold in the Union School District are up month over month, but down year over year.
  • The sale price to list price ratio is 101.1% for both houses and condos / townhomes.
  • Pending sales of single family homes are down, but there are double the number of pending sales versus active listings. For condos it’s similar but not as extreme: 8 pendings versus 5 active listings in October.
  • Homes with the best locations and schools are selling well.

For those new to the area, Cambrian is most of the 95124 zip code (south of Foxworthy) and most of 95118 (west of Almaden Expressway). It borders Los Gatos, Campbell, Willow Glen, and Blossom Valley.

The Cambrian Park Real Estate Market

Here is a good summary on the Cambrian real estate market. The RE Report is having some issues with reporting from the MLS, so this data may not be exact but we can still understand the current trends with this chart.

Trends at a Glance

Trends At a Glance Oct 2022 Previous Month Year-over-Year
Median Price $1,639,000 (+0.9%) $1,625,000 $1,647,500 (-0.5%)
Average Price $1,661,970 (-0.3%) $1,666,320 $1,733,170 (-4.1%)
No. of Sales 48 (+2.1%) 47 66 (-27.3%)
Pending 67 (-17.3%) 81 85 (-21.2%)
Active 30 (-6.3%) 32 17 (+76.5%)
Sale vs. List Price 101.1% (-1.6%) 102.8% 110.5% (-8.5%)
Days on Market 24 (+15.3%) 21 11 (+110.8%)
Days of Inventory 19 (-5.0%) 20 (+142.6%)

 

Multi year average sale prices of Cambrian houses sold each month

What are home values doing in Cambrian? The low point appears to have been in August (sales ratified in July). Prices have been flickering or hovering in a fairly tight band of pricing since then for Cambrian as a whole.

 

Average Sale Price SFH in Cambrian

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The Alta Vista Neighborhood in Los Gatos and Cambrian Park

Alta Vista School Sign 1

Alta Vista Elementary School 200 Blossom Valley Dr, Los Gatos, CA 95032

The Alta Vista neighborhood, which sits along the border of Los Gatos and the Cambrian Park district of San Jose, is very highly sought after and valued for many reasons. Real estate prices vary depending upon the precise location within the neighborhood as well as the size and condition of the home.

Major draws include these:

  • good schools that are in the immediate neighborhood
  • shopping nearby
  • scenic area with many tree lined streets and close proximity of the hills
  • excellent commute access (Highway 85, Blossom Hill Road)
  • quick trip to downtown Los Gatos

Scenic, convenient Alta Vista neighborhood

Prior to being developed for housing, this spot at the base of Blossom Hill was once blanketed in orchards and was scenic enough that it was part of the “blossom tours” that used to take place at the height of the flowering.  Hence, one large section of this neighborhood has street names that begin with “blossom”.

Most of the streets close to Alta Vista School are beautifully tree-lined, and from virtually everywhere in the neighborhood, you are close to Blossom Hill (that’s the name of the hill, not just the name of the road!). Homes are well kept, streets are wide enough, and except when there’s a school function, there really aren’t too many cars on the street. It is very scenic, pleasant and uncrowded feeling. Although you’re in the city or town, you feel close to the country there.

There are a few homes along Nimrick or Blossom Hill on large parcels, many of which enjoy beautiful valley views.

Additionally, many homebuyers select this area because the school scores are high and because it’s easy to get to the elementary and middle schools without crossing any major streets: that is a big plus! It is also a quick drive to highway 85, just a couple of miles to the Los Gatos shopping areas (at Los Gatos Blvd and Blossom Hill Road) or to Vasona Lake County Park. For many, it’s a way to be close to downtown Los Gatos.

Where is this neighborhood? What are the landmarks?

The neighborhood considered to be “Alta Vista” has three strong borders and one vague one. The three well defined edges are Blossom Hill Road, Union Avenue, and Los Gatos Almaden Road. The fourth boundary is approximately the edge of Ross Creek, which runs behind Westchester Drive, but perhaps some would argue that it goes a little further. The Westchester Manor area is highlighted on this website if you’d like to check it out.

Alta Vista neighborhood map - Click to see it on Google My Maps (created by Mary Pope-Handy)

Alta Vista neighborhood map

There are several landmarks in the neighborhood:
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Cambrian Park neighborhoods list

Cambrian Park Plaza sign - original Cambrian Park village areaThere are so many Cambrian Park neighborhoods covered on this site that listing them all directly on the menu bar’s drop down area became somewhat unmanageable for viewers on a desktop computer, so we’ve created this page as an easier way to access that information. (It was fine on mobile.) We hope that our readers will find this list view more user friendly in general!

If you aren’t familiar with this district of San Jose, please check out this introductory article: Cambrian Park: Good Schools, Low Crime, Close to Los Gatos and Campbell. Below the list of Cambrian Park neighborhoods please find additional info on this area and its boundaries as well as related resources here and on our other websites. .

List of Cambrian Park neighborhoods (articles all on this site)

We have not covered EVERY subdivision, area, or part of Cambrian, but we continue researching, photographing, and writing about the many interesting parts of this district and hope to become the most comprehensive resource for information on Cambrian Park neighborhoods anywhere. Want us to write about your subdivision or area? Please email me with the tip or suggestion. We are working off of a list and will likely be busy doing this for years 🙂

Almaden Winery: Tresor, Vineland, Vintage subdivisions (in Cambrian 95118, along the Almaden Valley border)

Alta Vista (partly in Cambrian, partly in Los Gatos), this is a scenic area highly prized as it’s close to the elementary and middle school as well as the Safeway and other shops at the Downing Center in Los Gatos.

Blossom Hill Farms (a subdivision between the Del Oro area and Strathmore in Los Gatos)

Cambrian Gardens This is often considered part of the Little Branham or De Voss neighborhood.

Del Oro neighborhood of Cambrian on the Los Gatos border This pretty community is just off of Blossom Hill Road.

Glenpark A subdivision in the much larger Lone Hill area, which is close to Blossom Hill Road and Camden Avenue.

Hacienda Gardens This neighborhood straddles Foxworthy Avenue and is partly in Cambrian and partly in Willow Glen.

The “King Street” Neighborhood of Cambrian Park on the Los Gatos Border

Kooser neighborhood – an area off of Kooser Road in the Union School District, 95118 zip code

Lone Hill Highlands neighborhood Duet homes held in condo ownership near Lone Hill Park

Noddin (borders Los Gatos and Almaden – southernmost corner of Cambrian

Oster Neighborhood in Cambrian This is a tree lined area between Leigh and Camden Avenues.

Scottsdale 2 and Coronado This is a little section of the 95118 zip code which enjoys Union Schools. This area offers slightly younger homes and is more affordable than similar properties with the 95124 area. Many home buyers consider it a great value area.

Soterion These are younger homes on small lots close to Highway 85 and Camden Avenue.

Villa Cambrian subdivision in the Parker area Just north of Highway 85, close to the Cambrian Park Plaza and Hogue Park

 

We are working on a map project, trying to cover various areas and subdivisions. Here’s a sneak peak of the map – we have not written about all of the subdivisions shown, but it’s part of the To Do list. There are too many bare spots, but we’re hoping that the finished project will be useful to our clients and other viewers.

Cambrian neighborhoods and subdivisions - part of 95124 only

 

Cambrian Park neighborhoods and confusion: the basics

Historically, Cambrian was a large area spanning what would be many zip codes today. Over time, other names took over some of those sections, and the changes have continued to recent decades. No wonder there is confusion.

For real estate agents using the Multiple Listing Service (MLS), Cambrian, or Cambrian Park is what we refer to as “Area 14”.  The boundaries are a little blurry and at times confusing.

  • It includes nearly all of 95124 (part is in Willow Glen, north of Foxworthy), nearly all of 95118 (west of Almaden Expressway), and there are pockets along the Campbell and San Jose border that traditionally have been considered part of Cambrian, too. At some point in recent years the MLS eliminated that pocket from MLS Area 14. Locals may continue viewing it as part of both Campbell and Cambrian, though.
  • This area spans three elementary school districts and two high school districts:
    • The elementary districts are Union, Cambrian, and San Jose Unified
    • The high school districts are Campbell Union High School District and San Jose Unified

Here’s the OLD MLS map for Area 14.

OLDER Cambrian MLS Area 14 map

The older MLS map for Cambrian Park – the area west of Bascom is in Campbell. Today the MLS boundary for Cambrian stops at Bascom Avenue.

 

The CURRENT MLS map for Area 14 eliminates that pocket west of Bascom.

 

Cambrian Park neighborhoods area with general boundaries

The red line represents the MLS area boundaries, but in many cases it also delineates the city or town boundaries. There are some bizarre areas, though, where homes are in San Jose but have a Los Gatos mailing address or vice versa.

Cambrian real estate market data can be found here:

  • The Cambrian Park real estate market update (this site – we provide current data each month, usually between the 5th and 10th)
  • The monthly RE Report for Cambrian (a subscription site that we have which covers many areas in Santa Clara and nearby counties). Clock on the boxes at the top to view a grid or summary of the data.
  • Altos Research, another subscription, does weekly market updates by city and zip code. Caveat: it uses LIST prices, not sold prices. Still great info! Check out the data for 95124 and 95118, or navigate to other interesting zip codes!

 

 

Noddin neighborhood in Cambrian

The Noddin neighborhood in Cambrian is on the edge of Los Gatos and Almaden along Blossom Hill Road and Camden Avenues. The Santa Cruz Mountains are visible from many parts of this community if you are facing south and most of the streets are tree-lined, while homes are generally tidy. It’s attractive generally, and a few homes are up on a bit of a knoll and enjoy valley views, too.  The local schools are all highly regarded, the commute access to major freeways is convenient – but not too close. For all of these reasons, this corner of San Jose is highly regarded.

Ranch style house in the Noddin area near the base of the foothills

 

Where is the Noddin neighborhood?

This part of Cambrian wraps around Los Gatos on two sides (Surmont, Belgatos, and Belwood of Los Gatos subdivisions) and faces the Oak Canyon neighborhood across Camden on the other. The northern boundary line follows the high voltage power line easement.

What’s a little bit funny is that this part of Cambrian in San Jose is referred to as Noddin, the local elementary school on Harwood Road, but some of the area is within the attendance zone for Alta Vista, some for Noddin, and some for Guadalupe Elementary.

The boundaries for this pocket of San Jose vary a little, but for the purposes of this article, I’m using the approximate area used by Nextdoor.

In the Noddin neighborhood map below, the green line is the boundary between Los Gatos and San Jose (Cambrian). The dark red line is the school attendance area per the MLS map (it is a little bit off).

 

Map of the Noddin area in Cambrian (San Jose) 95124

What are homes like in the Noddin neighborhood?

Within this almost “L” shaped area there are

  1. approximately 93 condominiums (mostly at the Montañas de Los Gatos, which have townhouse style homes held in condo ownership)
  2. 48 duplexes (so 96 units)
  3. 12 multi family units (as in apartments, or possibly triplex and fourplex properties)
  4. and approximately 960 single family homes (or houses – the exact number varies if you count a tiny handful of houses along Hicks Road that are in Los Gatos or not).
  5. There were also 5 vacant lots that appear to be zoned residential, or which had houses that have been razed – not much if your goal is to build new!

There’s a little variety, but the area is overwhelmingly houses. (more…)

Oster Neighborhood in Cambrian

The Oster neighborhood, anchored around Oster Elementary School in San Jose’s Cambrian district, is situated on the north side of highway 85 and just west of Camden Avenue, part of the 95124 zip code. It’s one of the more affordable areas within the highly regarded Union School District, which is not to say that real estate prices are inexpensive there! They are just slightly softer than those around Carlton, Alta Vista, and Guadalupe, generally. The Oster area has a subdivision directly adjacent to the school, Cambrian Acres, but the neighborhood is much larger than just that one subdivision.

 

Oster Elemenary in Cambrian attendance map

 

The Oster neighborhood is a nicely maintained pocket within Silicon Valley’s “west valley” (which follows Highway 85). One of the highlights of the area is Butcher Park, which includes a dog park area.  It’s the other side of Camden from the school and is really a second anchor for the community. (Personal note: we celebrated my son’s first birthday at Butcher Park, so I am particularly fond of it.)

 

Butcher Park and dog park in Cambrian

 

There’s loads of lawn and play area:

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Lone Hill Highlands neighborhood in Cambrian Park

Close to the Los Gatos border but in San Jose with the 95124 zip code, the Lone Hill Highlands neighborhood enjoys a central neighborhood park, great access to major commute routes, the highly regarded Noddin Elementary School adjacent to one border, plus shopping and dining venues nearby.

Where is the Lone Hill Highlands neighborhood?

Map of the Lone Hill Highlands neighborhood in San Jose, CA (Cambrian Park district with zip code 95124)The Lone Hill Highlands neighborhood in Cambrian Park stretches from Blossom Hill Road to the West Valley Freeway, also known locally as Highway 85, with Camden Avenue to the east and Harwood Road to the west.

From this corner of Cambrian Park, it’s easy to access Highway 85 at Camden Avenue.  Camden becomes San Tomas Expressway at Highway 880, so many commuters may stay off of freeways entirely.  Blossom Hill Road is parallel to 85 and provides a good route to downtown Los Gatos to the west, or many shopping areas in Blossom Valley such as Oakridge Mall.

Just the other side of Harwood Road is the Glenpark subdivision and the Harwood Estates subdivision. These are still generally in the Lone Hill area, but not Lone Hill Highlands. Kitty corner across Blossom Hill and Harwood is the Walgreen’s Shopping Center with a nice new Starbucks, Los Gatos Pizza, and much more. Just behind that is the Belwood of Los Gatos neighborhood.

Public schools assigned are the very highly regarded Lone Hill Elementary, Union Middle, and Leigh High.

What are homes like in the Lone Hills area of San Jose?

Most of this Cambrian neighborhood consists of single family homes. There are 850 houses (single family homes, detached) and 108 attached single family homes in the Lone Hill Highlands HOA area (not detached houses, and actually held in condo ownership – see darker purple area in the map). Additionally, there are some multifamily homes and apartments.

Drysdale tract original criss cross windowsThe houses are mostly in either the Lone Hill Highlands subdivision (with 449 houses) or the Harwood Manor subdivision (401 houses). This area was initially all or at least primarily filled with single story, ranch style houses.

Local Realtors may think of much of this area by Camden, Blossom Hill and Harwood as the Drysdale tract with some whimsical features, such as telltale criss-cross windows, sometimes with shutters that seem to feature a telephone handset, and roofline and window frame ornamentation.  They also tend to have courtyard entries, often with half gates, making for more privacy at the front door.  Most of the houses have dual pane windows and have long since gotten rid of the criss-cross windows, but there are still a few to be found here and also in other parts of Cambrian.

The tract houses were built beginning in 1957, heavy construction in the area in the early 1960s and going to about 1973.  One older house is said to date to 1900 and a few properties were built later than 1980.  Most houses have been at least somewhat updated with newer roofs, windows, and interior remodeling. A few have been very extensively remodeled or rebuilt (and look amazing).

Lot sizes for these houses average 7200 to 7800 SF, but there’s a very wide range.  In much of San Jose, a suburban parcel might be just 6,000 SF, so this feels wonderfully uncrowded.  Some streets are tree lined, others have young trees.  A few roads have too many cars, but most do not.

Look at a sample of houses from this part of Cambrian:

 

Lone Hill Highlands neighborhood house

 

 

 

 

 

 

 

 

 

 

 

The house below has newer windows, but notice the boards just below the roof and how they are scalloped. Charming!

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Cambrian months of inventory

Cambrian Park Plaza SignThe Cambrian area of San Jose, like much of Santa Clara County, is a very “hot market” overall, but it can be confusing to know how hot it really is because there are multiple school districts – and schools are probably the number one driver of home values in this highly educated valley. On top of that, the market was hot before the pandemic began in the spring of 2020 and has become even more fierce since then with heightened demand and almost no inventory. The best homes across all of Cambrian are selling quickly and with multiple-offers.

An explanation of “months of inventory”

What does “months of inventory” mean? This figure references how long it would take to sell a property if homes continued to sell and close at the current pace with no new inventory coming on the market. A good analogy is to consider a bathtub which drains. If you add no new water to the tub, how long will it take to empty out?

The months of inventory is sometimes called the absorption rate. The question is simple: how long will it take for the current inventory of homes for sale to get absorbed by the home buyers purchasing them? It doesn’t have to be calculated by months. It could be in days, weeks, or years. But months is probably most common.

The months of inventory for any part of the real estate market can vary, depending on many factors, including age of home, house size, lot size, and school district, whether or not there’s a pool, and many other things. It can be very useful to understand this metric when selling a Silicon Valley home. I’ve done market numbers crunching tied to the specific characteristics of a property (say, small yard with pool or big yard with no pool) to find the impact of those characteristics on the probability that a home will sell – or how fast.

The Cambrian area of San Jose’s months of inventory as a whole, and in one price point

Cambrian was once an enormous zone of the Santa Clara Valley. Today we mostly think of it as within San Jose in the 95124 and 95118 zip codes. Part of it is adjacent to Campbell – a very tiny sliver is IN Campbell, and a tinier still area is in San Jose and within the Campbell School Union District! However most of this area is in one of three elementary school districts: Cambrian, Union, or San Jose Unified.

Here’s the breakdown of the charts below – first, sales and active listings for single family homes in ALL of Cambrian (MLS area 14 for my Realtor readers) and then by elementary school district. Below that, we will narrow this down to active and sold listings only in a price range of $900K – $1.2M, the entry-level price point for single family homes in this market. The part of this area within Campbell Elementary is so small that the numbers are usually not statistically useful (no offense to the Campbell school residents), and frequently there is no usable data for it anyways.

The Latest Update: February 25, 2022

Please have a look at the latest chart. While Cambrian Elementary has the fastest MOI, the majority of sales and listings are happening in the highly sought after Union school district! Once again San Jose Unified holds the majority of the lower-price market, practically monopolizing it on our chart. That said, there’s almost nothing selling in that price bracket any more, and all 4 sales in the last 60 days went over $1M. All areas are showing extremely fast turnover with market absorption remaining below 1 month across the board.

Cambrian MOI by school district 0-60day 02-25-2022

 

Homes are flying off the market this winter. A majority of sales and active inventory are coming from the Union Elementary School District, followed by San Jose Unified with roughly half the sales and inventory. On the other hand, the Cambrian Elementary District has fewer sales and active inventory, but is a very active market (currently the second fastest MOI overall) and is significantly hotter than it has been in the past few years. Inventory remains low and struggles to keep up with the high levels of demand fueling a hot seller’s market in San Jose’s Cambrian district.

 

Below we have past charts for comparison. I usually do this analysis a few times a year, and it is good to see the long view.

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Cambrian Park homes for sale

Orange graphicLooking to buy a home in San Jose’s popular Cambrian district, with zip codes 95124 or 95118?  This is a great part of Silicon Valley! Browse a list of Cambrian Park homes for sale below.  Or use this link to view a “map search of Cambrian listings“, which you can customize with criteria such as home size, number of bedrooms, number of bathrooms, and so on.

A major driver in Cambrian real estate values are the public schools.  The Cambrian area is partly in the Union School District (seems to be the most in demand – 95124, a little in 95118), partly in the Cambrian School District (also very highly regarded schools – 95124), and partly in the San Jose Unified School District (in 95118).

On this site you will find many articles on the various Cambrian Park neighborhoods (from menu bar:  neighborhoods –> San Jose (all areas)–> Cambrian Park).  There are also many posts on community spots, such as Houge Park, the real estate market, and much more – please take a look around.

Cambrian Park homes for sale: houses & duet homes (single family)

Houses,  single family homes, detached and attached in San Jose’s 95118 and 95124 zip codes currently available or under contract (pending).  These are presented in order of newest listings first. Condominiums and townhomes for this community can be found below.

  • List View
  • Map View
  • Grid View

See all Real estate matching your search.
(all data current as of 12/5/2022)

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

 
 

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Villa Cambrian subdivision in Cambrian’s Parker area

The Villa Cambrian neighborhood in San Jose enjoys direct access to Hogue Park with its many amenities and enormous lawn. It also offers great proximity to major commute routes, shopping, employment centers, doctor and dental offices, bus routes, Harker preschool, and just about everything else. This subdivision stretches from Union Avenue on the east to Houge Park on the west an runs along Barrett Avenue and includes a few other streets, including part of Esther Drive. The area near the park is generally referred to as the Parker area.

 

Map of the Villa Cambrian area in San Jose

 

There are 153 ranch style houses in the Villa Cambrian subdivision, which were built between 1960 and 1965. They range in size from 1222 SF to 2800 SF, and most homes  are around 1222 -1457 square feet. The lots or parcels run from the smallest size of 5509 SF to more than 10,000 SF; most are less than 7000 SF, though.

Something unique and much appreciated by privacy lovers: all but 1 are single story houses.

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