How is the Williams Elementary School area of San Jose’s Almaden Valley 95120 doing in terms of the real estate market? Today we’ll look at the Williams area as compared to Almaden as a whole to see. First, the basic realty trends and stats for this nice section of Silicon Valley side by side for this year only (I pulled and crunched all of this data from MLSListings.com myself tonight, “deemed reliable but not guaranteed”):

1. Comparison of the average price per square foot for all of Almaden (including the Williams area) with just the Williams area of 95120:

 

StatusAverage $ per SF Williams Area only All Almaden (including Wms)
1Active$428$415
2Pending with release$365$372
3Pending w/out release$556$439
4Pending do not show$355$414
5Sold$418$399

 

While there is some fluctuation from one status to the next, at the end of the day there’s one number that matters the most, and that’s what actually sold and closed.  In the Williams area, homes have sold at an average of $418 per square foot while in Almaden generally (including this area), the price is $399 per square foot – about 5% less. This is tremendously important to understand if you are trying to purchase a home in the Williams area – homes there do, in fact, sell for more than in most parts (perhaps all parts) of the Almaden Valley.

Next, the stats for just the Williams area followed by the stats for all of 95120.

2. Real estate market statistics for Williams area of Almaden year to date by status:

 

Status: Active (10)
List PriceDOMSale PriceBedsBathsYr BuiltSqFtLot SizePrice/Sqft
Min$1,025,000153219682,1245,460$352
Max$2,598,0003645520006,25130,999$487
Avg$1,482,8001254419813,47614,444$428
Sum$14,828,000
Status: Pending w/ release (2)
List PriceDOMSale PriceBedsBathsYr BuiltSqFtLot SizePrice/Sqft
Min$880,000273319852,3725,358$359
Max$1,150,000784319883,2078,798$371
Avg$1,015,000534319872,7907,078$365
Sum$2,030,000
Status: Pending w/o release (5)
List PriceDOMSale PriceBedsBathsYr BuiltSqFtLot SizePrice/Sqft
Min$939,000984219321,1138,023$327
Max$1,215,0004585419793,28744,866$1,074
Avg$1,079,6001794319632,25617,343$556
Sum$5,398,000
Status: Pending, do not show (1)
List PriceDOMSale PriceBedsBathsYr BuiltSqFtLot SizePrice/Sqft
Min$1,260,000195319863,54812,196$355
Max$1,260,000195319863,54812,196$355
Avg$1,260,000195319863,54812,196$355
Sum$1,260,000
Status: Sold (Closed Sale) (46)
List PriceDOMSale PriceBedsBathsYr BuiltSqFtLot SizePrice/Sqft
Min$695,0005$676,0003219601,6045,358$254
Max$2,685,000303$2,651,8886720036,36098,010$570
Avg$1,158,58670$1,126,1354319792,75215,079$418
Sum$53,294,978$51,802,188
Status: All (64)
List PriceDOMSale PriceBedsBathsYr BuiltSqFtLot SizePrice/Sqft
Min$695,0005$676,0003219321,1135,358$254
Max$2,685,000458$2,651,8886720036,36098,010$1,074
Avg$1,200,17286$1,126,1354319782,84014,861$428
Sum$76,810,978$51,802,188

 

3. Real estate in Almaden (San Jose 95120) as a whole (including Williams neighborhood):

 

Status: Active (73)
List PriceDOMSale PriceBedsBathsYr BuiltSqFtLot SizePrice/Sqft
Min$565,00012119281,0005,227$295
Max$2,598,0004196520026,2511,916,640$950
Avg$1,055,5551004319752,58739,387$415
Sum$77,055,551
Status: Pending w/ release (6)
List PriceDOMSale PriceBedsBathsYr BuiltSqFtLot SizePrice/Sqft
Min$515,000273219721,3454,560$355
Max$1,895,0004525619885,34331,212$401
Avg$993,3331814319822,70611,785$372
Sum$5,960,000
Status: Pending w/o release (18)
List PriceDOMSale PriceBedsBathsYr BuiltSqFtLot SizePrice/Sqft
Min$564,88853219321,1136,500$276
Max$1,554,9004585419933,29987,555$1,074
Avg$937,983954319702,24515,976$439
Sum$16,883,687
Status: Pending, do not show (15)
List PriceDOMSale PriceBedsBathsYr BuiltSqFtLot SizePrice/Sqft
Min$639,00023219491,4703,049$228
Max$2,100,0004676419864,469117,612$1,167
Avg$972,8491274319712,48222,871$414
Sum$14,592,738
Status: Sold (Closed Sale) (282)
List PriceDOMSale PriceBedsBathsYr BuiltSqFtLot SizePrice/Sqft
Min$125,0000$98,0001119013362,500$115
Max$2,975,000575$2,975,0006820067,777180,774$570
Avg$967,96166$944,8114319752,39313,430$399
Sum$272,965,000$266,436,680
Status: All (394)
List PriceDOMSale PriceBedsBathsYr BuiltSqFtLot SizePrice/Sqft
Min$125,0000$98,0001119013362,500$115
Max$2,975,000575$2,975,0006820067,7771,916,640$1,167
Avg$983,39378$944,8114319752,43018,690$404
Sum$387,456,976$266,436,680

 

4. Some graphs on the market in these two areas of San Jose 95120:

 

All Almaden - average sales price per month

All Almaden – average sales price per month

 

And next, just the Williams area within 95120:

 

Average sales price per month in Williams School area of Almaden

Average sales price per month in Williams School area of Almaden

 

Days to sell (days on market prior to going under contract) in Almaden…

 

Almaden (all) days to sell over time

Almaden (all) days to sell over time

 

Same data but just for the Williams Elementary School neighborhood in San Jose:

 

Wiiliams area of Almaden: days to sell over time

Wiiliams area of Almaden: days to sell over time

 

Supply and demand –  San Jose 95120 homes for sale and homes sold each month:

 

All Almaden homes for sale vs sold

All Almaden homes for sale vs sold

 

Next, supply and demand in just the Williams area (most months, the ratios are tighter in Williams):

 

Williams neighborhood - homes for sale vs sold (supply demand)

Williams neighborhood – homes for sale vs sold (supply demand)

 

New listings – first, all of Almaden (buyers will be interested in seeing the price spread):

 

Almaden listings by price range each month

Almaden listings by price range each month

 

Wms area price spread – it’s a smaller neighborhood with fewer inexpensive, and more expensive, properties:

 

Listings by price range in Williams area of Almaden Valley (San Jose 95120)

Listings by price range in Williams area of Almaden Valley (San Jose 95120)

 

Months of inventory for San Jose 95120 (Almaden Valley or Almaden area) – six months is considered “balanced”, less a sellers market and more a buyers market.  It’s been pretty good in this corner of Silicon Valley, as you can see, except for the worst of the market in 2008-09 especially.

 

Months of inventory for all of San Jose 95120

Months of inventory for all of San Jose 95120

 

Next, same info but just in the Williams subset of the Almaden market:

 

Months of inventory in Williams area

Months of inventory in Williams area

 

Note that the market in the Williams area has been a little harder hit than Almaden as a whole for the months of inventory. Why is that? My hunch is that it’s a couple of things: first and foremost, these homes are more expensive. The typical 4 bed, 2 bath home is about $1 million in Almaden generally but about $1,150,000 in the areas with the best schools, including Williams and Graystone.  The more expensive homes have been challenged by the financing regulations – these are not FHA homes and require a lot of cash down. Many would be move up buyers are stuck due to lack of equity.  A secondary reason may be the further commute.  Many buyers are more frugal now that gas is hovering near $4 a gallon.  Whatever the cause, these premier homes are not selling as well as many of their owners would like to expect.

 

List price to sales price ratio Almaden

List price to sales price ratio Almaden

 

And finally the same list to sales price ratio just in Williams:

 

Sale to List Price Ratio in Williams area of Almaden

Sale to List Price Ratio in Williams area of Almaden

 

I hope you’ve found this information and analysis helpful.  Whether you’re buying or selling, it’s very helpful to know the local market.  These types of posts do take a lot of time to produce, so I don’t do them so extensively so often, but I can do this type of thing for my clients. If you are looking for a Realtor who’s committed to giving you top grade information so that you can be best informed, please call or email me. I’d love to have the chance to chat with you and see if we might be able to work together on your next purchase or sale in Almaden or anywhere in Santa Clara County.

mary (at) popehandy (dot) com

Related reading:

Schools, API Scores & Maps of School Boundaries in San Jose’s Almaden Valley

The RE Report for Almaden Valley (updated monthly, stats also quarterly and annually going back 10+ years)