Almaden Valley homes for sale and real estate market conditionsThe Almaden Valley real estate market is in a declining market month over month, but is still up year over year. This is true for most of Santa Clara County.

This is likely a great “buying opportunity” for those home buyers who were feeling priced out of the market a few months ago. Whether it is a seasonal blip or the beginning of a correction is impossible to know at this time. September’s sales popped back up a notch in pricing. The market may be leveling out, or will we see a trend reversal? Time will tell.

Single family homes are still selling on average at 100.7%, less than last month, but still in the seller’s favor, so bear that in mind.

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).

Almaden Valley San Jose 95120 Real Estate Statistics At A Glance

Trends At a Glance Sep 2018 Previous Month Year-over-Year
Median Price $1,610,000 (+4.8%) $1,536,000 $1,425,000 (+13.0%)
Average Price $1,667,090 (+8.4%) $1,537,350 $1,576,030 (+5.8%)
No. of Sales 23 (+15.0%) 20 25 (-8.0%)
Pending 22 (-21.4%) 28 21 (+4.8%)
Active 39 (+14.7%) 34 24 (+62.5%)
Sale vs. List Price 100.7% (-2.0%) 102.7% 102.7% (-1.9%)
Days on Market 21 (+28.1%) 16 24 (-15.2%)
Days of Inventory 49 (-3.6%) 51 28 (+76.6%)

 

and the month before –

 

Trends At a Glance Aug 2018 Previous Month Year-over-Year
Median Price $1,536,000 (-2.3%) $1,572,500 $1,462,500 (+5.0%)
Average Price $1,537,350 (-10.1%) $1,709,550 $1,574,170 (-2.3%)
No. of Sales 20 (-37.5%) 32 24 (-16.7%)
Pending 28 (+21.7%) 23 24 (+16.7%)
Active 34 (-10.5%) 38 21 (+61.9%)
Sale vs. List Price 102.7% (-2.1%) 104.9% 107.0% (-4.0%)
Days on Market 16 (+15.6%) 14 12 (+32.7%)
Days of Inventory 51 (+43.2%) 36 26 (+94.3%)

 

Altos Research charts for houses in Almaden (San Jose 95120)

Please note that Altos Research uses list prices of Almaden Valley homes for sale, not sold prices.

An overview:

90-day stats for Single Family properties in
SAN JOSE, CA 95120 as of October 12, 2018
Median List Price:$1,643,915Average List Price:$1,834,451
Total Inventory:37Price per Square Foot:$695
Average Home Size:2,497Median Lot Size:8,852
Average # Beds:4.19Average # Baths:3.19
Homes Absorbed:7Newly Listed:8
Days on Market:42Average Age:41

Real Estate Market Chart by Altos Research www.altosresearch.com

Please click on the link to view the condo and townhouse market and more info on the Almaden real estate market.

Almaden Valley Condo Market:

The condo market in San Jose 95120 can sometimes look wacky, and that is usually due to a lack of listings. Frequently, there are less than 10 listings in a given month.  As with the single family home market, the condo market was at its peak a little earlier in the year (March / April), took a bit of a pricing dip, and seems to have bounced back most of the way. However, with so few sales, it’s hard to know if that is really what is happening or if it’s more a case of one month the more expensive properties were selling, and another the more entry level. We could do a study of larger condo or townhome complexes to see – and if you’re buying or selling in one of them, that would be the approach I’d suggest – but for our purposes here, this is a decent indicator of market activity and trends.

Here are the Almaden condo and townhome stats but with so few sales each month, they are not terribly relevant:

Trends at a Glance – the market ticks up again

This does look like a good buying opportunity for those who’d like to get into a nice Almaden townhouse or condo.

 

Trends At a Glance Sep 2018 Previous Month Year-over-Year
Median Price $1,050,000 (+4.8%) $1,001,440 $1,015,000 (+3.4%)
Average Price $1,123,000 (+12.1%) $1,001,440 $1,018,750 (+10.2%)
No. of Sales (+50.0%) 2 (-25.0%)
Pending (-33.3%) 3 (-66.7%)
Active (+60.0%) 5 (+100.0%)
Sale vs. List Price 92.8% (-8.3%) 101.1% 100.9% (-8.1%)
Days on Market 25 (+49.5%) 17 18 (+37.0%)
Days of Inventory 77 (+3.1%) 75 29 (+166.7%)

 

and the month before, when prices were down year over year and not just month over month…

 

Trends At a Glance Aug 2018 Previous Month Year-over-Year
Median Price $1,001,440 (-16.0%) $1,192,500 $1,137,500 (-12.0%)
Average Price $1,001,440 (-14.7%) $1,174,170 $1,084,810 (-7.7%)
No. of Sales (-66.7%) 6 (-66.7%)
Pending (0.0%) 3 (-25.0%)
Active (+150.0%) 2 (+66.7%)
Sale vs. List Price 101.1% (+0.7%) 100.4% 99.6% (+1.5%)
Days on Market 17 (-41.4%) 28 37 (-55.6%)
Days of Inventory 75 (+650.0%) 10 15 (+400.0%)

 

Live San Jose Almaden 95120 real estate market charts from Altos Research for condos and townhomes (not solds but Almaden Valley homes currently for sale)

Here are a few quick stats from Altos Research (which will be automatically updated weekly and to which I have a subscription) – these are based on the list price of townhouses and condominiums for sale in San Jose’s Almaden Valley 95120 area:

90-day stats for Condo properties in
SAN JOSE, CA 95120 as of October 19, 2018
Median List Price:$1,118,867Average List Price:$1,107,912
Total Inventory:6Price per Square Foot:$731
Average Home Size:1,551Median Lot Size:n/a
Average # Beds:2.86Average # Baths:2.68
Homes Absorbed:1Newly Listed:1
Days on Market:33Average Age:38

Real Estate Market Chart by Altos Research www.altosresearch.com

The residential real estate market in San Jose’s Almaden Valley area is a “hot seller’s market.” Restricted inventory remains, in contrast to what we normally would see on a seasonal basis. Buyers who are successful in multiple bid situations are coming in with few contingencies, short time frames for any contingencies which they do have, and make aggressive offers in terms of pricing.

Almaden Valley homes for sale – What is for sale in San Jose’s Almaden Valley area right now?

 

Almaden 95120 area of San Jose homes for sale

  1. 5 beds, 5 baths
    Home size: 4,933 sq ft
    Lot size: 2.20 ac
    Year built: 2000
  2. 5 beds, 4 baths
    Home size: 3,100 sq ft
    Lot size: 2.54 ac
    Year built: 1976
  3. 5 beds, 4 baths
    Home size: 4,580 sq ft
    Lot size: 2.20 ac
    Year built: 1981
  4. 5 beds, 5 baths
    Home size: 3,137 sq ft
    Lot size: 10,711 sqft
    Year built: 1973
  5. 6 beds, 3 baths
    Home size: 3,120 sq ft
    Lot size: 2.34 ac
    Year built: 1964
  6. 4 beds, 3 baths
    Home size: 3,202 sq ft
    Lot size: 21,183 sqft
    Year built: 1985
  7. 4 beds, 4 baths
    Home size: 3,238 sq ft
    Lot size: 15,215 sqft
    Year built: 1998
  8. 5 beds, 4 baths
    Home size: 3,450 sq ft
    Lot size: 22,986 sqft
    Year built: 1976
  9. 5 beds, 4 baths
    Home size: 3,049 sq ft
    Lot size: 5,998 sqft
    Year built: 1994
  10. 5 beds, 4 baths
    Home size: 2,591 sq ft
    Lot size: 30,073 sqft
    Year built: 1975
  11. 5 beds, 3 baths
    Home size: 2,733 sq ft
    Lot size: 8,437 sqft
    Year built: 1962
  12. 4 beds, 3 baths
    Home size: 2,416 sq ft
    Lot size: 14,945 sqft
    Year built: 1961
  13. 4 beds, 3 baths
    Home size: 2,655 sq ft
    Lot size: 9,282 sqft
    Year built: 1979
  14. $1,748,800 : Dorcey LN, SAN JOSE
    5 beds, 3 baths
    Home size: 2,760 sq ft
    Lot size: 6,538 sqft
    Year built: 1980
  15. 4 beds, 3 baths
    Home size: 2,240 sq ft
    Lot size: 13,033 sqft
    Year built: 1969
  16. 4 beds, 3 baths
    Home size: 2,240 sq ft
    Lot size: 8,171 sqft
    Year built: 1972
  17. 4 beds, 3 baths
    Home size: 2,244 sq ft
    Lot size: 7,622 sqft
    Year built: 1966
  18. 3 beds, 2 baths
    Home size: 1,766 sq ft
    Lot size: 10,149 sqft
    Year built: 1972
  19. 4 beds, 3 baths
    Home size: 2,549 sq ft
    Lot size: 7,714 sqft
    Year built: 1969
  20. 4 beds, 2 baths
    Home size: 1,955 sq ft
    Lot size: 7,866 sqft
    Year built: 1972
  21. 4 beds, 3 baths
    Home size: 2,108 sq ft
    Lot size: 8,062 sqft
    Year built: 1971
  22. 4 beds, 3 baths
    Home size: 2,496 sq ft
    Lot size: 6,586 sqft
    Year built: 1967
  23. 4 beds, 3 baths
    Home size: 2,008 sq ft
    Lot size: 9,975 sqft
    Year built: 1973
  24. 5 beds, 3 baths
    Home size: 2,278 sq ft
    Lot size: 8,894 sqft
    Year built: 1965
  25. 4 beds, 3 baths
    Home size: 2,276 sq ft
    Lot size: 3,009 sqft
    Year built: 2018
  26. 3 beds, 3 baths
    Home size: 1,966 sq ft
    Lot size: 10,659 sqft
    Year built: 1977
  27. 4 beds, 2 baths
    Home size: 1,796 sq ft
    Lot size: 9,395 sqft
    Year built: 1973
  28. 4 beds, 3 baths
    Home size: 2,310 sq ft
    Lot size: 8,080 sqft
    Year built: 1982
  29. 4 beds, 2 baths
    Home size: 1,850 sq ft
    Lot size: 9,513 sqft
    Year built: 1964
  30. 4 beds, 3 baths
    Home size: 2,276 sq ft
    Lot size: 2,622 sqft
    Year built: 2018

See all Almaden area of San Jose, California Real Estate.
(all data current as of 10/22/2018)

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

 

Translation

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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


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