Silicon Valley has a bad case of “urban sprawl”, unfortunately, but there are places in San Jose and nearby where creeks meander through neighborhoods, offering a little extra space between back neighbors. This extra breathing room is valued by homeowners with a creek behind the house. They often cite the pleasantly rural sounds of frogs and birds as an added bonus.
But some home buyers are a little spooked. Are there risks with buying real estate next to a waterway? Would the home flood in heavy rains? Is there an excess of unpleasant wildlife to worry about? One of my buyer clients was concerned that burglers would use the creek’s access path to steal things and get away unseen. Another was afraid of cougars or bobcats or other unwelcome visitors coming in from a creek or tributary.
When Jim and I were newlyweds, we lived in a townhouse on Neary’s Lagoon in Santa Cruz (a bird sanctuary) and I have sold several homes along creeks or ponds, so will make some comments based on my experience.
Creek behind the house: scenic or not?
In general, I would say that being next to or near a creek most often will improve the value of the home because creeks are scenic and also provide a space buffer between rear neighbors. They frequently have beautiful old trees framing their banks and are slightly curved, too, so these are usually quite pretty. I won’t say that living next to a waterway which looks like a Los Angeles flood control channel would be beautiful or enhance a home’s value much, though the space between neighbors would still be appreciated. Each case must be judged on its own merits.
Wildlife at the water’s edge
It is true that there will be more wildlife near water, whether it’s a creek, river, reservoir, pond, or percolation pond. Birds, reptiles and animals need water and will seek it out. If you love nature, you may welcome the sound of frogs and geese, and perhaps secretly hope to see a wayward deer! If you decide to live near water, it is very important to make sure that wildlife cannot enter your home (chimney, attic and crawlspace included) and it will require some ongoing diligence to keep them out because they will be drawn to the water over and over again. I’ve known people adjacent to water to have some challenges with birds, bats, mice, rats, and other creatures trying to make their way in. But that can happen anywhere. At our current home, which is not next to or near a creek, we had a squirrel try to claw its way through flashing on our roof to get into the attic. Another time we had a possum or raccoon get into the attic. Be clear that being away from the water doesn’t mean “no wildlife issues” – but if you are next to water, you will probably face them a little more often.
Floods and flood plains – what is the risk if there’s a creek behind the house?
Creekside locations do not all flood; this is perhaps the biggest misconception. When buying a home, you can check the flood plain status via the Natural Hazards Disclosure Report, which the seller provides. You can also check online at the CAL My Hazards Awareness site. And please know that there are different types and levels of flood plains – they are not all the same! The one which requires flood insurance is called a 100 Year Flood Plain and in those locations, water of up to 1 foot may be expected once every 100 years (so not that often). There are 500 year flood plains and areas which are “dam failure inundation” zones (if a dam were to break, water downhill would flood, of course).
Protected species that depend on the waterways
We have a number of protected species in California, including certain frogs and salamanders. If your home (or the one you want to buy) is in the habitat area of those animals, birds, or reptiles, you may have some constraints on landscaping near the creek or water. Most of the time it involves not placing a fence within so many feet of the creek and using only native landscaping in that area close to the creek too. Just know that having a creek behind the house may carry extra responsibilities and restrictions.
As for crime, I would have to say that you want to always check a site like CityProtect.com or similar sources to know what’s happening. We do have crime everywhere, and all kinds, to varying degrees. Most creeks do not have easy access to people’s homes or yards, and often the service road along the creek is a rough gravel, so I have a hard time picturing burglers trying to get in and walk their stolen loot a ways down that path. But check the reports. Realtors are not crime experts and we cannot make promises about any area or location.