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The Cambrian Park Real Estate Market Update

Cambrian Park Real Estate Market graphicThe Cambrian or Cambrian Park district is a popular residential market with good “bang for your buck.” It remains a strong seller’s market, possibly just past the hottest spring peak. This article provides a detailed look at the residential real estate markets of Cambrian with live and monthly updates. Here are some points of note from the latest monthly update for Cambrian Park single family homes:

  • The sales to list price ratio finally cooled a hair, now at 112.1% of asking (115% in May)
  • Days on market have maintained a lighting fast 10 day average
  • Available inventory has fallen almost 28% from them month before

The Cambrian Park Real Estate Market

The days of lockdown, PEAD forms, appointment only showings, and other restrictions is coming to an end. Despite the lifting restrictions, home buyers are still very motivated to get out of San Francisco and into more space in the suburbs – especially more yard, and more rooms in the house for separate “work from home” offices as many schools and businesses continue to physically distance. Strong public school districts remain a big draw.

Cambrian single family homes trends at a glance – numbers from the RE Report

Here’s the RE Report info for last month’s sales:

(Mobile viewers, swipe to scroll if the graph you are viewing extends beyond the screen.)

Trends at a Glance

Trends At a Glance Jun 2021 Previous Month Year-over-Year
Median Price $1,433,500 (-10.4%) $1,600,000 $1,242,500 (+15.4%)
Average Price $1,563,240 (-5.6%) $1,656,030 $1,320,330 (+18.4%)
No. of Sales 68 (-9.3%) 75 68 (0.0%)
Pending 78 (+13.0%) 69 77 (+1.3%)
Active 21 (-27.6%) 29 32 (-34.4%)
Sale vs. List Price 112.1% (-2.5%) 115.0% 101.3% (+10.7%)
Days on Market 10 (+47.8%) 7 18 (-42.9%)
Days of Inventory (-22.8%) 12 14 (-34.4%)

It is a prolonged, strong seller’s market. Sellers and buyers today continue to face restrictions under the coronavirus order that affect the market. While homes may still be appreciating (on a case by case basis – much has to do with the exact location, condition, etc.), before you list you should know how your sale would be affected by these changes.

Please see the whole Cambrian Real Estate Report for charts, stats and more.

Learn about the Cambrian months of inventory, or absorption rate, by elementary school district. (Please note that the months of inventory post is not updated as often as this monthly market analysis.)

The condo and townhouse real estate market for San Jose 95124 & 95118

The townhouse and condo real estate market (also from my Real Estate Report) – with great schools and relatively affordable pricing, this market segment is usually popular and remains hot, although nowhere near as hot as the single family housing market! Last month condos saw increased activity with stable market trends. June sales averaged at 104.3% of list price in only 2 weeks.


Trends at a Glance – Cambrian condos

Trends At a Glance Jun 2021 Previous Month Year-over-Year
Median Price $755,500 (+2.8%) $735,000 $680,000 (+11.1%)
Average Price $766,323 (-7.4%) $827,719 $726,600 (+5.5%)
No. of Sales 20 (+11.1%) 18 10 (+100.0%)
Pending 13 (-23.5%) 17 13 (0.0%)
Active 10 (+25.0%) 8 15 (-33.3%)
Sale vs. List Price 104.3% (-1.2%) 105.5% 99.9% (+4.4%)
Days on Market 14 (+11.2%) 13 14 (+1.5%)
Days of Inventory 15 (+8.8%) 13 44 (-66.7%)



The Cambrian Park Real Estate Market Update for San Jose 95124 – Altos

Here’s a different kind of update for the Cambrian Park real estate market courtesy of Altos Research (which uses LIST prices for its charts). The next few data sheets show the housing market trends and updates, live and updated weekly. My observations are from the most recent update at the time of writing, June 12th. This first item reflects the weekly Altos Research report right now for San Jose 95124 and will provide an approximation of how much home your money can buy in this district of San Jose.

The median list price is at $1.598 million, an increase from last month.

San Jose, CA 95124 Real-Time Market Profile by Altos


The chart above shows extremely low days on market beginning to slowing down (14 days as of June 12th after seeing 0 DOM all three months prior!), small increases in inventory, and a recent drop in market action. Overall San Jose 95124 remains in a fiercely strong seller’s market with some seasonal cooling into summer.

The Real Estate Market Update for San Jose 95118

Next let’s look at the listing data from Altos Research for 95118, single family homes (east side of Cambrian Park).

Normally, prices are distinctly different between 95118 and 95124 – we’re seeing that now, though it can be more pronounced when demand isn’t as high and inventory isn’t so low.

And below, an update of the market data from Altos for this part of the district.


Cambrian 95118 Altos Real-Time Market


Inventory in 95118 is severely lacking, days on market are low and growing, and overall it is strong seller’s market with a slight dip in market action.

Please see the Condominium & Townhouse Real Estate Report for all of the numbers in this area and the rest of Santa Clara County! Now let’s work with Altos Research’s graphs and get a feel for the Cambrian realty market in “real time.” These use list prices, whereas my RE Report uses sold data.

First, the statistics by quartile for houses in San Jose 95118. A quick note: most of 95118 has San Jose Unified Schools, while 95124 has Cambrian and Union schools, which are normally preferred.

Quick profile of 95118 and 95124 from Altos – this is dynamic and should update automatically each week:


Cambrian 95124 Real-Time Market Profile by Altos


Cambrian 95118 Real-Time Market Profile by Altos

Here, both 95124 and 95118 remain a strong sellers’ market with elevated market action. In 95124 there is lower market action for condos than in the single family market, but in 95118 that’s reversed with a slightly higher market action in condos compared to single family homes! However, with such small inventory these charts can have severe swings in data, so take this data with a grain of salt.

What is happening with the Cambrian real estate market? A lot of it seems to depend on the price point, school district, and condition of the property.

Turnkey houses, townhomes, and condominiums in Cambrian Park which have a contemporary look and are priced aggressively are selling fast. They need to look like 2019 and not like 2010 or 2012, though. Home buyers are very fussy and most households are either 2 income or 1 income and 1 very busy parent home with little ones. They don’t have the time or the energy to remodel. (Most buyers want grey hardwood or high quality laminate that looks like wood throughout – they don’t want 4 or 5 different types of floor covering.)

Cambrian home buyers often move to 95124 or 95118 for a combination of strong schools and relative affordability. Having a worry free home that does not look like it will cost a fortune to be made ready is a big plus and will help tremendously with the sale-ability of that residential real estate.

The part of Cambrian with Union schools continues to have the strongest demand (mostly 95124 but also part of 95118), followed by the area with Cambrian schools, and then those with San Jose Unified. All of them are doing well, but some areas are stronger than others.

How's The Silicon Valley Real Estate Market? If you live in Cambrian Park 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 for your part of the market. The information above is naturally a little generic, applying to either all of Cambrian or to either 95124 or 95118. All real estate is local, though. It may be different by pricing tier, exact location, home style, or amenities (such as pool versus no pool, large garage vs no garage, walking distance to elementary school or really having to drive there). All of these things can be factored in and may apply to your particular home – or dream home – market. For the most specific to you data, please reach out to me by email to request a phone conversation. If it seems like a good fit at that point, we can arrange to meet in person and formulate a plan.

See also:

What can you buy in Cambrian for about $1.25 million?

Cambrian Park homes for sale

The San Jose Real Estate Market Analysis

San Jose - Valley View 2019-1-20 - for the San Jose real estate marketThe San Jose real estate market is a strong seller’s market, and it has been for months. Available inventory remains low and can’t keep up with the high demand. This article is updated monthly with the latest market data. Here’s a sample of the latest for San Jose’s single family housing market:

  • There was a distinctly hotter market in June 2021 compared to the year before.
  • San Jose homes took an average of only 11 days to sell.
  • The average sale to list price ratio was a red hot 110.8%.

Last spring the market experienced mild unseasonable cooling, but from the summer of 2020 on it’s been heating up in San Jose. Early winter saw a hint of seasonal cooling, but by mid-winter it was heating right back up again! This is shown in the San Jose housing market data below, and I’ve also experienced it in my own real estate practice.

These charts will not reflect the full effect of the pandemic on the market. It will take a while before we see the full picture on how it impacted realty, but for now you can read about the Coronavirus’ impact on real estate sales on my other post.

Early on in the shutdown, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th of 2020. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory. Current numbers are accurate, but disregard this data for those previous months.

First please find the Altos Research Charts, a live feed of data on the housing markets in San Jose. You will then also find the RE Report, charts with statistics comparing sales in the last month and comparing them month-over-month and year-over-year. These are both the usual tools I use to gauge a market. Directly below are links to the market analysis of specific neighborhoods in San Jose. Some of these, where I work the most, are updated monthly, and others are updated every few months.

Altos Charts for the San Jose real estate market as a Whole – automatically updated each week – single family homes

First, the market profile and then the basic charts for single family homes or houses in San Jose. FYI, Altos uses LIST prices. The RE Report further down uses SOLD prices (which is part of the reason why I utilize both).

This real time market San Jose housing market profile (updated July 9th) shows a recent bump in inventory, slowing days on market, and sky-high market action despite a recent decline. San Jose is in an extremely strong seller’s market and holding, according to Altos! The Median List Price (for condos and houses combined) is usually stable around $1,250,000, though it has been getting nearer and nearer to $1.3 mil since last year and, around the spring peak was close to $1.35!


Updating the Campbell Real Estate Market

Tudor style house on graphic that says - How's the Campbell real estate market?How is the Campbell real estate market? Campbell is still in a strong seller’s market with signs it’s coming out of peak spring activity. This article, updated monthly, offers data and analysis on the residential real estate market within this popular Silicon Valley community. Here are a few points from the latest update on Campbell’s single family housing market:

  • The sales to list price ratio for home sales last month dipped to a still scorching 109.1%.
  • Sales had lightning fast turnover with an average of 12 days on market.
  • The data shows the market is cooling off from the month before, following seasonal trends, but it’s still a scorching hot market compared to past years!

The Campbell, CA Real Estate Market

It’s hard to predict what’s coming up next with all that’s happened since March of 2020. The charts below certainly show the impact of the pandemic on the real estate market, but it will take a while to see the full picture. To read more about the Coronavirus impact on real estate sales, check my blog post on the topic.

At the beginning of the shutdown, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th, 2020. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory in those months, though current numbers are now accurate.

If you’re selling, perhaps last summer you’d have gotten 4 – 6 offers on your well prepared, beautifully staged, and aggressively priced home for sale. Recently, we’ve seen those numbers again (and sometimes many more!) in the 2021 spring market with a long (and growing) backlog of demand. Competition is high enough that we aren’t seeing many buyers with normal contingencies. This summer we can reasonably anticipate a decline in activity from a spring peak, but the real estate market will probably remain hot throughout the year. We’ll just have to wait and see!

Here’s a quick view of the Campbell real estate market stats from Altos Research, using LIST prices:

Campbell Altos Real-Time Market Profile

As of July 8th the Altos chart showing Campbell, CA single family homes is in a strong seller’s market with declines in market action, low and growing inventory, and few days on market. Things are still hot in Campbell!

And now –  here are some quick stats, care of my RE Report for Campbell:


Milpitas real estate market

Graphic: House and yard with words Milpitas Real Estate MarketThe Milpitas real estate market has been one hot seller’s market in Santa Clara County! Altos Research has called it a strong seller’s market for many months now, and it just keeps getting hotter! Here are a few more points from the latest update to the Milpitas single family homes market, with more data and analysis in the article below:

  • June’s closed sales may have plummeted, but pending sales have shot up and active inventory remains low.
  • Listings regularly accepted bids well over list price with sales averaging at 109.6% of asking!
  • The average Milpitas home is sells around $1.2-$1.5 million.

The Milpitas Real Estate Market

Despite unusual circumstance last year, Milpitas has maintained a favorable market for the well-prepared seller, though certainly not a typical market. This is in keeping with trends we are seeing throughout the San Francisco Bay Area and Silicon Valley: well priced homes are selling over list price, and usually above peak pricing from spring 2018! That said, sellers don’t be tempted to list your home too high. Price it appropriately to today’s market and you will have more interested buyers willing to compete for your home, perhaps even starting a bidding war!

A lot has changed since March 2020. Over time we’re beginning to get a clearer view of how covid-19 is affecting the market, but it will be a while before we know the full impact of the pandemic on real estate sales. For now, follow the latest market trends in this article and check out my post: Coronavirus impact on real estate sales, to learn more about the restrictions placed on our local market.

During the initial shutdown, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th, 2020. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory. So disregard those previous months data, but current numbers are accurate.

So let’s look at some data. First up, the Altos charts using list price and active listings. It is updated automatically on a weekly basis, so check back often:

Altos Real-Time Market Profile, Milpitas


Mountain View CA real estate market trends and statistics

Mountain View CA real estate market trends and statistics on Mary Pope-Handy's Valley of Heart's Delight blogMountain View’s real estate market is experiencing spring warming in full swing! This April has been a busy one, especially compared to Spring 2020 with the early impact of the pandemic on our real estate market. Here’s a glance at some of what we’ll see in the single family home market below:

  • Market activity continues to be significantly higher than it was a year ago.
  • Days on market average a hair over 2 weeks at a lighting fast 15 days.
  • The sales to list price ratio averaged a scorching hot 110.8% of asking.

The Mountain View Real Estate Market

How’s the Mountain View CA real estate market? This is one of the hottest areas within Silicon Valley and is home to a myriad of high tech companies and is a stone’s throw from others. With a charming and walk-able downtown, easy access to CalTrain, and a vibrant atmosphere conducive to both work and play, it is no wonder that people relocating to the San Francisco Bay Area or Silicon Valley place Mountain View squarely in their target. (Also popular are adjacent municipalities: Sunnyvale, Cupertino, Los Altos, and Palo Alto.)

All that popularity comes at a cost, though. Prices have been sky high in Mountain View for years, both for rentals and for home buying. The good news, though, for those with property or those who take the plunge and purchase: it doesn’t look like Mountain View is going to lose its appeal anytime soon.

In this article, which is updated monthly, we will include live Altos Charts which automatically update weekly (so bookmark this page!) as well as monthly insights from the Real Estate Report for Mountain View. From time to time I will be adding “in the trenches” commentary to bolster this information.

Before we dive in, it’s necessary to acknowledge that much has changed since March 2020, so this data is going to show some atypical trends due to current circumstances. This month’s data gives us a view into the pandemic’s current impact on real estate, but not the full picture. For more on this, read my post titled Coronavirus impact on real estate sales.

During the first lockdown order, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM) beginning from March 17th until around May 17th, 2020. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory. That means current numbers are accurate while data for those previous months are not.

Overview of the city of Mountain View’s residential real estate market for houses:

See the whole Mountain View Real Estate Report online here.

Single family home (mostly houses, but some duet homes) sales and pending sales grew from the month before, and both are up from last year. Active inventory fell month-over-month and remains less than half of last year. The market is looking significantly more active compared to last year, which was around the bottom of the initial lockdown cooling. Mountain View is in a prolonged seller’s market with pent up demand firing up a raging hot spring market!

Mountain View is a strong seller’s market with an unusually high level of activity.

Trends At a Glance Jun 2021 Previous Month Year-over-Year
Median Price $2,580,000 (+2.4%) $2,520,000 $2,099,440 (+22.9%)
Average Price $2,602,520 (-1.2%) $2,633,520 $2,240,100 (+16.2%)
No. of Sales 27 (+8.0%) 25 26 (+3.8%)
Pending 39 (+14.7%) 34 23 (+69.6%)
Active 16 (-30.4%) 23 33 (-51.5%)
Sale vs. List Price 110.8% (+3.1%) 107.4% 99.1% (+11.8%)
Days on Market 15 (+18.9%) 12 23 (-36.7%)
Days of Inventory 17 (-37.7%) 28 37 (-53.3%)



Sunnyvale real estate market trends & statistics

It’s a season of extremes this spring in the Sunnyvale real estate market! Buyers are competing against multiple offers for practically every listing in this raging seller’s market. Here are a few quick points from the single family home market below:

  • The sale to list price ratio is blazing with homes selling on average at 114.8% of asking. That’s a red hot sellers market!
  • Properties continue to sell lightning fast in an average of only 10 days.
  • Active inventory falls short of where it was a year ago, but sales and sales pending are way above this time last year.

First a quick note before we dive into the Sunnyvale market trends and statistics. A lot has changed since March 2020 and while a reaction to the pandemic is visible in this data and analysis it will take a long time for us to see the full impact on the market. To read more about how the pandemic has affected real estate sales, please read my post: Coronavirus impact on real estate sales.

Last spring, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM) between March 17th through roughly May 17th. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory for those past months, but not current data.

Sunnyvale Real Estate Market Trends and Statistics

The Sunnyvale realty market varies by location (east of El Camino is generally not as desirable as west of it), school district (the portion with Cupertino schools is likely the strongest part of the market), and price point. Being too close to train tracks, being in a flood plain, or other location issues will make it more challenging to sell. Every property is unique, so take all these averages and trends with a grain of salt! This data is not meant to pinpoint the pricing on any individual home, but to understand the direction the market is heading. And on that note, let’s dive right in!

The Real Estate Report numbers for Sunnyvale (entire city), single family  homes

Feel free to visit the same statistics, trends, and more at my ReReport page.

(If you’re viewing this on a mobile phone, swipe horizontally to see the full chart if it goes off the screen.)

Sunnyvale realty market statistics

Trends At a Glance Jun 2021 Previous Month Year-over-Year
Median Price $2,300,000 (+10.3%) $2,085,000 $1,925,000 (+19.5%)
Average Price $2,221,670 (+4.3%) $2,129,800 $1,928,950 (+15.2%)
No. of Sales 63 (+5.0%) 60 43 (+46.5%)
Pending 85 (0.0%) 85 53 (+60.4%)
Active 31 (0.0%) 31 47 (-34.0%)
Sale vs. List Price 114.8% (-0.7%) 115.5% 102.2% (+12.2%)
Days on Market 10 (-0.3%) 10 17 (-38.3%)
Days of Inventory 14 (-7.9%) 16 32 (-55.0%)

June was significantly hotter this year than in 2020, and it’s surprisingly stable month-over-month. Sales grew an inch, while pending sales and active inventory have remained constant from the month before. Available listings are low year-over-year, and both pending and sold listings are rocketing past 2020 sales. Homes continue to sell at breakneck speeds with a 10 day average, and offers are soaring above asking with a blazing hot average sale to list price ratio of 114.8%. It is a raging hot seller’s market for Sunnyvale homes! (more…)

Cupertino Real Estate Market Trends and Statistics

How’s the Cupertino real estate market?

Cupertino’s active inventory is low and dropping, while June saw a growing number of sales (almost double the month before) with buyers competing fiercely for the best homes. The sale to list price ratio keeps rising and homes took under two weeks to sell on average – it’s a raging hot market in Cupertino! Here are some of the points on the single family market that we will see in the following article:

  • We are seeing an extremely active, red hot seller’s market in Cupertino that is much more active than last year
  • Average and median home prices are both up more than 27% from last year
  • The sales to list price ratio is sky-high at 111.4% of asking
Cupertino - view from Ridge Vineyards

Cupertino – view from Ridge Vineyards

Cupertino often represents how the best markets in the valley are performing, as it offers a short commute to major tech centers, fantastic schools, and homes that are (generally) not too elaborate or wastefully luxurious. If Cupertino’s doing well, you’ll have a pretty good idea that the market in the more affordable price points in Los Altos, Saratoga, Los Gatos, etc. are likely also doing well. And if Cupertino is faring poorly, that is not a good sign for anywhere!



Willow Glen real estate market in San Jose

Willow Glen real estate market is a strong seller's market. This Willow Glen sign is from the downtown business district.The real estate market of Willow Glen in San Jose just keeps heating up, with significantly more activity overall than a year ago. It’s a red hot seller’s market for these homes! This article will provide data and analysis for the residential markets in this area, updated monthly. Here are a few points from the single family housing market update:

  • Continually low active inventory and elevated sales means that listings can’t keep up with a hyperactive market!
  • Closed sales skyrocketed, while active inventory remains less than half of last year.
  • Home sales averaged a breakneck 9 days on market and at a raging hot 109.6% of list price!

The Willow Glen Real Estate Market

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 remains in a long-term seller’s market despite recent cooling.

But things have certainly changed since March of 2020. We have a partial view of the affect those changes are having on this area’s real estate market with this month’s update, though not the complete picture. For an understanding of how Covid-19 is affecting the local real estate market, please check my post titled Coronavirus Impact on Real Estate Sales.

At the start of the shutdown, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th, 2020. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory for those previous months, though current numbers are accurate.

1. Willow Glen Market Trends: Single Family Homes

June’s market saw some ups and downs, but remains a hot seller’s market. Sales and active listings grew from the month before, although pending sales plummeted. Both pending and closed sales skyrocketed above last year, while active inventory was less than half of June 2020. Far more homes are selling than are currently available creating a blazing seller’s market and putting pressure on buyers trying to compete! The sales to list price ratio rose from last month and remains high above last year at a fiery 109.6%. Overall the market is experiencing an extremely active late spring and Willow Glen homes continue to be in a raging hot seller’s market!

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 Jun 2021 Previous Month Year-over-Year
Median Price $1,775,000 (-1.4%) $1,800,000 $1,381,000 (+28.5%)
Average Price $1,909,370 (+0.1%) $1,907,660 $1,559,770 (+22.4%)
No. of Sales 93 (+14.8%) 81 61 (+52.5%)
Pending 72 (-23.4%) 94 57 (+26.3%)
Active 30 (+20.0%) 25 75 (-60.0%)
Sale vs. List Price 109.6% (+1.6%) 107.9% 100.1% (+9.5%)
Days on Market (-10.5%) 11 21 (-55.0%)
Days of Inventory (+1.0%) 9 36 (-73.8%)

Read more data and analysis below!


Landscaping with tanbark or mulch? Use caution!

Beware Tanbark or Mulch by the foundation!Some Silicon Valley homeowners spruce up their yards and gardens in spring and summer with tanbark or mulch. While this is a very common practice, and often encouraged as a drought-friendly gardening option, it can be a bad idea if it is too close to the structure, especially the home’s foundation. Tanbark is simply small bits of wood, and most common mulch is often no more than shredded wood. Why is that bad? Wood is food for termites and piles of tanbark or mulch can invite and hide them as well!

Tanbark or Mulch?

Mulch is the more widely used term and it can cover a broad scope of materials, but the most common type you will find in stores (and in Bay Area gardens) is the woodchip mulch. If you ask for mulch at a hardware store, this is most likely what they will show you. In the local vernacular, we often refer to mulch as the fine, thin, or decomposed stuff – we have a different name for the larger bark and wood chips.

I learned only recently that tanbark is something of a local term that people from other parts of the state or country may not be familiar with. Here in the Bay Area we call the stuff you commonly see underfoot at playgrounds or piled thick on the planted berms around a shopping mall parking lot by the name of tanbark. Some people may reserve the name for the large chunky bark chips while others will call just about any wood chip substrate by that name. So tanbark is, in fact, a mulch.

Homeowners and sellers wanting their home to make a good first impression are often tempted to apply mulch or tanbark in otherwise bare patches around their yard, but you can wind up with far bigger (and more costly) problems if it’s too close to the foundation!

What Was That About Termites?


What is an exclusion in a real estate contract? What is an inclusion?

What is an exclusion in a real estate contract? What is an inclusion? Both of these refer to fixtures at the property which is for sale. If you want to sell your home in 2021, it’s very important to understand the “law of fixtures” as it relates to what you leave and what you take with you – unless the inclusion or exclusion is specified in the contract.

What is a fixture?

Generally speaking, a fixture is any item affixed or attached to the house, townhouse, condo or property which is installed with the intention that it be there permanently.

Examples of fixtures (items which stay or are included):

  • built in in cabinets (in the bathroom, kitchen, or anywhere else)
  • lights mounted from the ceiling
  • built-in ovens or other appliances which are built-in
  • in-ground (not potted) rose bushes.
  • built in fire screens
  • a fireplace insert
  • window coverings
  • wall air conditioning unit
  • built in speakers
  • built in wine fridge
  • hot tub (unless it is a portable model, which most aren’t)

The exception to the rule is anything attached solely for earthquake safety.  This would be the case if you have a large hutch which you have bolted to the wall so that it doesn’t topple in the case of a big quake. In Silicon Valley, fixtures are normally included with the sale of the home.

What is an exclusion?

Exclusions refer to fixtures which the seller does not want to include with the sale of the real property (real estate) but which otherwise would or should stay.


Examples of fixtures and personal property (

Exclusion examples:

  • there may be a light fixture in the dining room which is a family heirloom and the seller does not want to leave it with the house
  • an in-ground plant, bush, or small tree that the seller wants to take when moving out
  • curtains which match a bedspread or other decor
  • stereo speakers that are built in
  • surveillance equipment, such as a Ring doorbell or camera (I saw this recently where the seller wanted to keep it)