by Mary Pope-Handy | Apr 15, 2021 | Cambrian Park (SJ), Condos & Townhomes, How's The Market?, Market Info, Market Reports, Neighborhoods
How’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. However with fantastic neighborhoods like Montanas de Los Gatos, Cambrian condos are not to be missed! So today we’ll take a closer look at the condominium and townhome market in this popular San Jose district!
Before we dive in, let’s see what’s selling now in the Cambrian Park condo & townhouse segment of the market.
Just now (as of April 15, 2021), I looked into the MLS to see the condo and townhome sales in Cambrian over the last 30 days. Out of 11 sales, 9 were listed as condos and 2 were listed as townhomes (all were held in in condo ownership). Condos sold between $430,000 – $1,005,000 and townhome sales closed between $855,000 – $980,000. Most sold in under 2 weeks and over list price, although the 3 properties that took longer than 2 weeks to sell closed under list price. Properties ranged from a 1 bed 1 bath to a 3 bed 2.5 bath, although most were 2 bed 1 bath units. The majority were built in the 1970s – 1980s, although the youngest property was built in 2007.
Now let’s have a look at some of the numbers from my Real Estate Report:
Real Estate Report: Cambrian Park Condo & Townhouse Market – San Jose
It’s a hot spring market for the Cambrian condo market!
| Trends At a Glance |
Mar 2021 |
Previous Month |
Year-over-Year |
| Median Price |
$699,500 (-13.6%) |
$810,000 |
$730,000 (-4.2%) |
| Average Price |
$727,350 (-9.0%) |
$799,333 |
$756,377 (-3.8%) |
| No. of Sales |
10 (+11.1%) |
9 |
11 (-9.1%) |
| Pending |
14 (+40.0%) |
10 |
9 (+55.6%) |
| Active |
11 (+57.1%) |
7 |
11 (0.0%) |
| Sale vs. List Price |
102.0% (-0.5%) |
102.5% |
103.1% (-1.0%) |
| Days on Market |
24 (+242.9%) |
7 |
12 (+94.1%) |
| Days of Inventory |
33 (+57.1%) |
21 |
30 (+10.0%) |
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by Mary Pope-Handy | Apr 14, 2021 | Neighborhoods, West San Jose
Merrivale West is a very popular community of 248 townhouses, built by Ditz-Crane in beginning in 1972, in the “West San Jose” area offering beautiful grounds & homes as well as a fantastic commute location and low HOA dues (homeowner association fees).
Where is Merrivale West?
This complex is found near the intersection of San Tomas Expressway and Payne Avenue in the 95117 area of San Jose. The main road running through the neighborhood is Millich, but there are a number of smaller streets with the designation of “square” too (Merrivale Square, for instance). From this location, it’s a quick jaunt to Santana Row (just 2 miles!) or to downtown Campbell. It’s easy freeway access too. The location is one of the main reasons for the popularity of this area.
View Merrivale West San Jose Townhouse Community in a larger map
What does it cost to buy a townhouse in Merrivale West?
Homes vary in size and precise location as well as interior condition. Properties are selling from about $600,000 to the a high of a $900,000 to $1 million, as of mid 2020. Larger homes, such as the 1292 sf model (2 bed/2.5 bath) generally sell at the higher end of the price spectrum. Overall, though, selection tends to be slim: homes here sell fast, and the perpetual desirability of the neighborhood helps to keep values up.
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by Mary Pope-Handy | Apr 13, 2021 | How's The Market?, Market Reports, Santa Clara
The Santa Clara Women’s Club (old adobe house)
http://www.santaclarawomansclub.org/
The realty market in the city of Santa Clara, like the rest of Silicon Valley, is one in which the sellers have the upper hand, though it continues to be impacted by the pandemic and lingering demand. What is key for home sellers is to price and prepare their home for sale according to today’s real estate market. This article contains the latest updated data and analysis. Here are a few points from the monthly single family housing market in the City of Santa Clara that you’ll find in more detail below:
- The March sale to list price ratio jumped to a hot 110.1% of asking.
- Active listings, closed, and pending sales are all a rose month-over-month.
- The average home took only 11 days on market to sell.
Thinking of selling your Silicon Valley home in 2021? Follow the previous link to my article on how to effectively sell your property in these unique times. It’s a blazing hot seller’s market in most of the South Bay!
The Real Estate Market for the City of Santa Clara
March 2020 brought some major changes that are affecting the market. While we are seeing how some of those impacts have changed the market in recent month’s it will take a while to see the full picture. To read more about the Coronavirus impact on real estate sales, check my post on the topic.
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. That means the current data will be accurate, but disregard the data from March through May in those fields.
Below there are charts for the market activity over the last few months for single family homes in Santa Clara. Market activity has been on the rise for months, and low inventory from the past year with continuous low inventory around the rest of the Valley means there is still a greater demand to fill than properties available. Further down in the article, we’ll check in on the condo market, too.
First, a market profile, automatically updated weekly, for the city of Santa Clara (these reports are available by zip code, too, and for condos/townhomes as well as single family dwellings). Check out the weekly Altos report HERE and click on subscribe to get weekly updates on all of Santa Clara or any particular zip code. (Scroll to the bottom and check out the profile of houses across 4 pricing quartiles – super interesting.)
According to Altos, it’s a strong seller’s market right now with a dip in market action, low and steady days on market, and growing inventory.
Data from my Real Estate Report
Next, stats at a glance for the Santa Clara real estate market for single family homes. See the statistics and trends for closings and listings for last month – updated each month on about the 5th – 10th on my RE Report site for realty stats & trends in Santa Clara:
Trends at a Glance
Last year, 2020 began with a hotter than usual winter market getting progressively hotter towards spring. Things started to change after March and the market was hit with some significant cooling at the start of shelter-in-place.
This March was a busy month for Santa Clara’s housing market! Active listings, closed sales, and pending sales all grew from the month before. Pending sales are keeping above last year’s numbers, although sales are a little behind 2020 and inventory saw no change. The sales to list price ratio rose to 110.1% of asking, which is red hot but still slightly cooler than last year. For a little perspective, in 2020 this ratio fell from a whopping 111.8% in March to a low of 100.3% by June. Homes are taking the same lightning fast 11 days to sell as they did last year, and average and median prices are up both month-over-month and year-over-year.
High demand and low inventory are fueling a hot market in Santa Clara. It looks like we are experiencing another hot start to the spring market in 2021!
| Trends At a Glance |
Mar 2021 |
Previous Month |
Year-over-Year |
| Median Price |
$1,690,000 (+9.0%) |
$1,550,000 |
$1,481,940 (+14.0%) |
| Average Price |
$1,656,150 (+5.4%) |
$1,571,660 |
$1,486,130 (+11.4%) |
| No. of Sales |
44 (+63.0%) |
27 |
48 (-8.3%) |
| Pending |
56 (+19.1%) |
47 |
46 (+21.7%) |
| Active |
30 (+20.0%) |
25 |
30 (0.0%) |
| Sale vs. List Price |
110.1% (+4.0%) |
105.9% |
111.8% (-1.5%) |
| Days on Market |
11 (-55.7%) |
24 |
11 (-1.8%) |
| Days of Inventory |
20 (-18.2%) |
25 |
19 (+9.1%) |
(more…)
by Mary Pope-Handy | Apr 13, 2021 | How's The Market?, Market Reports, Morgan Hill
How is the Morgan Hill real estate market? This article will include data, trends and statistics for both houses/single family homes and condominiums/townhouses (in the second half of the article). Here’s a bit of what you’ll find in the latest monthly update for Morgan Hill’s single family housing market:
- The spring market is here in full force and March was hotter than last month and last year.
- The sales to list price ratio for homes in March was high at 106%.
- Active inventory grew, but it is still well below average.
The Morgan Hill Real Estate Market
If you’re looking to learn more about Coronavirus’ impact on real estate sales, please check my post on that subject. This month’s data gives us only a small window into the changes the pandemic has had on the market.
At the start of the pandemic here in Silicon Valley, the Multiple Listing Service (MLS) paused 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. This will not affect current numbers, but will affect those previous months data.
The cities of Morgan Hill and Gilroy are usually a bit less in demand than parts of Santa Clara County which are either tech magnets or closer to these big businesses. So if most of the Silicon Valley has a sale price to list price ratio of anywhere from 100% to 105%, it’s generally lower here, making the home buying conditions calmer for weary buyers, though still a sellers market.
First up, the market profile from Altos Research – this is updated weekly, so check back often! You can also view the weekly newsletter through the link below, where you can also subscribe to receive this update every week in your inbox. Prefer a particular zip code instead? You can type in your desired zip in the “Search Anywhere” line and then request that particular weekly update by email.
Altos Research weekly report for all of Morgan Hill
Altos weekly report for 95037 only
Altos weekly report for 95038 only
The latest Altos update (April 6th) shows a sudden increase of inventory, days on market speeding up, and climbing market action. The current market remains in a strong seller’s market.
Trends at a Glance for Single Family Homes in Morgan Hill
Below is a chart with basic info, but to see more information, you may click on this link to see the Real Estate Report for Morgan Hill. This March saw clear warming, and it remains a significantly hotter market compared to last year. Compared to last month, closed and pending sales increased dramatically and available inventory also grew a respectable amount. Homes regularly sold close to and above list price at an average of 106% of asking, and properties took only 20 days to sell on average. Looking back to March 2020, pending sales have more than doubled, active inventory is significantly lower, and homes are selling faster and higher above list price in March 2021. It’s an active seller’s market with high demand competing for a small pool of available homes.
| Trends At a Glance |
Mar 2021 |
Previous Month |
Year-over-Year |
| Median Price |
$1,197,500 (-10.3%) |
$1,335,000 |
$1,124,000 (+6.5%) |
| Average Price |
$1,355,810 (+3.6%) |
$1,309,100 |
$1,114,800 (+21.6%) |
| No. of Sales |
38 (+65.2%) |
23 |
32 (+18.8%) |
| Pending |
81 (+52.8%) |
53 |
38 (+113.2%) |
| Active |
42 (+10.5%) |
38 |
69 (-39.1%) |
| Sale vs. List Price |
106.0% (+0.9%) |
105.0% |
101.2% (+4.7%) |
| Days on Market |
20 (+13.4%) |
18 |
29 (-30.7%) |
| Days of Inventory |
33 (-25.7%) |
45 |
65 (-48.7%) |
And the month before:
by Mary Pope-Handy | Apr 12, 2021 | Almaden Valley (SJ), Alum Rock, Alviso (SJ), Berryessa (SJ), Blossom Valley (SJ), Buena Vista, Cambrian Park (SJ), Central San Jose, Downtown San Jose, East San Jose (SJ), Evergreen (SJ), How's The Market?, Market Info, Market Reports, Most Popular Articles, Naglee Park, Neighborhoods in Almaden, Neighborhoods in Cambrian, Neighborhoods in Willow Glen, Rose Garden area, San Jose (all areas), West San Jose, Willow Glen (SJ)
The 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 seller’s market in March 2021 compared to the year before.
- San Jose homes took an average of only 13 days to sell.
- The average sale to list price ratio was a red hot 110.6%, up 2.7% from last month and 4.6% higher than the year before.
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.
Something to note, however, is that these charts will not reflect the full effect of the pandemic on the market. We have a better view of the impact now that we have a good spread of data to look back on, but it will take a while to see the full picture. For now, you can read about 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 April 6th) shows on the graph a growing inventory, extremely small and shrinking days on market, and a rising market action. San Jose is in an extremely strong seller’s market and still heating up 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.
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by Mary Pope-Handy | Apr 12, 2021 | How's The Market?, Market Reports, Santa Teresa (SJ)
Silver Leaf Park in the Santa Teresa area of San Jose
How’s the Santa Teresa real estate market? The scenic Santa Teresa area of San Jose is popular as it’s a bit more affordable but offers lovely views of the hills and public schools that seem to be improving over time, making the area more desirable. These positives seem to be helping that area to hold its value well. Here are a few details from the latest monthly market update for Santa Teresa single family homes (read the full analysis below):
- It’s a hot seller’s market in Santa Teresa and starting off spring with a hotter March market than 2020 (before the lockdown put a damper on the market).
- Active inventory can’t keep up with growing activity and increasing sales.
- The average March listing sold lightning fast in only 9 days and at a whopping 111.7% of list price.
Santa Teresa (our MLS Area 2) includes a small bit of the 95123 zip code, which is more expensive, but most of that zip code is Blossom Valley, so we will omit it. The 95138 zip code is about half Santa Teresa and half Evergreen (more expensive area), so take those numbers with a big grain of salt. I find the 95119 zip code to be most helpful, but even then, the school district is divided between Oak Grove and Morgan Hill.
Since the start of last March there have been many changes affecting the real estate industry. We’re starting to have a better view of the impact of the pandemic on the local real estate markets, but it will take a while to get the full picture. For now, read more about the Coronavirus impact on real estate sales in my other post. Thinking of listing your home in this hot seller’s market? It’s a great time to do so if you are prepared! Read more about how to sell your home in 2021 through the linked article.
At the start of the lockdown, the Multiple Listing Service (MLS) temporarily 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 the previous months, though current data is accurate.
Weekly update from Altos Research with a “market profile” of San Jose’s Santa Teresa area, zip code 95119 for single family homes / houses:
With this week’s update (April 6th) the chart shows some ups and downs. Three active listings isn’t much, but it’s not atypical for the area. Small pools of data can make trend tracking less accurate. Days on market are absurdly low at zero days average and market action is holding steady. Altos has shown a strong seller’s market in Santa Teresa 95119 for a while, though it has been bouncing between strong and mild with extremely low inventory over the last year or so.
Weekly update from Altos Research with look at a glance of zip code 95138 for single family homes or houses:
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by Mary Pope-Handy | Apr 11, 2021 | How's The Market?, Market Reports, Monte Sereno
How is the Monte Sereno real estate market? Because the city is small, with just about 4,000 residents, there usually are few homes listed for sale or selling, and with small numbers we can get seeming volatility. This article is updated monthly with new data and analysis, so scroll down to read the latest and check back regularly. Here are a few details from the latest market update:
- Monte Sereno is currently in a strong seller’s market with prolonged low inventory.
- The average March sale took 0 days and was accepted at list price. There were only 2 closed sales.
- In March the median sales price was $4,100,000 and the average was the same.
Though we’ve begun to see changes to the market since last March, we won’t know the full impact for a while. For now you can read more about the Coronavirus impact on real estate sales in my post on the topic.
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, 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 while current data is accurate, please disregard any DOM data for the dates mentioned above.
There are no condominiums or townhomes in Monte Sereno at present (although we are watching the development at La Rinconada closely). One of the major challenges for this city is to ensure that at least some housing units are deemed “affordable.” You can find the city’s housing plan here (a pdf online): http://www.montesereno.org/DocumentCenter/Home/View/674
Below is a quick market profile for Monte Sereno. This is updated automatically weekly, so please check back often.
As of the latest update, April 6th, Monte Sereno is in a slight seller’s market with declining activity. Unlike other areas, this market didn’t experience the same cooling last spring as the rest of the valley, but continued to heat up through most of 2020. Winter of 2021 finally saw a cooling trend in this area. Still, Monte Sereno has very few active listings, so the data for this chart can have large swings in data due to one or two outstanding properties.
Altos Research does weekly reports, to which I subscribe. You can see the full weekly report for Monte Sereno HERE and you can click the subscribe button there if you’d like to get it weekly (or navigate to another zip code or city and subscribe to that). Here’s the data on home descriptions per price quartile in the report, updated automatically throughout the month:
Prices continue to climb in 2021. The top tier looks primed to beat it’s previous high from last year which peaked well above it’s previous high from late 2017 and early 2018. The middle tiers have shot past previous highs, and even the bottom tier is reaching prices it’s only seen in 2020’s peak and in 2018, though not at it’s peak. Like last year winter had only mild cooling and things are already starting to heat up again. Remember, low inventory and fewer sales mean greater swings in data.
Stats for recently closed home sales in Monte Sereno
Here are the quick statistics for the closed sales in the last complete month to give a sense of how things are going with the Monte Sereno real estate market. Sales data comes from my Monte Sereno Real Estate Report. Given that the supply of homes to study is tiny, what can we tell from this data?
It’s true that an average Monte Sereno house is about $2.5-3.5 million, and often higher – a little steep for most folks!
Monte Sereno Real Estate Market Trends at a Glance:
This March has had some major ups and downs. Small pools of data in this diverse market can shift the numbers very drastically very quickly, so it’s important to take this table with a grain of salt. This month, data is based on only 2 closed sales! The sale vs list price ratio rose to 100% of asking, and days on market sped to a blink-and-you-miss-it zero days! Prices grew from the month before and soared beyond last year – more than 86%! Of course, last year’s data is based on one listing, and last month only had three, so these swings are not likely indicative of the real market value changes. Active inventory held stable from last month, but remains low year-over-year. The Monte Sereno housing market continues to have steady activity and remains in a seller’s market with regular demand.
| Trends At a Glance |
Mar 2021 |
Previous Month |
Year-over-Year |
| Median Price |
$4,100,000 (+30.2%) |
$3,150,000 |
$2,200,000 (+86.4%) |
| Average Price |
$4,100,000 (+28.3%) |
$3,196,670 |
$2,200,000 (+86.4%) |
| No. of Sales |
2 (-33.3%) |
3 |
1 (+100.0%) |
| Pending |
5 (N/A) |
0 |
4 (+25.0%) |
| Active |
7 (0.0%) |
7 |
11 (-36.4%) |
| Sale vs. List Price |
100.0% (+2.8%) |
97.3% |
104.8% (-4.5%) |
| Days on Market |
0 (-100.0%) |
75 |
0 (N/A) |
| Days of Inventory |
105 (+66.7%) |
63 |
330 (-68.2%) |
And the month before:
| Trends At a Glance |
Feb 2021 |
Previous Month |
Year-over-Year |
| Median Price |
$3,150,000 (+12.9%) |
$2,790,000 |
$1,828,000 (+72.3%) |
| Average Price |
$3,196,670 (+6.3%) |
$3,007,170 |
$1,828,000 (+74.9%) |
| No. of Sales |
3 (0.0%) |
3 |
2 (+50.0%) |
| Pending |
0 (-100.0%) |
3 |
0 (N/A) |
| Active |
7 (+40.0%) |
5 |
11 (-36.4%) |
| Sale vs. List Price |
97.3% (-11.4%) |
109.8% |
105.9% (-8.1%) |
| Days on Market |
75 (+397.8%) |
15 |
32 (+133.3%) |
| Days of Inventory |
63 (+26.0%) |
50 |
154 (-59.1%) |
Because so few houses sell per month, pricing appears to jump around when that’s not actually the case. The Monte Sereno home prices tend to be a little higher but generally follow the Los Gatos trends, so it’s worth while to view this info also to get a more balanced sense of how things are for real estate in Monte Sereno. Also, for those considering buying or selling, it’s important to look at the actual listings for each and every sale with similar features, size, amenities to get a sense of your home’s particular subset of the market. Next, let’s look at the live charts from Altos to see how active listings reflect the market as seen from viewing sold listings.
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by Mary Pope-Handy | Apr 11, 2021 | Evergreen (SJ), How's The Market?, Market Reports
San Jose’s Evergreen district is in a strong seller’s market with extremely low active inventory. This article will examine the data from sales and active listings in this residential real estate market with live and monthly updates. Here are a few points from the latest Evergreen single family housing market update, provided in more detail below:
- March sales moved quickly in under 2 weeks on, taking an average of just 11 days to sell.
- The sales to list price ratio is rose to a red hot 109.7% of asking with most properties selling above asking with multiple offers.
- Current average and median sale price for March 2021 were up a good deal compared to March 2020 and February 2021.
The Evergreen area of San Jose includes many newer homes and communities. It is a desirable Silicon Valley community as Evergreen is scenic and most of the district enjoys highly regarded schools, particularly at the elementary and middle school levels. In this article I’ll provide some information on this section of the valley as well as statistics and analysis on the current real estate market trends, which will be updated periodically. Just want the Evergreen real estate market update? Please scroll down!
Evergreen Real Estate Market Report: Single Family Homes
Before we begin, if you’re looking to learn more about coronavirus’ impact on real estate sales please follow the link to my post on that subject. The changes effected to combat the spread of Covid-19 began mid-March of 2020, and while the data in the months since continue to reflect these changes this is just the tip of the iceberg and we will not understand the full effect this has on the market until it is in the rear view.
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. Data for the current months are now accurate, however those previous months mentioned earlier will be affected by this pause.
The Re Report considers all of the Evergreen district together. Please find the full report on my Real Estate Report for the Evergreen area of San Jose. Further down, you’ll see live charts with more zip code specific details.
The Evergreen area continues the spring warming trend through March. Sales shot up, pending sales held stable, and active inventory slipped a little month-over-month. Year-over-year closed and pending sales are high while available listings are less than half of where they were. The sales vs list price ratio grew to 109.7%, which is extremely hot and a whopping 8.2% above last year! Evergreen homes are in a clear seller’s market!
| Trends At a Glance |
Mar 2021 |
Previous Month |
Year-over-Year |
| Median Price |
$1,615,000 (+24.2%) |
$1,300,000 |
$1,400,000 (+15.4%) |
| Average Price |
$1,808,780 (+26.5%) |
$1,429,870 |
$1,525,840 (+18.5%) |
| No. of Sales |
39 (+69.6%) |
23 |
29 (+34.5%) |
| Pending |
46 (0.0%) |
46 |
27 (+70.4%) |
| Active |
16 (-11.1%) |
18 |
39 (-59.0%) |
| Sale vs. List Price |
109.7% (+0.3%) |
109.4% |
101.3% (+8.2%) |
| Days on Market |
11 (-15.5%) |
12 |
20 (-47.4%) |
| Days of Inventory |
12 (-41.8%) |
21 |
40 (-69.5%) |
Altos Research: Evergreen real estate market for single family homes or houses by zip code
95148
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by Mary Pope-Handy | Apr 10, 2021 | Almaden Valley (SJ), How's The Market?, Market Reports
The Almaden Valley real estate market is heating up with spring trends and remains squarely in the sellers favor. There’s plenty of demand, and inventory remains below market norms. All in all, Almaden Valley is in a continual, active seller’s market. Here are a few data points from the most recent update, which you will find in more detail below:
- Limited inventory grew in March, but is still low compared to a year ago.
- The sales to list price ratio even higher to an average of 112.2% of asking.
- Homes are selling rapidly with an average of 9 days on market.
Before we begin, it’s important to recognize how much has changed since March, 2020. Over time we will have a better grasp over the pandemic’s affect on the real estate market. For more on the impact of the pandemic on the market, check out my post titled Coronavirus impact on real estate sales.
Last spring, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM) when the lockdown was put in place. 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 within that time frame.
Almaden Valley months of inventory
Just now I logged onto the MLS. As of today (April 12th), there are 23 houses or duet homes (not duplexes, but attached single family homes) for sale in San Jose, CA 95120, aka Almaden Valley. Of those, 16 (or just shy of 70%) are offered at under $2 million, which is higher than last month. Dividing the whole up, 1 is listed under $1 million, 15 are between $1-$1.999 million, 5 are between $2-$2.999 million, 1 is offered between $3-$3.999 million, and 1 was offered over $5 million. In the last 30 days, 33 single family homes have closed in the same area. When we divide the active listings by the closed sales over 30 days, we get the months of inventory. So for Almaden, 23 divided by 33 = 0.697 months of inventory. That’s a hot seller’s market!
Almaden Valley Real Estate Market Conditions: Trends at a Glance
Next, a look at the residential real estate market statistics for Almaden, or San Jose 95120 from the Real Estate Report (a subscription that uses closed / sold data). Closed sales have doubled from last month and are close to last year. Pending sales have also grown a good deal from the month before and are well above last year. Active inventory increased a little month-over-month, but continue to fall short of what it was a year ago. That small inventory is selling quickly, averaging only 9 days on market, and with a sale to list price ratio of a sky high 112.2%. It’s a red hot seller’s market in Almaden Valley homes!
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).
| Trends At a Glance |
Mar 2021 |
Previous Month |
Year-over-Year |
| Median Price |
$1,915,000 (-8.8%) |
$2,100,000 |
$1,800,000 (+6.4%) |
| Average Price |
$1,887,660 (-13.8%) |
$2,190,000 |
$1,834,690 (+2.9%) |
| No. of Sales |
22 (+100.0%) |
11 |
23 (-4.3%) |
| Pending |
43 (+59.3%) |
27 |
27 (+59.3%) |
| Active |
14 (+40.0%) |
10 |
21 (-33.3%) |
| Sale vs. List Price |
112.2% (+2.8%) |
109.2% |
104.5% (+7.4%) |
| Days on Market |
9 (-68.5%) |
30 |
43 (-78.3%) |
| Days of Inventory |
19 (-22.2%) |
25 |
27 (-30.3%) |
(more…)
by Mary Pope-Handy | Apr 10, 2021 | Cambrian Park (SJ), How's The Market?, Market Reports, Most Popular Articles, Multiple Offers
The Cambrian or Cambrian Park district is a popular residential market with good “bang for your buck.” It remains a strong seller’s market with signs of spring warming in the air. 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 keeps rising, reaching a red hot 111% of asking!
- Sales are happening quickly with an average 15 days on market.
- Market activity is growing into spring with a rising number of closed and pending sales.
The Cambrian Park Real Estate Market
One of the best ways to get a pulse on the Cambrian Park real estate market is to see what’s selling fast. Sometimes a few low sales will make the market look more sluggish than it is. For the Cambrian housing market, though, most single family homes are selling well, with multiple offers, and overbids right now. But not all. So let’s separate them out by time and see how it looks.
Before we begin, it’s important to recognize how much has changed since last March. With almost a year behind us we can clearly see some the pandemic’s affect on the real estate market, but it will still take time to see the full picture. For more on the impact of the pandemic on the market, check out my post titled Coronavirus impact on real estate sales.
Early on in the lockdown, 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 the months involved. Current numbers are accurate.
Fast sales are stronger sales: under 14 days is best for Cambrian Park realty sales
Just now (as of April 12th) I pulled the single family home sales for Cambrian (MLS area 14) for the last 30 days and saw a huge difference between the homes that sell fast and those that do not. The turning point seems to be 14 days on the market between overbids and underbids.
Out of 55 properties sold in the last 30 days, 50 of them or over 90% sold in 14 days or less, with the average days on market (DOM) for this quick group a lighting speed 6 days! For these fast selling homes the average list price $1,458,633 and average sale price $1,667,897 (averaging an overbid of $209,264 or approximately 114% of list price)! In total, none in that group sold below list price, 3 sold at list price, and the remaining 47 properties sold over asking.
The 5 slower sales, just shy of 10% of all sales, were on the market between 19 and 108 days. All 5 sold above list price (1 sold for $1 more), which is strong for the slower sales.
(more…)
How’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. However with fantastic neighborhoods like Montanas de Los Gatos, Cambrian condos are not to be missed! So today we’ll take a closer look at the condominium and townhome market in this popular San Jose district!
