by Mary Pope-Handy | Jan 18, 2023 | Downtown San Jose
San Jose’s Vendome neighborhood is a beautiful pocket in downtown San Jose, not too far from Japantown. Because the area is small, many locals have never heard of it. I had the pleasure of selling one of these gorgeous homes years ago and am enthusiastic on the charm and location of this neighborhood.
In this article, we’ll cover:
- where to find the Vendome neighborhood
- what homes are like there
- a little history
- what it costs to purchase a house in this pocket of downtown
Last summer there was a walking tour offered for this area. I would love to go if it is possible in the future again.
Boasting rights
The streets are scenic and the few dozen homes well cared for, but there’s much more to this area. It enjoys great access to downtown San Jose, to parks, restaurants, museums, and freeway access. Coleman Avenue also makes for a quick trip to the airport and the light rail stops along First Street (the Japantown / Ayer stop). It also can boast some great historic roots, too.
Where is the Vendome neighborhood?
This area is part of the larger Ryland area, named for Ryland Park on the southern end of the shaded map area. The streets are Ayer Avenue, Rankin Avenue, and Losse Court and they are between First and San Pedro. This area is in the 95110 zip code right near the border with 95112 (which begins at N 1st St). The Losse Ct section is where the Hotel Vendome’s annex used to sit.
Here’s a closer view of the Vendome area:
What are homes like in the Vendome neighborhood?
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by Clair Handy, Mary Pope-Handy | Jan 16, 2023 | Market Reports, Monte Sereno
How is the Monte Sereno real estate market? Because the city is small, with just about 3,500 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:
- There were NO sales in December.
- All sales data for the month of November is based on just 2 closings. That can skew the data pretty quickly!
- This city is currently in a seller’s market with low inventory, just 7 available homes at the end of December.
- Closed and pending sales are also shrinking as we enter the holiday season.
- As of today, Jan 16, 2023, there are 3 available homes for sale, 2 closed sales, 2 pending sales, and 1 contingent sale in Monte Sereno.
- One of the closed sales sold at 98% of list price and the other at 97% of list price.
- The average days on market was 37. One house sold in 10 days and the other took 63 to obtain a ratified contract.
There are ALMOST no condominiums or townhomes in Monte Sereno. As of October 2022, the MLS showed just 6 sales in these two categories in total – and that’s going back to 1998! 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 (an online pdf): 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.
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by Clair Handy, Mary Pope-Handy | Jan 16, 2023 | 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, offering lovely views of the hills and public schools that seem to be improving over time making the area more desirable. These positives appear to be helping that district 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):
- Both the single family and condo / townhouse market are seller’s markets, per the December data.
- For single family homes
- Average and median sale prices are down both monthly and annually
- Homes are selling fast with days of inventory and days on market both under 1 month: this is a seller’s market
- For condominiums and townhomes
- Average and median sale prices are down both monthly and annually
- Homes are selling fast with days of inventory and days on market both under 2 weeks: this is a seller’s market
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.
Weekly update from Altos Research with a “market profile” of San Jose’s Santa Teresa area, zip code 95119 for single family homes / houses:
When there’s not enough data, the fields will be blank.
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by Clair Handy, Mary Pope-Handy | Jan 15, 2023 | Los Altos, Market Reports
Los Altos is a scenic town, semi-rural, conveniently located, with notably good schools (Los Altos or Cupertino schools). The charming old style downtown enjoys superior restaurants, shops, and is a pleasant place to stroll. The town enjoys a community college and a golf course. Its a great place for pedestrians and cyclists (lots of paths), and is a quick jaunt to both Palo Alto and Mountain View, both very popular peninsula destinations.
There’s a brief history of Los Altos on that city’s website that I found interesting. First, the land that started the community was originally 140 acres purchased from Sarah Winchester. Second, Foothill Expressway used to be a right of way for the Southern Pacific Railroad. The train line ceased operations in 1964, and the expressway was put in. Love local history from the Valley of Heart’s Delight? The Los Altos History Museum is a worthwhile destination.
The zip codes don’t stay within the city’s boundaries. Both 94022 and 94024 can be found in Los Altos and adjacent Los Altos Hills.
Los Altos Real Estate Market Conditions
Below please find first information from Altos Research, and then from the RE Report (I have subscriptions to both). Altos’ data is for the city and by zip codes. It uses list prices and its charts and reports are updated automatically each week. The RE Report uses data for each full month and provides it for the city as a whole and also by four distinct regions or neighborhoods. Both reports offer a subscription option if you click on the links.
The next 3 charts are from Altos Research and they are updated weekly, so check back often! You can see the weekly report, with even more data, by visiting the link. Subscribe for Los Altos, for one of its zip codes, or anywhere else nearby by first entering the desired zip or city in the “Search Anywhere” button and then clicking on subscribe.
Whole town- both 94022 and 94024
94022
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by Mary Pope-Handy, Clair Handy | Jan 13, 2023 | Market Reports, Most Popular Articles, Mountain View
The Mountain View CA real estate market was stronger than most of the valley in August, especially for single family homes.
Quick summary on the realty market in Mountain View, CA
- Prices are down month-over-month and also year-over-year for houses, but not condos and townhomes
- The pace of sales picked up in December as compared to November
- The sales to list price ratio dropped fairly significantly, but it was based on just 13 closed sales.
Mountain View CA real estate market trends at a glance
First let’s have a look at the Real Estate Report for residential sales data. (From that link you can also view Palo Alto real estate trends 2022 or any other section of the 3 counties covered.)
| Trends At a Glance |
Dec 2022 |
Previous Month |
Year-over-Year |
| Median Price |
$2,350,000 (-13.8%) |
$2,725,000 |
$2,657,000 (-11.6%) |
| Average Price |
$2,470,730 (-15.3%) |
$2,916,110 |
$2,831,780 (-12.7%) |
| No. of Sales |
13 (+44.4%) |
9 |
18 (-27.8%) |
| Pending |
35 (-14.6%) |
41 |
28 (+25.0%) |
| Active |
12 (-29.4%) |
17 |
8 (+50.0%) |
| Sale vs. List Price |
96.6% (-3.1%) |
99.8% |
115.6% (-16.4%) |
| Days on Market |
38 (-9.0%) |
41 |
16 (+131.9%) |
| Days of Inventory |
28 (-49.4%) |
55 |
13 (+107.7%) |
Mountain View CA real estate market trends and data by neighborhood or district
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by Mary Pope-Handy, Clair Handy | Jan 12, 2023 | Almaden Valley (SJ), Market Reports
The Almaden Valley real estate market had been cooling for months, but has warmed through September and October.
Here are a few data points from the latest update, which you will find in more detail below:
- The December average sale price ticked up 3.7% as compared to November, but off 4.6% from a year ago.
- The median sale price was off 3.8% monthly and 7.9% annually
- The sale to list price ratio remained the same as November, 96.1%, and of course way down from last year’s 111.9%.
- Days on market moved to 29. It has been hovering at close to 30 days for many months: f28 in November (it was 31 in October, 32 in September, and 31 in August.
- There are more pending sales than active listings – an indicator of a strong 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). They’re having a bit of a technical issue with their data collection, so not every number is exactly correct, however it is still a useful tool for market analysis.
The home prices appear to be somewhat setting at around $2 mil to $2.1 mil for now. This is down from last Spring’s peak, but it’s not a fire sale. Limited inventory is keeping home prices propped up. We don’t expect an enormous reversal in this situation anytime soon.
| Trends At a Glance |
Dec 2022 |
Previous Month |
Year-over-Year |
| Median Price |
$1,925,000 (-3.8%) |
$2,000,000 |
$2,090,000 (-7.9%) |
| Average Price |
$2,097,500 (+3.7%) |
$2,023,480 |
$2,199,560 (-4.6%) |
| No. of Sales |
11 (-47.6%) |
21 |
24 (-54.2%) |
| Pending |
27 (0.0%) |
27 |
18 (+50.0%) |
| Active |
17 (-32.0%) |
25 |
6 (+183.3%) |
| Sale vs. List Price |
96.1% (0.0%) |
96.1% |
111.9% (-14.1%) |
| Days on Market |
29 (+5.3%) |
28 |
9 (+215.5%) |
| Days of Inventory |
46 (+34.3%) |
35 |
8 (+518.2%) |
Altos Research charts for Almaden Valley real estate market, single family homes segment (more…)
by Mary Pope-Handy | Jan 12, 2023 | Central San Jose, Naglee Park, Neighborhood descriptions, Neighborhoods, Older & Historic Homes
The Naglee Park neighborhood in downtown San Jose is one of the most charming and historic areas in Silicon Valley. Known for older, beautifully maintained and updated homes, it boasts an annual historic homes tour and the opportunity to enjoy the Naglee Park Open Studios periodically.
Where is the Naglee Park neighborhood?
Located just east of San Jose State University, it is extremely convenient for those involved with the college or who work downtown. Scenic Coyote Creek is its eastern boundary, Highway 280 the southern one, and E Santa Clara Street the northern edge of this community. This neighborhood is also close to the ever popular Happy Hollow Park and Zoo (which is in south San Jose, also along Coyote Creek).
You may have visited the neighborhood and not known it if you have eaten at the Naglee Park Garage, a well known local eatery.
Map of the area
Coyote Creek is the jagged eastern border.
What are homes in the Naglee Park neighborhood like?
Houses and homes in Naglee Park are primarily older, with the most historic being constructed in 1890. The average year built is 1935 as some of the properties were put up as recently as 2014 – though that is very unusual.
Naglee Park home – S 14th Street
Besides being older, often historic homes, what can we say about the Naglee Park homes? First, there are 859 single family homes there, plus 39 duplexes, as well as other types of housing in the mix. It is a good sized community, not a small pocket such as the Vendome neighborhood (see link at the bottom of this article).
Livable square footage in the single family homes ranges from a very modest 480 SF to an over sized 5007 SF of living space, with 1904 Sf being average. The average lot size is 6776 – pretty typical for most of the City of San Jose.
A variety of architectural styles can be found in the Naglee Parkneighborhood, including Victorian, Craftsman, Mediterranean, and more. A few years ago, I had the pleasure of selling a house in Naglee Park which was a beautiful Italian-Mediterranean style with classic beauty.
Are there any concerns with living in Naglee Park?
Like any downtown area in a big city, this is a place where you do lock your doors at night and can expect to sometimes deal with people wandering through who don’t live there and may be down on their luck. Naglee Park crime does exist, so do your research.
With the university nearby, parking may be an issue for some parts of Naglee Park. Coyote Creek does sometimes flood, but most of Naglee Park is not in a 100 year flood plain. With the Coyote Creek breaking its banks in 2017, some homes on Arroyo Way were flooded, sadly.
Ask most of the residents what they think, though, and they’ll tell you that the beauty and convenience of the neighborhood far outweigh any potential issues.
What do homes cost in Naglee Park, San Jose?
Right now, in early 2023, inventory is very low, and therefore our data is also low. In general, though expect to find homes selling for between $1.5 million and $2.5 million. The exact location (busy vs quiet, scenic vs not), the home size, lot size, property condition (teardown or need of renovating versus turnkey or fully and recently remodeled or even expanded) can swing the values up or down.
If you want to purchase a turnkey home in Naglee Park it is likely to take more than 1.5 million to buy it in today’s market unless it’s quite small.
Below please find active listings of single family homes as well as condominiums and townhouses in the neighborhood. Also displayed will be sales of the same over the last year. Prices have changed over time, of course, but this will provide a fairly good idea of the Naglee Park neighborhood real estate market.
- List View
- Map View
- Grid View
-
Sold
$2,700,000
-
Lot Size
8,961 sqft
-
Home Size
4,547 sqft
-
Beds
6 Beds
-
Baths
6 Baths
-
Year Built
1909
-
-
Sold
$2,225,000
-
Lot Size
14,049 sqft
-
Home Size
2,335 sqft
-
Beds
4 Beds
-
Baths
3 Baths
-
Year Built
1964
-
-
Sold
$2,158,000
-
Lot Size
6,399 sqft
-
Home Size
2,698 sqft
-
Beds
4 Beds
-
Baths
3 Baths
-
Year Built
1908
-
-
Sold
$1,850,000
-
Lot Size
6,413 sqft
-
Home Size
2,542 sqft
-
Beds
4 Beds
-
Baths
2 Baths
-
Year Built
1908
-
-
Sold
$1,850,000
-
Lot Size
6,399 sqft
-
Home Size
2,287 sqft
-
Beds
4 Beds
-
Baths
3 Baths
-
Year Built
1908
-
See all Naglee Park of San Jose, California Real Estate.
(all data current as of
1/28/2023)
Listing information deemed reliable but not guaranteed. Read full disclaimer.
Read more – other downtown San Jose or central San Jose areas:
Japantown
Buena Vista
Rose Garden
Vendome neighborhood
by Clair Handy, Mary Pope-Handy | Jan 11, 2023 | Market Reports, Santa Clara
The Santa Clara Women’s Club (old adobe house)
http://www.santaclarawomansclub.org/
The real estate market in the city of Santa Clara, like the rest of Silicon Valley, is one which continues to be impacted by low inventory and high demand. Over the last few months, the market here has seen significant cooling. December’s sales data shows there’s still plenty of activity in this city.
- The December sale to list price ratio has fallen to 102.5%, still averaging over list price.
- Pending sales and active inventory fell month-over-month while closed sales increased.
- The average time on market slowed to 28 days, while the average days of inventory (or market absorption) accelerated to just 18 days.
- Prices fell month-over-month and plunged about 13% – 17% below last year.
Prices in Santa Clara rose astronomically through 2021 and in the first half of 2022. I grew up in that city and was amazed to see that the average and median sales price was hovering around $2 million last spring! In summer it finally started to come down, and by autumn prices finally began to drop below what we saw last year.
The Real Estate Market for the City of Santa Clara
Below there are charts for the market activity over the last few months for single family homes in Santa Clara. Market activity has been high for months, but finally began to cool down this summer. Low inventory across 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 with a steady decline in market action that may be leveling off, a steady dip in prices, and plunging low inventory.
Data from my Real Estate Report
Next, stats at a glance for the Santa Clara real estate market for single family homes.
Demand remains high, however buyers don’t have the same purchase power that they had in 2021 or early 2022 and have become more choosy or have dropped out of the competition. Homeowners also appear unwilling to part with their properties and low mortgage rates in the current market environment so available inventory remains low.
Have a look at the market by the numbers below, or visit my RE Report page for Santa Clara stats here.
Trends at a Glance
| Trends At a Glance |
Dec 2022 |
Previous Month |
Year-over-Year |
| Median Price |
$1,500,000 (-11.0%) |
$1,685,000 |
$1,800,000 (-16.7%) |
| Average Price |
$1,649,390 (-6.6%) |
$1,766,410 |
$1,904,270 (-13.4%) |
| No. of Sales |
23 (+21.1%) |
19 |
36 (-36.1%) |
| Pending |
36 (-10.0%) |
40 |
45 (-20.0%) |
| Active |
14 (-51.7%) |
29 |
5 (+180.0%) |
| Sale vs. List Price |
102.5% (-1.5%) |
104.0% |
116.9% (-12.3%) |
| Days on Market |
28 (+151.8%) |
11 |
27 (+4.5%) |
| Days of Inventory |
18 (-58.7%) |
44 |
4 (+338.3%) |
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by Clair Handy, Mary Pope-Handy | Jan 11, 2023 | Evergreen (SJ), Market Reports
San Jose’s Evergreen district is in a seller’s market that’s cooled significantly from last spring, but appears to have left the worst of the freefall. 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:
- December sales took an average of 31 days on market to sell – a fast turnover, but nearly twice as long as the previous year!
- The sales to list price ratio dipped to 98.7%. It plunged from 112.4% of asking in May down to 98.4% in July. While there has been some up and down since, we appear to be past the most severe drops.
- Median sales prices have fallen significantly month-over-month and year-over-year.
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.
Evergreen Real Estate Market Report: Single Family Homes
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 market is still showing signs of cooling, and additionally some seasonal cooling is to be expected around the end of the year.
Active inventory droped month-over-month, but is more than double this time last year. Pending sales fell while closed sales grew significantly over the last month. Median prices have fallen sharply while the average is nearly stable month-over-month, and both are around 15%-16% below last year. The sales to list price ratio decreased and remains under 100% for the sixth month in a row, and homes on average are taking a month to sell. A calmer seller’s market is clear in the data for Evergreen’s real estate market, and we can expect inventory to remain low and interest to begin picking up through early winter.
Trends at a Glance
| Trends At a Glance |
Dec 2022 |
Previous Month |
Year-over-Year |
| Median Price |
$1,290,000 (-9.2%) |
$1,420,000 |
$1,537,500 (-16.1%) |
| Average Price |
$1,521,330 (+1.3%) |
$1,501,740 |
$1,802,910 (-15.6%) |
| No. of Sales |
22 (+69.2%) |
13 |
32 (-31.3%) |
| Pending |
50 (-15.3%) |
59 |
51 (-2.0%) |
| Active |
23 (-41.0%) |
39 |
10 (+130.0%) |
| Sale vs. List Price |
98.7% (-0.2%) |
99.0% |
110.5% (-10.7%) |
| Days on Market |
31 (+8.5%) |
29 |
17 (+88.9%) |
| Days of Inventory |
31 (-63.9%) |
87 |
9 (+234.5%) |
Altos Research: Evergreen real estate market for single family homes or houses by zip code
95148
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by Mary Pope-Handy, Clair Handy | Jan 10, 2023 | Market Reports, Most Popular Articles, Sunnyvale
The Sunnyvale real estate market, like the rest of Santa Clara County , cooled significantly in December. Even so, it’s a hot seller’s market as homes are selling at a faster rate than they are coming on the market, and selling over list price on average.
Sunnyvale real estate market trends and stats at a glance
Here is a quick data table with the trends at a glance for the Sunnyvale real estate market:
PLEASE visit our ReReport page for data here, throughout Santa Clara County, and also for San Mateo and Santa Cruz Counties.
(If you’re viewing this on a mobile phone, swipe horizontally to see the full chart if it goes off the screen.)
| Trends At a Glance |
Dec 2022 |
Previous Month |
Year-over-Year |
| Median Price |
$2,007,000 (-7.5%) |
$2,170,000 |
$2,490,000 (-19.4%) |
| Average Price |
$2,007,860 (-8.9%) |
$2,204,220 |
$2,375,790 (-15.5%) |
| No. of Sales |
23 (-28.1%) |
32 |
43 (-46.5%) |
| Pending |
63 (-10.0%) |
70 |
67 (-6.0%) |
| Active |
17 (-52.8%) |
36 |
8 (+112.5%) |
| Sale vs. List Price |
101.6% (-3.2%) |
104.9% |
119.6% (-15.1%) |
| Days on Market |
24 (+101.9%) |
12 |
14 (+74.6%) |
| Days of Inventory |
22 (-32.0%) |
33 |
6 (+297.3%) |
The Sunnyvale average house price has come down 15.5% from a year ago. Even so, please note the number of active listings as compared to the pending sales!
You may also want to see how Sunnyvale stacks up to other communities in Santa Clara County. If so, click to see the PDF Real Estate Report for Santa Clara County, updated monthly.
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San Jose’s Vendome neighborhood is a beautiful pocket in downtown San Jose, not too far from Japantown. Because the area is small, many locals have never heard of it. I had the pleasure of selling one of these gorgeous homes years ago and am enthusiastic on the charm and location of this neighborhood.
