Almaden Valley (SJ)

Almaden Valley San Jose

With our 300 sunny days per year in Silicon Valley (at least most years!), golf is a sport enjoyed year round here in the San Jose area.  Living near a golf course, or having a golf course view, is highly desirable as it provides scenic open space as well as convenience for avid golfers.

Silicon Valley Golf Homes, Silicon Valley Golf Properties

There are beautiful courses throughout the South Bay Area and it’s possible to find small condos with views of them at fairly affordable prices (Sunnyvale’s Sunken Gardens area is one of them).  Today, though, I want to provide a list of homes for sale near golf courses in the foothill areas of Silicon Valley.  Many of these will also be luxury homes. So the MLS list of these houses on the market which you can browse includes these areas:

San Jose areas including Evergreen & Silver Creek, Santa Teresa, Blossom Valley and Almaden; Los Gatos, Monte Sereno, Saratoga, Cupertino, and Los Altos.

There are golf courses to be found in other parts of Santa Clara County too (Mountain View, Sunnyvale, Santa Clara and more) – let me know if you are interested in these parts and I can send you a link for searching them for similar residential real estate.

Here are a available or recently sold homes near to golf clubs:

 

 

 

 

Almaden View Real Estate Market Conditions San Jose 95120 - photo with Mt Umunhum in backgroundThe Almaden Valley real estate market conditions are very favorable to sellers right now.

For sellers, there is a very active market, with properties taking very little time to sell – the average days on market in February was a lightning fast 12 days. This is still fast, just above two months, when you consider that this is all homes that go pending: all price points, school districts, locations…

Further, there are more pending sales as active listings, indicating that there’s plenty of demand and it’s not going to be hard to sell a well priced property.

Got a hard to sell house? This may be your market. With less inventory on the market and steady demand, this winter may be a good time to consider putting your property on the market.

Sale price to list price ratio is 104.5%, which shows just how fiery this seller’s market is.

 

Almaden Valley months of inventory

Just now I logged onto the MLS. As of today (March 10th), there are 30 houses or duet homes (not duplexes, but attached single family homes) for sale in San Jose, CA 95120, aka Almaden Valley. Of those, 21 (or 70%) are offered at under $2 million. Dividing the whole up, three are listed under $1 million, eighteen are between $1-2 million, six between $2-3 million, and three are offered over $3 million. In the last 30 days, 23 single family homes have sold & closed in the same area. When we divide the actives by the closed sales over 30 days, we get the months of inventory. So for Almaden, 30 divided by 23 = 1.30 months of inventory. That’s pretty hot and is evident 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 I have which uses closed / sold data). Inventory is down from last year, but sales are on the rise, and the sales vs list price is well up indicating a high demand. Days on market are under two weeks, which is extremely fast. Overall, market conditions are heating up at the tail end of winter!

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 Feb 2020 Previous Month Year-over-Year
Median Price $1,482,000 (-10.9%) $1,662,500 $1,700,000 (-12.8%)
Average Price $1,440,760 (-13.4%) $1,663,500 $1,678,390 (-14.2%)
No. of Sales 17 (+21.4%) 14 (+88.9%)
Pending 27 (+28.6%) 21 19 (+42.1%)
Active 18 (+20.0%) 15 29 (-37.9%)
Sale vs. List Price 104.5% (+4.2%) 100.4% 101.8% (+2.8%)
Days on Market 12 (-82.2%) 68 17 (-28.6%)
Days of Inventory 30 (-7.8%) 32 87 (-65.9%)

 

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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, heating up again after some winter cooling. However, this season has remained steadily active. We see this in the San Jose housing market data, below, but I’m also seeing it in my real estate practice.

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 (last updated 3/10/2020 as of this writing) shows on the graph a slow increase of inventory, dropping days on market, and rising prices after some cooling. The Market Action Index still shows a Strong Seller’s Market that’s only getting hotter. The Median List Price (for condos and houses combined) is approximately $1,288,000.

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Artistic sketch of the terrain for a hillside homeHave you always dreamed of buying a hillside home, one close to, or in, the western foothills in Santa Clara County, such as Almaden, Los Gatos, Monte Sereno and Saratoga? Some of the prettiest parts of Silicon Valley are snuggled into the base of the Santa Cruz Mountains. With views of downtown San Jose and the southern San Francisco Bay Area on one side, and rolling, grassy and redwood & oak filled hills on the other, its certainly scenic. Additionally, these areas all tend to have lower crime and good schools.

Hillside homes may be subject to insurance difficulties if they are deemed to be in a high fire risk zone, and property owners need to plan for how to escape in case of emergency. Trees may fall and block ingress or egress, so many mountain residents carry chainsaws. There can be wildlife living nearby, munching on carefully installed landscaping, or threatening household pets or small children in some cases (mountain lions – never leave your children unattended in hillside areas!). In terms of the structure of the hillside home, or the home near the base of the foothills, water is perhaps the risk that is least appreciated but impacts many more homes than most people realize.

Hillside home and water challenges

As a savvy foothill-area buyer, you will want to understand some of the unique issues that this geography may present. The most important of these hillside issues may well be that of water control and drainage.

The Santa Clara Valley, and most of the neighboring Silicon Valley areas, is composed of mostly expansive clay soil. This is an extremely strong substance – so much so that settlers used it, mixed only with a little straw and water, to form adobe bricks for building.

The caveat with clay soil is that when it becomes wet, it expands, and when dry, it contracts. (Hence “expansive clay soil”.) The amazing thing is that the clay is more powerful than concrete. And that is the problem for houses and other buildings if the ground is expanding, contracting, or alternating between the two.

 

Foundation crack efflorescense

 

What can a homeowner do? Its imperative to try to control the amount of water near (or under) the home as much as possible.

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Sketch of houseIt can be really challenging for people moving to Silicon Valley to get a sense of real estate prices, and perhaps more, comparing cost of from one town or district to another.

One question I get a lot is this: what does it cost to buy a 4 bedroom, 2 bath house of about 2000 square feet?

So to answer this question, let’s see what houses like this are selling for (4 bed, 2 bath, appx 2000 SF or 185 square meters) and see how the cost looks in one Santa Clara County / Silicon Valley area versus another.

Today I compared several areas and cities using this criteria: single family homes of 1800 – 2200 SF, 3-5 bedrooms, 2-3 bathrooms, on lot sizes of 6000 SF to 10,000 SF. Normally I would chart this over the last 2 months, or 60 days, but because of the low inventory causing the sellers market I have expanded the search to the last 3 months, or 90 days, for a better range. Because some areas have had a scarcity of inventory, I’ve added an addition to the chart titled NoS for Number of Sales within the given range.

Here’s how it shakes out in the “west valley areas” along the Highway 85 corridor, most of which are known to have good to great public schools. What areas are most affordable? One way of analyzing this is the “price per square foot” figure. Whenever I update the chart, I re-arrange the order of the cities from high to low based on the price per square foot, although there’s usually minimal movement.

 

Feb 2020 Sales Comparisons

 

Within this range, Campbell only had one sale over the last 90 days, so data for that segment may or may not be a good average. Both Los Altos and Saratoga had no sales within the last 90 days within these criteria, so their searches have been expanded to 0-180 days (or 6 months / half a year) and 0-120 days (or 4 months / a quarter year) respectively to provide data for comparison for this chart. Now that we have the data, let’s analyze it!

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Orchard Creek signA pretty neighborhood with Almaden Valley’s best schools, Orchard Creek includes 179 comfortably sized single family homes on good sized lots. Many have been updated or remodeled over the years, and some expanded.

The neighborhood has gently winding streets and is generally very well kept up.

Where is Orchard Creek?

The Orchard Creek neighborhood is in San Jose, 95120, in the scenic Almaden Valley. It is located between Calcaterra Creek to the west and Almaden Expressway to the east, a little north of the split between Almaden Expressway and Almaden Road. It sits adjacent to the Glencrest area to the west, Cathedral Oaks Park on the southwest, Almaden Springs to the south, and the expressway to the east.

Streets include Amur Creek, Anjou Crek, Bartlett Creek, Calcaterra, Casaba Creek, Macintosh Creek, and Pippin Creek. For the truly curious, this is tract number 5436.

The public schools include Williams Elementary, Bret Harte Middle, and Leland High.

 

Orchard Creek - Almaden Valley neighborhood map - San Jose CA 95120

 

What are homes like in Orchard Creek?

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The Almaden Winery neighborhood, just off Blossom Hill Road in San Jose, has a rich and interesting past, dating back to the mid 1850s when the site was first planted with grape vines.  It was the first winery in Almaden Valley and one of the oldest in the state of California.  (It survived the prohibition period by getting licensed to make sacramental wine and by bottling grape juice.)

In this post I’ll share some photos of the neighborhood with you, explain about the three different builders/developers and show you where to find each one.

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Mary Pope-Handy
Realtor
ABR, CIPS, CRS, SRES
Sereno Group Real Estate
214 Los Gatos-Saratoga Rd
Los Gatos, CA 95030
408 204-7673
Mary (at) PopeHandy.com
License# 01153805


Selling homes in
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