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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 unbelievably 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:

  • The September 2021 market was distinctly hotter than the year before.
  • San Jose homes took an average of only 14 days to sell.
  • The average sale to list price ratio was a red hot 108.1%.

Last year the spring 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! Finally, after a hyper-competitive spring, summer 2021 finally experienced some slight market cooling. 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 October 11th) shows steady low inventory, speedy days on market, and high market action bouncing back after a recent decline. San Jose is in a 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 sticking close to $1.35!

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Meet the Oak Canyon Neighborhood of Almaden Valley in San Jose

Almaden Valley in San Jose is comprised of many neighborhoods and subdivisions. One of them, close to the border with Los Gatos and Cambrian Park, is particularly popular: the Oak Canyon neighborhood.

There are many reasons for its draw among Silicon Valley home buyers: the houses were well built by Shea Homes in about 1980, so they are relatively newer by Silicon Valley standards. They’re larger homes on comfortable lots, often 8000 sf or so but some as small as 6500 sf and others larger than a quarter acre in the Oak Canyon corner of Almaden.

Most of the homes boast a 3 car garage, which is a big help with storage of stuff, if not storage of cars. The roads gently turn, which makes a more pleasing look. It’s a very “conforming” neighborhood where everyone keeps up the homes and yards. Much of Almaden is viewed by consumers as somewhat remote, but this section, near the mouth of Almaden, is not too deep into the valley and is a better commute location for most. One of the largest pulls for the area, though, is the nearby elementary school, Guadalupe School, which has an excellent reputation for quality education and ranks exceedingly well on testing.

 

Where is the Oak Canyon neighborhood in Almaden Valley, San Jose?

Oak Canyon is found near the intersection of Camden Avenue and Coleman Road in San Jose but is bordered by Coleman on one side and the Guadalue Creek on the other sides. (The far side of the Guadalupe Creek at this point is Cambrian Park.)  Just the other side of Coleman Road is the Montevideo neighborhood, and next to that is the Almaden Meadows neighborhood.

 

Oak Canyon Neighborhood Map

 

And to provide some bearings, here’s a map of the Almaden Valley district of San Jose generally:

 

Almaden Valley Map

 

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Glencrest Patio Homes in the Williams area of Almaden Valley

Glencrest Patio Homes in AlmadenThe popular Glencrest neighborhood in Almaden includes both the Glencrest patio homes as well as larger houses on regular lots.

This corner of Almaden is located at the end of Serenity Way near Glenview Park and Cathedral Park in the Williams area. The Glencrest patio homes area is shaped like a pentagram (a five sided object) so is easy to spot on the map.

The community enjoys a shared pool. The outside ring of homes are single family houses on large, normal lots of about 10,000 to 13,000 square feet (on Valley Quail Circle, Hollow Lake).

The more modest patio or zero lot line properties are found on the inside streets and have about 6,000 SF lots – the streets are Quail Creek Circle, Mountain Quail Circle, and Quail Cove Way.

The Glencrest homes were built by Shapell, a company which is known for a very high quality. Most were built in 1987 or 1988.

The big draws for these homes are as follows:

  • Top Almaden schools are close by: Williams, Bret Harte and Leland
  • Shappell is a highly regarded builder, perhaps the most valued in Santa Clara County
  • The Glencrest area homes, whether on normal lots or zero lot line / patio homes, are fairly young by local standards

Because the Glencrest patio homes are smaller, they are more affordable. Many people consider them entry level houses for Williams Elementary School. For this reason, real estate sales in the Glencrest area often command surprisingly high prices given that structures are built on one of the property lines and that there are no windows on that side of the home.

There are some negatives to any area. Here, the interior streets are narrow, and of course a zero lot line is not ideal. Water and hillside locations don’t help homes, so it’s important to manage drainage effectively.

Real estate listings and homes for sale in and near the Glencrest neighborhood of San Jose’s Almaden Valley: please view using the following link

Glencrest Patio Homes for Sale

 

 

 

 

 

Orchard Creek neighborhood of San Jose’s Almaden Valley

Orchard Creek neighborhood of San Jose’s Almaden Valley

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 of San Jose

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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Villas of Almaden in San Jose

The Villas of Almaden in San Jose 95120 (sometimes called The Almaden Villas) is a gated community at the intersection of Meridian Avenue and Coleman Road in Almaden Valley.  It is very convenient to schools, shopping, and major commute routes.  Residents there enjoy beautiful views of the two nearby parks and hills. Some homes are set with a bit of an elevation and soak in sweeping views.

 

Villas of Almaden topgraphical map

 

The Villas of Almaden: condo ownership

The complex consists of 180 homes held in condo ownership, some of which are detached houses, and others are attached townhouse or duet style homes.  When listed for sale, the detached houses are often shown under condos due to the ownership type.

A big plus with the condo ownership is the easy lifestyle: someone else will do the gardening!

Villas of Almaden details

Construction dates span 1980 to 2000, and the average year built is 1986.  Home sizes run from 1748 SF to 4204 SF (per county records, that is very unusually large for this area) and the average home features 2412 SF.

Lot sizes vary from 2432 to 6653 square feet, and the average is 3711 SF.

Large public parks

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Woodside of Almaden Neighborhood, San Jose

The scenic Woodside of Almaden neighborhood in San Jose offers tree-lined streets with sidewalks, proximity to the Los Alamitos Creek Trail, views of the Santa Teresa Foothills and the coastal range, and top notch public schools to boot. Many Silicon Valley  home buyers appreciate the quiet, the community involvement, and activities that take place in this area of Almaden, and choose to make it home. With Google expanding into central San Jose in the upcoming years, it is sure to make this area even more desirable.

 

Woodside of Almaden at Sunset

Woodside of Almaden at Sunset

 

Woodside of Almaden neighborhood description

There are 386 single family homes in the Woodside of Almaden neighborhood. They were built beginning in 1977, but some as late as 2016 (likely rebuilds) and the average age of construction is 1980.

Most houses are around 2,000 to 2,500 square feet, with the average being 2252 SF, but the range is expansive, from 1649 to 4066 SF. Many of these houses feature good sized formal entryways, vaulted ceilings in the living room, and comfortable layouts with well sized rooms. As a rule, houses in this community do not feel cramped – they were well designed.

Lot sizes span 7,680 to 15,705 SF with an average lot size being a generous 8942 square feet.

Homes are built forward enough on the lot that most back yards are a good size. (more…)

Almaden Valley neighborhoods

The Los Alamitos Creek Trail runs alongside a few Almaden Valley neighborhoods, including Shadowbrook and Woodside of Almaden - photo by Jim Handy December 2017

 

Thinking of moving to the much beloved Almaden Valley area of San Jose? Almaden Valley neighborhoods vary in size, schools, and area amenities from one to the next, so reading up on the smaller communities that make up this scenic district will help you to locate just the right area for you! (You will find a list of Almaden neighborhoods at the bottom of this article. It is getting updated often, so check back!)

Why Almaden Valley neighborhoods?

For many home buyers, the choice to move to an Almaden Valley neighborhood is largely about the quality of the public schools and the amount of home that can be purchased relative to other areas with good schools such as Cupertino, Saratoga, and Los Gatos. Some may want Leland, others Pioneer, Leigh, or Los Gatos High (a tiny sliver of San Jose 95120 is in the LGHS attendance area).

For others, it may be about the commute, which is not too bad to downtown San Jose.

Almaden is slightly younger than many parts of San Jose, such as Cambrian (and much younger than Willow Glen). The newness of construction can be very enticing to home buyers not wanting to deal with older home issues.

For those wanting scenic views, rather than flat areas away from hills, this part of San Jose offers abundant opportunities of the hills, from the hills, or perhaps across a golf course. Almaden can feel a little less urban, a little less crowded, because of these scenic vistas.

List of Almaden Valley neighborhoods and subdivisions

Next we’ll provide a list of Almaden neighborhood and subdivision names with links to their descriptions (more links to come as more articles are written).

Almaden Hills Estates

Almaden Meadows neighborhood

Almaden Springs

Almaden Winery: Tresor, Vineland, Vintage

Brianna

California Ridge townhouses

Country Club

Country View Estates

Creekside

Crossgates

Glencrest

Glenview Serenity

Goldcreek

Graystone and Pfieffer Ranch

Guadalupe Oak Grove (near the park)

Montego

Montevideo

Mountain Shadows

New Almaden

Hacienda Cemetery and Memorial Park in New Almaden

Oak Canyon

Oaktree Park

Orchard Creek

Pierce Ranch

Shadowbrook – features a swim club

Silvercrest townhomes

Sunrise of Almaden

Villas of Almaden

Woodside of Almaden

 

Is there a neighborhood, subdivision, or community missing from this list? If so, please let me know and I’ll add it!

 

 

 

Almaden Meadows neighborhood

Map of the Almaden Meadows neighborhood in San Jose 95120The scenic, tidy Almaden Meadows neighborhood, just behind Almaden Meadows Park in San Jose, is one of the larger communities within the Almaden Valley. It includes 1176 single family  homes (no condos, no townhomes). TJ Martin park runs near the top of the community, so there are plenty of places to get out and be active nearby! Drive down any of its streets and you’ll find that many are tree-lined, and in nearly every case, the road is not crowded with cars. It’s a very pleasant sense of un-crowding.

Where is the Almaden Meadows neighborhood?

Almaden is a “long” community, but this area is not deep into the valley, but closer to Cambrian and Los Gatos. For commuters, this is a big plus as it’s that much faster to get home.

If you can picture Coleman Road and Camden Avenue coming together in a bit of a “V” formation, Almaden Meadows would be nestled into it, except at the very base of the “V”, which would hold the Montevideo neigborhood.

Put another way, it’s east of Monteverde, south of Coleman, north of Camden and west of Meridian.

From this community, it’s a quick jaunt to get over to Oakridge Mall or nearby areas along Blossom Hill Road. There’s an abundance of restaurants, shopping, and entertainment nearby. Entertainment options include miniature golf, bowling, and a large movie theater at the mall.  Additionally, it’s not far from Lake Almaden.

 

 

Sign for Almaden Meadows Park in San Jose CA 95120

 

Which public schools serve this community?

Schools for this area are mostly in the San Jose Unified School District, but one corner (north of Redmond and up against Coleman but not quite as far as Meridian) is in the Union School District and Campbell Union High School District. 

For the Union School District part, the schools are Guadalupe Elementary, Dartmouth Middle, and Leigh High or Branham High – it’s a “free zone” (see the MAP of the CUHSD’s boundaries here:  http://www.myschoollocation.com/campbelluhsd/).

For the San Jose Unified section, the schools are Los Alamitos Elementary, Castillero Middle , and Pioneer High.  See the map here.

See also: Schools, API Scores & Maps of School Boundaries in San Jose’s Almaden Valley

Overall, these schools are all considered good to very good or even excellent – do your due diligence, of course, as every parent may have a different idea of what is good or good enough.

 

Almaden Meadows Neighborhood house

 

What are houses like in the Almaden Meadows neighborhood?

The average size of a house in this area is 2109 square feet, but the range covers the smallest house at 1,275 SF to the largest at 3,746. (more…)

The Montevideo Neighborhood in the Almaden Valley area of San Jose

Montevideo neighborhood in San Jose's Almaden Valley area San Jose zip code 95120Located close to the Guadalupe Creek and the foothills of the coastal mountain range, the Montevideo neighborhood enjoys tree lined streets and scenic green views of the hills. Houses and yards are nicely kept. It is fairly convenient for commuting as it’s not too deeply into the San Jose area of Almaden Valley. About 500 residents call this beautiful neighborhood home.

Shuffle board area of Montevideo cabana

In addition to the pleasant vistas, the Montevideo home owners and residents enjoy the cabaña, which includes a community pool, clubhouse, recreation grounds (shuffleboard, volleyball court and more), a fun swim team for kids. There are very few cabañas in the west valley, so this is a big draw.

Adjacent is the very highly regarded Guadalupe Elementary School, which can boast API scores in the 900s (it was 941 in the 2013 study). (more…)