Neighborhoods in Almaden
Neighborhoods in Almaden Valley of San Jose, CA
The San Jose real estate market is a strong seller’s market, but it’s experiencing mild unseasonable cooling this spring. We see this in the San Jose housing market data, below, but I’ve also seen it in my 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 this month, 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.
During the shutdown so far, 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. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory. June numbers are accurate, but disregard this data for 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 7th) shows on the graph an increase of inventory and steady decline in market action. San Jose is still in a strong seller’s market according to Altos. The Median List Price (for condos and houses combined) is approximately $1,250,000, remaining stable for three months in a row now.
A 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.
What are homes like in Orchard Creek?
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.
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
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.
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
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 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. Continue reading
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
Country View Estates
Guadalupe Oak Grove (near the park)
Shadowbrook – features a swim club
Sunrise of Almaden
Is there a neighborhood, subdivision, or community missing from this list? If so, please let me know and I’ll add it!