by Clair Handy, Mary Pope-Handy | Mar 13, 2023 | 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), 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 remains in transition. While it is still a clear seller’s market, things are much cooler than what they were a year ago. Demand may have shrunk, but so has inventory. We’re seeing fluctuating cooling and heating rather than the dramatic rise and plunge from mid-2022.
First, some quick data from my RE Report via the bullets and chart below. There appears to be a small amount of undercounting or overcounting between the RE Report and MLS Listings, but the information is still good for tracking trends.
- The February 2023 sale price to list price ratio for San Jose single family homes jumped to 102.0% of asking (+3.4% from last month per RE Report). For the MLS stats we pulled today, however, it shows 101.3% in February, up from 98.6%. Either way, the average home is once again selling over list price in San Jose.
- Home prices are down approximately 18% – 20% from last year (RE Report), and month-over-month it seems like the lower-price tier of the market is experiencing more sales with a higher median price and a lower average price across this city since the month before.
- The days on market shrank a hair from an average of 31 in January to 29 days in February (RE Report). When I pulled them directly, it was 33 in January and 31 in February (not shown below). Either way, it’s speeding up slightly and averaging close to a month, which makes it a clear seller’s market.
War, inflation, stock market, recession concerns – and real estate
The market slowed down at the start of winter, and realistic sellers have been positioning their homes accordingly. February showed signs of a warmer spring market on the way, although inventory and sales remain low. There are loads of micro markets that influence how well a given home does, too.
Inventory remains severely low – if you’re an active home buyer, it is slim pickings!
The data below in the “trends” chart is from our Real Estate Report for the City of San Jose.
San Jose Real Estate Market Trends at a Glance (RE Report)
| Trends At a Glance |
Feb 2023 |
Previous Month |
Year-over-Year |
| Median Price |
$1,350,000 (+0.4%) |
$1,345,000 |
$1,650,000 (-18.2%) |
| Average Price |
$1,434,420 (-8.0%) |
$1,558,990 |
$1,778,760 (-19.4%) |
| No. of Sales |
161 (+24.8%) |
129 |
262 (-38.5%) |
| Pending |
534 (+23.3%) |
433 |
567 (-5.8%) |
| Active |
223 (-8.2%) |
243 |
211 (+5.7%) |
| Sale vs. List Price |
102.0% (+3.4%) |
98.7% |
118.0% (-13.5%) |
| Days on Market |
29 (-6.0%) |
31 |
9 (+218.8%) |
| Days of Inventory |
37 (-33.8%) |
57 |
22 (+72.0%) |
Please keep reading below for more data and market analysis.
by Clair Handy, Mary Pope-Handy | Mar 7, 2023 | Blossom Valley (SJ), Market Reports
Pan of Santa Teresa and Blossom Valley
The Blossom Valley housing market has heated up again this February, although it’s nowhere near as hot as it was a year ago. Homes in good shape which are priced appropriately continue to sell at or above list price, but overbids have significantly decreased in quantity and value as the market has cooled. While trends can vary based on price point, schools, zip codes, etc., the entire area is still in high demand.
This article contains the latest monthly updates for the residential real estate market in San Jose’s Blossom Valley area. A few points from the single family housing market this month include:
- February’s average and median closed sales price both rose +11.4% and +11.7% respectively from last month, but fell -14.9% and -16.1% from last year. Prices were a hair more stable year-over-year in condo and townhome sales.
- The average listing took 26 days to sell. Anything under a month is considered a strong average, so this is a good pace, though not anywhere near the lighting fast averages of last year.
- The sales to list price ratio soared to 102.3%, rising a whopping +4.6% since January! Over the last year, this went from record highs to record lows, but recently has been staying within a few percentage points of 100% SLP.
- Inventory shrank while pending and closed sales soared month-over-month, with less inventory and fewer sales compared to last year.
Compared to this time last year, the Blossom Valley market is softer for seller’s prices, but buyers continue to compete against severely low inventory!
About Blossom Valley
The Blossom Valley area of San Jose is on the south end of the city and covers the 95123 and 95136 zip codes. For our MLS, it’s “area 12.” A more affordable section of Silicon Valley, it has much to offer in addition to more reasonable housing prices. Many areas enjoy views of the Santa Teresa Foothills or the Communications Hill knolls or even the coastal foothills in the distance, as with the photo above. One corner of it sits alongside beautiful Almaden Lake, too. Another corner is located at the crossroads of Highways 85 and 87, making it an easy commute destination for those working in downtown San Jose. And there’s an abundance of shopping and dining opportunities.
Now for some market data.
Live Altos Reports
We’ll start with the Altos Reports, which gague the market based on active listings, not sales, and is updated about once per week.
95123 real estate market trends, automatically updated weekly:
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by Mary Pope-Handy, Clair Handy | Feb 15, 2023 | Almaden Valley (SJ), Blossom Valley (SJ), Buying Tips, Cupertino, Environmental Hazards, Foothill Areas, Los Gatos, Monte Sereno, Neighborhoods, Safety, Santa Clara County (all), Santa Teresa (SJ), Saratoga
High Voltage Power Lines from around the West Valley.
High voltage power lines are a “location issue” that impacts real estate values, and it sometimes elicits worry regarding safety.
High voltage power lines: how far is far enough?
Something we have spoken about recently with our clients is being far enough away so that if the tower and high voltage power lines were to fall, they’d miss your home and property. In our recent series of atmospheric rivers in January 2023, in San Jose one of these large transmission towers did fall down. It’s rare, but not impossible.
I have not seen a website that can tell us how tall any given tower is, but from what I have read online, it seems that most of them are under 200 feet tall, but some could be higher than that. In most cases, that puts the lines about 4 houses away if the lots are a typical 6,000 SF lot of 60′ across the front and 100′ deep.
We cannot speak to the concerns around potential increased risk of cancer or other problems. Each consumer should research that issue on his or her own.
Where are the high voltage power lines?
Years ago, I painstakingly mapped out the transmission lines from what I knew on the ground and what I could tell from tracing the Google satellite view. (You can find that link near the bottom of this article.)
Today, though, there’s something better than my map available online. The California Energy Commission has a map of the transmission lines that you can view using THIS LINK. Or click on the image at the left.
From the landing page you can zoom in or out. It covers the entire state of California – you might find it interesting to navigate around a little.
Also, a few years ago, PG&E published an interactive map where you can view the location of electric lines (I’ve filtered the imbedded map below to show Electric Transmission Lines in the South Bay), and another map of natural gas pipelines, searchable by address. This doesn’t cover the entire state, but it does cover all of the Bay Area / Silicon Valley.
The PG&E map:
On the map I hand-drew at the bottom of this article I did also include the location of schools. Quite a lot of schools do have transmission lines present.
What other location issues are there to factor in?
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by Mary Pope-Handy | Oct 3, 2020 | Neighborhoods, Blossom Valley (SJ), San Jose (all areas)
The Thousand Oaks neighborhood in San Jose’s Blossom Valley area is highly sought-after as it is a tidy area, pleasant looking, and very convenient.
Thousand Oaks is bordered to the north by Hillsdale Ave, Pearl Ave to the east, Branham Ln to the south, and Almaden Expy to the west. Most of the area is within the 95136 zip code with a tiny portion in 95118. With great accessibility, tons of amenities, and a moderate price tag, Thousand Oaks is worth a look!
Thousand Oaks Neighborhood Lifestyle
This area offers quick and easy access to major commute routes such as Almaden Expressway, CA-85, and CA-87, as well as extraordinary access to public transit. There are two bus routes, and for only a 20 min walk, 8 min bike ride, or 4 min drive residents can access either of two VTA light rail stations, the Capitol and Branham stations on the blue line. From there you need only travel 2-3 stations to Tamien to reach the CalTrain connection (or skip VTA and drive 10 minutes to the CalTrain Capitol station).
But you don’t need to go far from home to get around. Westfield Oakridge Mall is a 5 minute drive (or 40 minute walk) to the south of Thousand Oaks, and there is plenty of shopping and dining surrounding the neighborhood. The post office is within one mile, along with various neighboring grocery stores, fast food chains, popular local restaurants, and a variety of other stores and businesses.
Still, it’s not all hustle and bustle. The Guadalupe River separates the neighborhood from Almaden Expressway and some of the businesses, parts of it creating a natural tree-filled gulch. Most streets are graced with trees along the sidewalks, enjoy a view of the foothills, and the use of two neighborhood parks: Terrell Park and Thousand Oaks Park. Terrell Park has picnic benches and BBQs as well as a playground, and sits adjacent to Terrell Elementary. Thousand Oaks Park is a ~35 acre community park with ample sports facilities, picnicking and BBQs, playgrounds, a fitness trail, and a community center (there’s even a map of the park amenities). (more…)
by Mary Pope-Handy | Mar 25, 2020 | Almaden Valley (SJ), Blossom Valley (SJ), Cambrian Park (SJ), Cupertino, Evergreen (SJ), Foothill Areas, Golf Course Area, Los Altos, Los Gatos, Monte Sereno, Santa Teresa (SJ), Saratoga
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:
by Mary Pope-Handy | Feb 25, 2020 | Almaden Valley (SJ), Blossom Valley (SJ), Cambrian Park (SJ), Campbell, Cupertino, Los Altos, Los Gatos, Market Info, Market Reports, Mountain View, Neighborhoods, Palo Alto, San Jose (all areas), Saratoga, Silicon Valley, Sunnyvale, Willow Glen (SJ)
It 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.
Comparing Costs
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.
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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by Mary Pope-Handy | Mar 31, 2014 | Almaden Valley (SJ), Blossom Valley (SJ), Cambrian Park (SJ), Central San Jose, Downtown San Jose, Evergreen (SJ), Market Reports, Willow Glen (SJ)
Yesterday on my way home from a final walk through on a property in Blossom Valley, I stopped by some open houses – following signs, just like a lot of consumers do. At one of the homes I spoke with a Realtor who’s starting to see a slowing in the real estate market. That hasn’t been my own experience, so I asked him about his take on things and he mentioned the rising inventory in areas where he’s active in Silicon Valley.
There are many ways to get a pulse on the market, but perhaps one of the easiest ways to check it is to see the sale price to list price ratio and the days on market. MLSListings, my local multiple listing service (of which I am a member), does some wonderful things with interactive graphs and charts, so I made use of that tool to see how San Jose is faring as a whole and also in some of the zip codes where I sometimes sell homes. The charts below are for single family homes (not condos, townhomes, duplexes, etc.) and are by zip code for all price ranges. Remember, stats are easily skewed one way or the other, and we might have seen different results if we teased it out by home size, lot size, school district, price point, presence of an in-ground pool, or any other factors. This is the “big picture”. First, then, San Jose as a whole.
What we see here is that homes are selling faster (shorter and shorter DOM or Days on Market) and a rising sales price to list price ratio. Both of these indicate a strong seller’s market for the city of San Jose as a whole. Next, we’ll list a sampling of zip codes in San Jose, primarily along the west side (where I tend to be more active in my sales) but not exclusively so. I’m putting these in numerical order.
In San Jose’s 95112 zip code, which is Downtown San Jose, it’s a mixed bag. The sale price to list price ratio is rising (seller’s market) but the days on market are also rising (softening market). This area would require more information – it could be that a few homes have been on the market for a very long time and skewing the stats, or homes in certain price points are just not selling. From this vantage, though, it looks like 95112 is mixed.
Next: 95117, 95118, 95120, 95123, 95125, 95126, 15129, 95136, 95148
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by Mary Pope-Handy | Jul 20, 2013 | Almaden Valley (SJ), Alum Rock, Alviso (SJ), Berryessa (SJ), Blossom Valley (SJ), Buying Tips, Cambrian Park (SJ), Cupertino, Evergreen (SJ), Foothill Areas, Local History, Los Altos, Los Altos Hills, Los Gatos, Los Gatos Mountains, Milpitas, Monte Sereno, Palo Alto, Relocation, Renter tips, Rose Garden area, San Francisco Bay Area, Santa Cruz, Santa Teresa (SJ), Saratoga, Senior Living, Willow Glen (SJ)
If you arrived into Silicon Valley via Highway 101, driving south from San Francisco, you might believe that the Santa Clara Valley, the San Jose area and Silicon Valley as a whole has got to seem to be the ugliest place on earth. Although heavily traveled, that is not the “scenic route”.
So, too, if you are looking for a place to live and are groping to find a place that is reasonably priced, fairly safe and not a terrible commute distance. You might not even have “is nice looking” on your wish list. You might not think it’s possible if all you ever see are the ugly concrete tilt-up buildings in north San Jose, Santa Clara, Alviso, or anywhere along the 237 corridor. That area is an architectural wasteland.
Let me assure you: there are a lot of beautiful places in Silicon Valley where you can rent or buy a home. But how do you find them? It helps a lot to have a local give you a few pointers. I’ll give you some tips today on finding a scenic place to live.
Hills – An easy way to find a scenic location to make your home is to settle near the hills, especially those in the west valley (the Santa Cruz Mountains or the Coastal Range) as they are green year-round. Communities at the base of the west valley foothills include, in Santa Clara County, Palo Alto, Los Altos, Los Altos Hills, Cupertino, Saratoga, Monte Sereno, Los Gatos, and the Almaden Valley area of San Jose. All of these areas are adjacent to the hills or mountains and offer far better than average schools (many of them qualify as great – compare costs between these areas). (more…)
by Mary Pope-Handy | Apr 4, 2013 | Almaden Valley (SJ), Blossom Valley (SJ), Cambrian Park (SJ), Campbell, Cupertino, Evergreen (SJ), Los Altos, Los Gatos, Los Gatos Mountains, Market Reports, Monte Sereno, Mountain View, Palo Alto, San Jose (all areas), Santa Clara, Saratoga, Silicon Valley, Willow Glen (SJ)
Today let’s look at the Santa Clara County real estate market, the days on market (DOM) and the sale price to list price ratio for houses and duet homes (single family homes). This will primarily be graphs that I created using MLSListings.com (our local MLS, to which I am a paying member). We’ll consider the county as a whole and various cities or towns within it, plus areas of San Jose, as it has about a million residents.
First: Santa Clara County homes over the last year. Please note the decreasing days on market, the increasing sale price to list price ratio in recent months. This is exactly what an appreciating market looks like!
Santa Clara County average days on market and sale price to list price ratio
Next, let’s have a peek at how some of the hottest markets in Silicon Valley look, starting with Sunnyvale. It is odd to see any kind of a blip on the sale price to list price ratio. Are buyers giving some push-back? We keep hearing stories of homes selling 30% or more over list price with gobs of offers. So the SP – LP ratio change is a surprise.
Sunnyvale average days on market and sale price to list price ratio Sunnyvale
Palo Alto is always the hottest ticket in town. (more…)
by Mary Pope-Handy | Feb 1, 2013 | Blossom Valley (SJ), Home Improvement, Remodeling, Selling Tips, Staging
A few years ago, I wrote an article on my Live in Los Gatos blog on the question of whether a Silicon Valley home seller should sell the home in its current condition, or improve it with the hopes of selling for more. You can find it here: Should You Repair & Update Your Home to Sell? Or Sell “As Is”?
Today I was doing a comparative (competitive) market analysis for a client in the Blossom Valley area of San Jose and was struck by two tract houses which sold at about the same time, same market conditions, on the same street, with the same floor plan, but for very different prices. We’ll refer to them as Home 1 and Home 2.
Home 1 was nicely remodeled – at least the kitchen and baths were obviously nicely upgraded. The house was furnished when the photos were taken and it looked very inviting. It was listed for about $630,000 and sold for $670,000 in under 2 weeks.
House 2 appeared to be in original condition – in other words, a “fixer” in the eyes of most Silicon Valley home buyers. A vacant home, it was not staged to sell but instead was starkly empty – and frankly, it was not at all inviting. This house was offered at around $550,000 and sold for $490,000 after almost 2 months on the market.
There was more than a 10% difference in the list prices of these two homes. Was that enough? Apparently not. One got bid up 5% more while the other one got bid down more than 10%. The difference in their ultimate sales price is a whopping $180,000, or 37% more for the home in better condition. Did the fixed up home have that much in improvements done to it? That’s unlikely! But buyers worry about having to do remodeling and repairs, and the more buyers worry, the less they pay. It’s a risk-reward ratio. If they risk more by buying a fixer, there needs to be a monetary reward. And they almost always get it.
Perhaps as a busy San Jose area home owner, you don’t have a ton of time or money to put into fixes, especially if it’s a rental or investment property which is now vacant. How can you maximize the return on investment? I hope that it is clear that it’s in your best interest to tweak the condition of appearance of your property to net more. If you’d like some insights on this, please continue reading on this subject at another article on this blog: Preparing Your Silicon Valley Home to Sell and Return on Investment. Or call me for a confidential home selling appointment today!
The San Jose real estate market remains in transition. While it is still a clear seller’s market, things are much cooler than what they were a year ago. Demand may have shrunk, but so has inventory. We’re seeing fluctuating cooling and heating rather than the dramatic rise and plunge from mid-2022.
