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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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2156 Ebbesen Ave San Jose, CA 95124

SALE PENDING WITH 6 OFFERS!
Closing Monday, May 10th.

f you are house hunting in Cambrian Park, there’s a gem of an opportunity at 2156 Ebbesen Avenue in the Villa Cambrian subdivision (Parker area) near Union Avenue and 85. This charming home is located on a quiet street  and has been beautifully updated throughout. It’s updated throughout and enjoys highly prized Union Schools.  Fantastic commute location, too!

Family Room at 2156 Ebbesen Avenue, San Jose (Cambrian)

Quick facts on 2156 Ebbesen Avenue

  • Offered at $1,423,000
  • 4 bedrooms (1 used as an office with French door & built in bookshelves)
  • 2 updated bathrooms – the hall bathroom enjoys a deep, jetted bath
  • 1457 SF (per county records) of living space
  • Lot size 5911 SF (per county records, plat map shows lot as 60’x100′)
  • Built in 1965
  • single story home – just one step into the family room
  • attached 2 car garage with storage space & pull down ladder

This updated home has many upgrades!

  • updated kitchen with maple cabinets & Corian counter with breakfast bar
  • large, sunny living room
  • family room with gas log fireplace & built in bookshelves
  • screened in porch for indoor / outdoor living off the family room
  • beautiful engineered Brazilian cherry floors in living areas & hallway
  • fresh carpet in all 4 bedrooms
  • dual pane windows
  • central  air conditioning
  • 2 sun tunnels
  • loads of storage, including a large storage shed in backyard

 

Kitchen at Ebbesen

Schools for 2156 Ebbesen Avenue

Carlton Elementary – Union School District
Union Middle School – Union School District
Leigh High School – Campbell Union High School District

View all the photos and get more info at CambrianHomeSale.com

 

Villa Cambrian subdivision in Cambrian’s Parker area

The Villa Cambrian neighborhood in San Jose enjoys direct access to Hogue Park with its many amenities and enormous lawn. It also offers great proximity to major commute routes, shopping, employment centers, doctor and dental offices, bus routes, Harker preschool, and just about everything else. This subdivision stretches from Union Avenue on the east to Houge Park on the west an runs along Barrett Avenue and includes a few other streets, including part of Esther Drive. The area near the park is generally referred to as the Parker area.

 

Map of the Villa Cambrian area in San Jose

 

There are 153 ranch style houses in the Villa Cambrian subdivision, which were built between 1960 and 1965. They range in size from 1222 SF to 2800 SF, and most homes  are around 1222 -1457 square feet. The lots or parcels run from the smallest size of 5509 SF to more than 10,000 SF; most are less than 7000 SF, though.

Something unique and much appreciated by privacy lovers: all but 1 are single story houses.

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Scottsdale 2 and Coronado subdivisions in Cambrian area of San Jose

Cambrian subdivisions Scottsdale 2 and Coronado

On the northeast side of the Cambrian district in San Jose, just west of the Robertville area, there’s a nice pocket which has the 95118 zip code but the Union School District (most of 95118 has San Jose Unified schools). In fact, it’s right next to the school district boundary, so homes just a little east of here will be in San Jose Unfied, with lower performing schools and lower prices. This is a very goodvalue area” for how much home you can buy with really nicely performing public schools!

Within this area there are a few really outstanding subdivisions.  Two of them are adjacent to each other and share many of the same amenities, such as walkability to the nearby Lunardi’s grocery store and other shops, so it’s helpful to view them together:  Scottsdale 2, which is in three sections on different sides of Meridian and Branham, and Coronado, which fits like a puzzle piece around one end of the Scottsdale 2 tract.

Scottsdale 2

Many, but not all, of the Scottsdale 2 houses have streets that begin with “Calle de”. With good sized rooms and comfortable floor plans, the Scottsdale 2 homes feel younger than they are. Built between 1973 and 1976, the 383 houses there average a comfortable 1807 square feet (range is 1426 to about 2500 with one other which is more than 3000 SF) with mixed single and double story floor plans.  The average lot size is around 6600 SF, but some are as small as 5500 SF and others larger than 10,000 SF.

Major plusses are the more open floorplans than are typically seen in Cambrian, good sized home and room, walkability, good public schools and something infrequently found in Cambrian: underground power lines.  It is so nice to not see wires everywhere!

Streets included:

Calle De Aida
Calle De Arroyo
Calle De Farrar
Calle De Gilda
Calle De Lucia
Calle De Stuarda
Calle De Tosca
Casa De Ponselle
Corte De Boleyn
Corte De Callas
Corte De Medea
Corte De Moffo
Corte De Pons
Corte De Tebaldi
Corte De Thais
Ilikai Ave
Tampico Way
Via De Caballe

What do homes cost in the Scottsdale 2 neighborhood?

Prices range tremendously, even for the same floorplan, based on exact location, lot size, remodeling, permits (or lack of them), and of course marketing. Photos are a home’s first “open house” and good photographs with good staging can make an enormous difference in the level of qualified buyer traffic and the ultimate sale price of the home. Smaller homes with small lots and needing remodeling will sell for the low million dollars, perhaps around $1.25 mil at the low end, but those which are bigger, highly remodeled (with permits and finals) and professionally marketed with professional photography will command a premium and sell for $1.7 million or more.

 

Scottsdale 2 subdivision

 

Here’s a closer view of one of the one story houses in Scottsdale 2.

 

Scottsdale 2 house

 

Coronado

The Coronado area is slightly smaller of a subdivision.   It consists of 238 houses which were built in 1967 and 1968. The houses and lots are just a little bigger than the larger Scottsdale 2 subdivision.

The home sizes in the Coronado tract range from 1579 square feet to 2500 SF in most cases (a small handful are bigger) to and the average home is 1981 square feet & average lot size 7021 SF.

Streets included:

Durango Court
El Roble Court
La Paz Court
Las Cruces Court
Luning Drive
Portobello Drive
Puebla Court
Rio Verde Drive
Sutcliff Avenue
Tampico Way
Yucatan Way

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Del Oro neighborhood of Cambrian on the Los Gatos border

The Del Oro neighborhood is a pretty pocket of the Cambrian district in San Jose directly on the border with Los Gatos at Blossom Hill Road.  Most blocks enjoy large, mature street trees, and views of the coastal foothills are plentiful.

 

Del Oro neighborhood tree lined street

 

Where is the Del Oro neighborhood?

The Del Oro neighborhood in San Jose 95124 is bordered by Blossom Hill Road on the south, 1 house in from Leigh Avenue to the west, the utility easement behind Anne Way to the north, and the water or underground creek easement between Bobbywood Avenue and Mary Jo Way to the east. Streets included are Del Oro Drive, Del Oro Place, Del Oro Court, Tesoro Court, part of Anne Way, Anne Court, most of Copeland Lane, Copeland Place, and Copeland Court.

Students in this area attend Noddin Elementary, Union Middle, and Leigh High School – and those schools are a popular draw for this Silicon Valley  community. The Del Oro neighborhood actually backs up to the Leigh campus. The other side of Blossom Hill Road lies the Belwood of Los Gatos neighborhood and the Belgatos area.  As you can see from the map below, it is close to Belgatos Park, which includes some great trails as well as a playground, and also the Heinz Open Space Preserve and a good network of trails.

 

Del Oro neighborhood in Cambrian area of San Jose

 

What are homes like in the Del Oro neighborhood?

This part of Cambrian consists of mostly single story ranch style homes, but there are some 2 story houses. Additionally, some Del Oro neighborhood homes are Spanish style, there are some French with a Mansard roof, etc. – so a bit of variety. Most of the streets are tree lined and there are sidewalks to make it even more inviting for pedestrians. And of course, the coastal hills are not far, and they make a beautiful back drop of the neighborhood.

Some details:

  • 183 single family homes
  • 143 of them were built in 1968, 4 in 1967
  • 30 were built between 1959 and 1964
  • average square footage is 1792 SF (range is 1057 Sf to 2793 SF)
  • average lot size is 6691 SF (largest lot is 11,097 SF, but most properties have 5900 to 8000 SF)
  • average house has 3 to 4 bedrooms, 2.5 bathrooms
    • 2 bedrooms = 1 house
    • 3 bedrooms = 96 homes
    • 4 bedrooms = 84 properties
    • 5 bedrooms = 1 house
    • 6 bedrooms = 1 house
  • most homes have 2 car attached garages
  • as of this writing, 15 are rental homes and the rest are owner occupied (92% owner occupied)
  • 36 of them have pools (20% do have pools, 90% do not)
  • 111 (61%) are 1 story houses,  48 have 2 stories, and 20 are tri-levels.

Most of the homes seem to be well cared for and updated, and most are basically ranch style. This first image displays a house with a taller than usual roofline, which is a beautiful improvement over the more typical low profile ranch roof.

 

Single Story Del Oro Home - San Jose 95124

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Westchester Manor, a part of the Alta Vista neighborhood

Like many Cambrian neighborhoods, the Westchester Manor subdivision in the Alta Vista area includes well kept homes and yards, tree lined streets, and wonderful public schools. This neighborhood, though, is unique in that residents can amble to the elementary or middle school without crossing major streets. And the same can be said of getting to the local grocery store, Safeway, coffee shop, and more. For home buyers seeking walkability or easy access, this is a place to check out! But it’s not just walkable. From here it’s an easy jump to both Highway 85 off Union Avenue or a run to Vasona Lake County Park and downtown Los Gatos via Blossom Hill Road. Add to that the close proximity of the hills and you get the feeling that you’re not quite in the middle of a city at all.

 

Where is Westchester Manor?

Westchester Manor map - Alta Vista area of Cambrian in San Jose CA

Pins indicate homes within the Westchester Manor subdivision beside Union Middle School near Alta Vista Elementary School. The yellow line follows the power line.

Westchester Manor is within the Alta Vista neighborhood.

The Alta Vista neighborhood is part San Jose’s Cambrian district, and part Los Gatos (see a map of the neighborhood and municipal boundaries in the blog post linked). It’s bordered by Los Gatos-Almaden Road to the north, Union to the east, and Blossom Hill to the south. The Westchester Manor subdivision is entirely within San Jose on the northeast end of the neighborhood, next to Union Middle School.

This neighborhood has a very high owner occupancy rate – 87% from the numbers I pulled from Realist (a report available to members of the MLS) today. It’s a low-turnover, stable neighborhood. People move in, and they stay!

What are the homes like in Westchester Manor?

This is a predominantly “ranch style” neighborhood with mostly single story houses, but still quite a few two story ones, in an area with sidewalks, curbs, and gutters. Most houses have 3-4 bedrooms and 2-3 full bathrooms.

There are 3 tracts named within this subdivision. They don’t have exciting labels but instead are called tracts 1481, 1903, and 1997. There are 30-35 lots in each one and 106 in all.

There’s variation in age, but not much. Of the 106 homes which are part of Westchester Manor (there are smaller subdivisions on Coronet that aren’t) approximately 80% were built between 1957 and 1959 although some in tract 1997 (including and near Grey Court) were built as late as 1965 (I found one house built in 1956 also). Most of them have been at least somewhat updated and a handful were rebuilt with new construction in 1980 and 1990.

Home sizes range with the smallest homes at 1,283 SqFt, 1,293 SqFt, 1,308 SqFt, and 1,319 SqFt. The biggest houses are 3,656 SqFt, 3,607 SqFt, 3,171 SqFt, and 3,072 SqFt. The median home size is 1,738 SqFt.

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Cambrian & Cambrian Park Neighborhoods: How to Choose Where to Live?

cambrian-park-plaza-signCambrian Park is a highly desirable district of San Jose. With close proximity to Los Gatos, Campbell, Willow Glen and Blossom Valley, there’s lots to do within Cambrian itself or very nearby.  Cambrian also enjoys good schools, low crime, two newer libraries, two Farmer’s Markets, and a fabulous rec center, the Camden Community Center.

Where is Cambrian Park and how big is it? The 2010 census reported Cambrian Park as having less than 4,000 people. In contemporary usage, though, Cambrian consists of much more than the area known as “Cambrian Village” (which has this small population), and now includes about 75,000 residents in all.  The area includes most of the 95124 zip code plus the 95118 zip code (and a little sliver of 95008).  (To see a very approximate map of Cambrian Park boundaries, click on this link.) The local Realtor association had something to do with this shift in perception as it mapped out boundaries for Cambrian Park, roughly known in the industry as “area 14” that expanded the original area. Historically, though, Cambrian was really a very vast area including much of Campbell and many areas now falling under different district names.  The area is alternately known as Cambrian, Cambrian Park, and Cambrian Village – the latter referring to the area near Union & Camden Avenues.

Related post on Cambrian’s history, areas and map: please also see Cambrian Park: Good Schools, Low Crime, Close to Los Gatos and Campbell

How do you decide where in Cambrian to live? Many aspects of home buying will likely come into play, from schools desired and budget available to the ambiance and practical things you desire such as RV parking, an extra large garage, family room, guest suite, commute issues (proximity to freeways),  etc.

I. School Districts of Cambrian Park

Your decision might be influenced by the school district you want; Cambrian Park has three elementary school districts. All are good – Cambrian Park truly has no bad schools – but some are exceptionally high. Some districts may have more offerings for special needs kids or gifted kids – if you have children and are looking at placing them in the local public schools, do your research before you househunt!

  1. The north side of Cambrian Park (going into Campbell and Willow Glen) has schools belonging to the Cambrian School District (see map).
  2. The east side of Cambrian Park (going toward Blossom Valley) is part of the territory of the San Jose Unified School District.  Schools for all of San Jose are beautifully mapped out by the district – you have to zoom in to see the boundaries around Cambrian but it includes all three local districts so is worth the extra steps!
  3. The southwest side of Cambrian (and east Los Gatos) is within the boundaries of the Union School District, which also has a helpful map of the borders. The map is a pdf and it is very detailed.
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Cambrian Acres

Looking for a well kept Cambrian neighborhood close to a great elementary school? The Cambrian Acres subdivision in San Jose’s Cambrian district is directly adjacent to Oster Elementary School and the broader Oster neighborhood in Cambrian. It’s an easy drive via Camden Avenue to either Highway 17 or Highway 85, so is a good commute location, too.

 

Map - Cambrian Acres location within Cambrian Park, San Jose 95124

 

What is the neighborhood like?

The streets all have sidewalks, curbs, and gutters. Most areas are “tree lined” and attractive. The houses are almost exclusively single story.  The two story homes there (only 4 or 5) are either rebuilt or added onto. Most homes have been well maintained. There are a fair number of RVs, boats, trailers on some streets, but not all.

 

Street view in Cambrian Acres, San Jose, 95124

 

What are homes like  in Cambrian Acres?

The Cambrian Acres subdivision consists of 215 single family homes and 20 duplexes. (A duplex is a property with 2 units, both owned by the same person or people. It’s considered multi-family, income producing property and is different from a duet home.)

 

Cambrian Acres ranch style home

 

The houses were built first, mostly in 1959 and 1960. The duplexes followed later, constructed in 1967 – 1968. Less than 5% of the homes are 2 stories – if you value your back yard privacy, this is a huge plus!

The single family homes were fairly modest when built, with the smallest at 1012 square feet with 3 bedrooms and 1 bathroom. Today, many have been expanded (in one or two cases, rebuilt), and the largest is 2723 SF (of the  216 houses, only 14 are more than 2,000 SF). The average square footage is 1397 SF, and the median is 1248 SF.Lot sizes are mostly between 5200 SF and 6500 SF, but the range is 5172 SF to 15,318. The average lot size is 6091 SF, and that is more typical of the area. (more…)

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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Soterion neighborhood in Cambrian

Looking for a younger Cambrian home with not too much yard work to do? The Soterion neighborhood may be just the ticket! This is one of my favorite little pockets in San Jose, 95124. The homes are light and bright inside, it’s close to shopping, commute routes, and great schools, and since the parcels are on the smaller side, many consider them lower in maintenance.

 

Soterion neighborhood in Cambrian area of San Jose

Soterion neighborhood in Cambrian area of San Jose

 

Where is Soterion located?

The Soterion community sits close to the intersection of Camden Avenue and Highway 85, with a Park and Ride just around the corner, making this an easy commute location for many. The streets are Soterion Drive, Agape Court, Chara Court, and Phileo Court. (They are all private roads.) There is a large Safeway as well as some restaurants and other shops about a half mile away or so at Branham and Ross. If you take a tech bus to work, the nearby Park & Ride may be super convenient for you.

 

Map of the Soterion community in Cambrian area of San Jose

Map of the Soterion community in Cambrian area of San Jose

 

What are the homes like in Soterion?

These 20 houses were built in 1996 and feature a nicely open living space downstairs and good sized bedrooms upstairs. Because they are on the young side, these houses were designed with a lot of windows and upstairs there are vaulted ceilings (and they are also after the cutoff of 1978 for lead based paint and asbestos). There’s no front yard to speak of, but the back is larger than you’d find in most townhouses, but smaller than on a more standard San Jose 6,000 SF lot. (more…)