San Jose (all areas)
San Jose, CA (all areas)
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.
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). Continue reading
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.
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!
The market in early 2019 began heating up in a seasonally normal pattern but has now leveled off with a little up, a little down, but not too far from 20 days to sell. Prices are similarly a bit up and down but overall seeming to level out.
Today I want for us to take a quick look at the seasonal patterns for days to sell which tend to be present for houses selling in the city of San Jose over the course of a year. Please note that the pattern can be similar – but the depth or severity of the pattern can vary quite dramatically year to year, or between one location or price point and another.
I really like taking a multi-year view (which almost no one seems to do, it is nearly always only year over year) to get a broader sense of what is normal – or at least what appears to be a regular pattern.
In the graph below, you’ll see that most years see inventory rising in January or February. We had a highly overheated pattern in all of 2017 and early 2018, and visually it’s pretty evident that they were moving to a beat of a different drummer.
Now let’s look at the actual numbers as of today, June 12, 2019. This number may be different when June is completed, but right now we have 23 days to sell on average. That is longer than 2014-2018, but shorter than 2013 (which was a good year).
Compared to 2015 to 2018, San Jose’s current average days to sell of 23 seems quite high. Go back a little more to 2013 and 2014, though, and it’s not outrageous at all. Or Google what the “average days to sell” is like in most of the U.S. and you’ll find that this is not a high number at all.
Is it harder to sell a house in San Jose now than a year or two ago? Yes, absolutely! Is it a buyer’s market? No! It is becoming more balanced, though. I would call this a healthy market. Perhaps a normalizing market. Homes which are priced well, marketed well, easy enough to see and so on are selling in well under a month. That’s a good market. For a little perspective, check out the June numbers from 2002 through 2012 (the MLS won’t let me get stats further back that 2002).
Altos charts for single family homes (houses and duet homes) in San Jose CA
Using the Altos Charts (I have a subscription), here’s a view of 4 pricing tiers within San Jose residential real estate which is for sale – not sold – right now. Days to sell charts the success stories, the ones that go under contract! This info charts ALL LISTINGS which are active or as yet unsold.
Have a look:
A normal market is not a bad one. Buyers are less rushed, Sellers who are reasonably aggressive on price, condition, marketing, access, etc. are having success. Overpriced homes, homes with too many issues or which are too hard to see are a different story.
Interested in buying or selling a home in San Jose? Please reach out to me!
In west San Jose with the 95129 zip code, near the borders of Saratoga, Cupertino, and Campbell, you’ll find the much beloved Happy Valley neighborhood. The nearby school, which is highly regarded, is Country Lane Elementary, so the area is also known as the Country Lane neighborhood. This is a quiet pocket of understated but very comfortable ranch style homes on lovely tree lined streets.
I have a lovely listing in this neighborhood at 4843 Englewood Dr, San Jose, CA 95129 – please click on the link and check out all the details and photos!
Where is the Country Lane or Happy Valley neighborhood?
The Country Lane or Happy Valley neighborhood is bordered by Doyle Road, Saratoga Avenue, Prospect Road, and Lawrence Expressway. It is almost shaped like a triangle – but not quite. At the southern tip of the area is a commercial complex with a number of shops, restaurants, a hardware store, and much more. Just across Saratoga Avenue from there is Westgate, and “kitty corner” is El Paseo de Saratoga (with movie theaters as well as stores and restaurants). Prospect has more shops, including a See’s Candies, a car wash, eateries, you name it.
How is the commute from this part of West San Jose? What’s nearby?
Depending on where you live in the Country Lane or Happy Valley community, it is about 1.5 miles to either Highway 280 or Highway 85, but you may find that you can commute via Saratoga Avenue, Lawrence Expressway, or San Tomas Expressway. Look at the map, below, to notice how very convenient this location is!
From this area, it may be a comfortable stroll or bike ride to a number of shops and eateries. Continue reading
The historic Naglee Park Home Tour in San Jose will take place on Saturday April 21, 2018 from 10am to 4pm. Sponsored by the San Jose Woman’s Club, this is the seventh year of the annual tour. This year, proceeds go towards the renovation of the Women’s Club 1929 Spanish Revival Clubhouse.
Tours include access to seven homes along two adjacent blocks in Naglee Park, and shows off both their lovely living quarters and gardens. Visitors have the option of pre-ordering a lunch box, and wine and refreshments will be available at the Refreshment Garden. The tour also features a lecture and open-air market.
For tickets and information: https://www.eventbrite.com/e/sjwc-naglee-park-vintage-home-tour-tickets-42695715033
Close to the Los Gatos border sits one of the more affordable Cambrian neighborhoods in San Jose and the west valley generally. It enjoys lovely views of the hills, great public schools with high API scores, a neighborhood private school to boot, and convenient access to freeways and stores. There’s no sign, marker or gateway to the area, so many of its residents are probably unaware that the official name to it is Cambrian Gardens.
This neighborhood provides an incredible “bang for the buck” for home buyers wanting excellent schools and not wanting to pay luxury home pricing. In many ways, it’s a “sleeper” – meaning that many people don’t know it’s there, but it’s a good deal!
Where is the Cambrian Gardens area of Cambrian?
Not everything within that area is part of the tracts which make up Cambrian Gardens, though. It was developed just south of and directly adjacent to the Cambrian Park area which is so well known, but now separated from it by the freeway. (Click image or here to see live map in Google.)
Cambrian Garden Landmarks
Homes built in this part of Silicon Valley were clustered around the later-built neighborhood public school (bordered by Clarinda, Laurinda, Emeline and Sandy), James De Voss, which is now leased out as a private one, the Global School, as well as Little Oak Preschool. The other major landmark to the neighborhood is Ross Creek, which slides through the middle. With it come frogs, egrets, ducks and other wildlife which are generally welcome. Continue reading