Campbell’s most affordable homes for sale

Campbell's most affordable homes - image of a house with the words Home Sweet HomeHunting for more Campbell’s most affordable homes for sale? It can be argued that nothing is either inexpensive or affordable, however we want to consider the Campbell real estate options relative to other Silicon Valley communities and their prices. There are always higher and lower priced properties.

Campbell’s most affordable homes: beware the price mirage

Sometimes the lowest listing price of a home on the market is not actually going to be the lowest selling price. It could just be bait. Some sellers and their listing agents vastly underprice  houses, townhouses, and condos on the market in order to get an avalanche of offers. I refer to that as a price mirage – it looks good but isn’t real.

Don’t be fooled be an artificially low list price. Often a quick check of the property on Realtor.com can provide some decent pricing input. The pages for listings usually include a RealEstimate section that features up to 3 auto comp values. These automatic valuations aren’t foolproof, but if a house is listed for $900,000 and the Realtor.com page suggests a value of $1.6 to $1.8, you are put on notice that it may be grossly underpriced.  You can check the other large portals, too, as a reality check on values.

Elements that create opportunity to get more home for your money

Every city, town, and community has more and less affordable pockets and properties. Campbell’s most affordable homes for sale may have one of these elements at play.

The pricing variation often has to do with a few major areas:
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Saratoga California home prices by high school district: what should a home buyer expect to pay?

Saratoga, California is well loved due to its scenic setting, nestled into the base of the Santa Cruz Mountains, as well as for great schools, shops, dining and overall fabulous quality of life. This little city on Silicon Valley’s west side has attracted some of the best and brightest folks drawn to our high tech area.  Because of the high desirability of Saratoga homes and neighborhoods, Saratoga CA real estate prices are sky high – even by local standards.

How bad is it?

Home pricing depends on all kinds of factors, such as proximity to Saratoga Village, whether or not the home is in walking distance to schools, views, lot size, home size, newness of construction and remodeling and many other elements, perhaps strongest of which is the schools.

For home buyers searching by zip code or city name, it’s very easy to get confused, especially if you’re coming from out of the area and do not realize that one city can utilize several different school districts!   Saratoga is served by three different high school districts and four elementary school districts: Los Gatos Saratoga Joint Union High School District or LGSUHSD (with Saratoga elementary and middle schools), Fremont Union High School District or FUHSD (with Cupertino elementary & middle schools), Campbell Union High School District or CUHSD (with Campbell & Moreland elementary and middle school districts).  Today we’ll view affordability by high school district.  As a fairly recent sampling, we will consider houses sold in Saratoga, California 95070 over the last 150 days, or appx 5 months.

How many houses have sold in each district over the last 5 months?  Have a look.

 

Saratoga CA Home Sales by High School District (Single Family Homes in last 150 days)

 

About 60% of the sold houses enjoy “Saratoga Schools”, meaning Saratoga High School, Redwood Middle School and any of the elementary schools part of this district.  Approximately 31% have Campbell or Moreland Schools, with either Westmont or Prospect High School.  A very tiny sliver, about 9%, is within the Cupertino Schools area (Lynbrook High School).

Comparing Saratoga CA residential real estate on a price per square foot basis

Often consumers want to compare based heavily on a price per square footage basis – something which I have cautioned against many times because it is seldom as accurate or helpful as one might think.  But because of the demand for this info, let’s have a look.

 

Saratoga California Average Price Per SF 11-23-2013 By HSD

 

If you are familiar with Saratoga, California, you will find the above graph puzzling if viewed by itself.  Saratoga High (933) and Lynbrook High (946) are exceptionally high scoring schools on the Academic Performance Index or API.  This is not so true with Westmont (795) or Prospect (775).  How, then, can they be priced so similarly on a per square footage basis? (more…)

What does it cost to buy a home in Saratoga? Are there any affordable homes for sale?

Orchard and Hills in Saratoga, CaliforniaSaratoga is a scenic, historic city with great schools, parks, beautiful neighborhoods and a very attractive downtown, “the Village“. This upscale community values its rural nature, and at the same time is home to some of the most expensive estates in Silicon Valley.  A typical house in average condition may cost anywhere between $1,500,000 to about $1,900,000 in today’s market.  Condos will usually be well under a million dollars, though sometimes over.

But does the fact that the normal price is so high, or that there are luxury homes, view homes & estates in Saratoga make it out of reach for everyone?

Not entirely.

Although best known for its tony neighborhoods, there are opportunities to purchase in this highly sought after and well regarded city without spending a million dollars or more.  Nothing in Silicon Valley is inexpensive, of course, and Saratoga is no exception, so the cost of housing here must be viewed in relation to the region as a whole.  It is certainly possible to buy a home in Saratoga for under $1,000,000. Today we’ll look at the strategies for getting in at the smallest price possible.

More and less expensive: school districts and location in Saratoga

Saratoga, like much of Santa Clara County’s cities and towns, has a fewl school districts.  Several things drive home values, but a key driver is the school district.  Areas where the local public schools have high API scores (all level of schools over 900 API) will command a premium – namely the area with the Saratoga or Cupertino schools.  Looking for a more affordable part of this lovely city? Consider the section which is served by Campbell schools or the Campbell Union High School District (the northeastern part of town).

Even within the Saratoga or Cupertino school areas, there are tiers of pricing.  Homes will be very highly valued if they are in close proximity of Saratoga Village (what some would call “walk to town”).  Also well regarded are neighborhoods which are very close to schools, shops, parks, or anything attractive.  The areas west of Highway 9 or Saratoga – Sunnyvale often sell for a bit more than those further from the hills too.

Something else to consider, especially in a market as tough as the current one, is choosing a home with a “location issue” such as being next to (or backing to) a busy road, too close to a shopping center or freeway, etc.  There are often very good discounts to be enjoyed when buying a house adjacent to something not ideal.  If you are not someone who spends a lot of time outside, this may be a great compromise for the budget minded home buyer, since often with double pane windows, it’s nearly impossible to tell indoors when the windows are closed.

Property type, size and condition in Saratoga

Condominiums and townhouses are often a great alternative for Silicon Valley home buyers who’d like to own, rather than rent, and enjoy the benefits of living in a wonderful community like Saratoga without either the maintenance or the cost of purchasing a house with a yard to look after.

Sometimes there are very tiny houses, or cottages, too.  In 1996 I sold a 1-bedroom house that was all of about 800 square feet on 4th Street in Saratoga. Not surprisingly, it was later torn down and a brand new house was built in its place. (more…)

Find Los Gatos Homes for Sale by Map or Browse List of Houses on the Market

Search for Los Gatos Homes NowFind a home in Los Gatos!  There is no need to register and two ways to browse listings of properties for sale in Los Gatos, the upscale, vibrant and scenic Silicon Valley town nestled into the base of the Santa Cruz Mountains.

1. Find a Los Gatos home for sale by map

Get a bird’s eye view of what’s for sale, and for how much, in different parts of Los Gatos (including 95030 and 95032 zip codes and the ability to navigate to neighboring communities in San Jose, Saratoga, the mountains, Monte Sereno, Campbell, Cambrian etc. too). Search by home type (condo, house, townhome, rental), size, number of bedrooms and other criteria. The “shop by map” feature is available on my PopeHandy.com website. Have a look today!

View Los Gatos homes for sale

This page loads a little slowly, so if you click on the link above, please be patient will all of the mls info and images fill the screen.

2. Browse listed properties in Los Gatos by home type

Additionally, you can browse Los Gatos homes for sale here, without leaving the page! Below please find groupings of listings, primarily by the type of property (house & duet home, townhouse, condominium, multi-family and rental) but the top set of listings is for the ever popular “lowest cost” houses in the town.

Most affordable Los Gatos houses for sale – priced up to $1 million only

These lower cost houses will be shown from least to more expensive.

Sorry, but we couldn't find any results in the MLS that match the specified search criteria.

Houses for Sale in Los Gatos – all prices, view list

The listings shown will be in the order of “newest first”.

  • List View
  • Map View
  • Grid View

See all Real estate matching your search.
(all data current as of 4/15/2024)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 
 

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Introducing the Cambrian Gardens Neighborhood of San Jose

The Cambrian Gardens neighborhood is situated close to the Los Gatos border and is one of the more affordable Cambrian neighborhoods, particularly if home buyers are looking with schools in mind first and foremost.

It enjoys lovely views of the hills, great public schools with strong test scores (and other metrics), 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 relatively good deal!

Where is the Cambrian Gardens area of Cambrian?

 

Map of the Cambrian Gardens neighborhood in San Jose 95124The rough borders are Union Avenue, Los Gatos-Almaden Road, Leigh Avenue, and the West Valley Freeway (85).

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. (more…)