The Almaden Valley real estate market is experiencing some up and down, but remains clearly in a seller’s market. Inventory remains perpetually low, so the best homes in great locations are selling like hotcakes while buyers are passing over others that may need more work.
Almaden Valley Real Estate Market Conditions: Trends at a Glance
Next, a look at the residential real estate market statistics for Almaden, or San Jose 95120 from the Real Estate Report (a subscription that uses closed / sold data). They’re having a bit of a technical issue with their data collection, so not every number is exactly correct, however it still offers useful market analysis.
Prices are sometimes ticking up or down slightly, but overall, homes are increasing in price over time, selling fast, and well over list price. It’s a good seller’s market.
Trends At a Glance
Aug 2023
Previous Month
Year-over-Year
Median Price
$2,180,000 (+0.5%)
$2,169,000
$1,917,500 (+13.7%)
Average Price
$2,232,720 (-3.8%)
$2,319,840
$1,969,150 (+13.4%)
No. of Sales
29 (+31.8%)
22
20 (+45.0%)
Pending
15 (-28.6%)
21
27 (-44.4%)
Active
15 (-21.1%)
19
39 (-61.5%)
Sale vs. List Price
101.8% (-1.2%)
103.1%
97.8% (+4.1%)
Days on Market
15 (+12.5%)
13
21 (-30.4%)
Days of Inventory
16 (-40.1%)
26
59 (-73.5%)
And the month before:
Trends At a Glance
Jul 2023
Previous Month
Year-over-Year
Median Price
$2,169,000 (+3.0%)
$2,105,000
$2,275,000 (-4.7%)
Average Price
$2,319,840 (+0.9%)
$2,298,780
$2,566,140 (-9.6%)
No. of Sales
22 (-33.3%)
33
14 (+57.1%)
Pending
22 (-35.3%)
34
28 (-21.4%)
Active
18 (-5.3%)
19
44 (-59.1%)
Sale vs. List Price
103.1% (+1.0%)
102.0%
103.6% (-0.5%)
Days on Market
13 (-30.9%)
19
21 (-37.7%)
Days of Inventory
25 (+47.0%)
17
94 (-74.0%)
Altos Research charts for Almaden Valley real estate market, single family homes segment(more…)
The Santa Clara County real estate market is a strengthening sellers market due to fairly decent demand and exceedingly constricted supply. Prices are up month over month and year over year. Inventory and sales are down. The days of inventory are shrinking and the sale to list price ratio remains at over 105%.
What is striking and unusual is that both real estate prices and interest rates are up. Affordability is sinking, but demand is high and prices are inching higher and higher.
Here’s the RE Report summary table. It’s an excellent summary of our Silicon Valley housing market.
Multi year real estate data charts for Santa Clara County real estate market (single family homes)
First, the months of inventory. At 1.2 months of inventory it’s a pretty hot seller’s market.
Next, inventory – how much is there for buyers to choose from? Not much, but inching up by just the tiniest amount.
Located close to the Guadalupe Creek and the foothills of the coastal mountain range, the Montevideo neighborhood enjoys tree lined streets and scenic green views of the hills. Houses and yards are nicely kept. It is fairly convenient for commuting as it’s not too deeply into the San Jose area of Almaden Valley. About 500 residents call this beautiful neighborhood home.
In addition to the pleasant vistas, the Montevideo home owners and residents enjoy the cabaña, which includes a community pool, clubhouse, recreation grounds (shuffleboard, volleyball court and more), a fun swim team for kids. There are very few cabañas in the west valley, so this is a big draw.
Adjacent to it is the very highly regarded Guadalupe Elementary School.
Where is the Montevideo neighborhood located?
The Montevideo neighborhood is situated close to the intersection of Camden Avenue and Coleman Road (not quite to Redmond Avenue) in southwest San Jose (Almaden area, zip code 95120). The development was built in two phases – the map below shows in a darker green the “Montevideo 2” area. The lighter area was the original Montevideo tract.
Map of the Montevideo neighborhood in San Jose’s Almaden Valley – click on the image to go to the live map on Google
Jeffrey Fontana Park is an Almaden gem, set into a residential area but also adjacent to loads of other parkland. In the not too far distance is a view of the coastal hills with Mount Umunhum on top. Jim, Clair, and I spent some time there last weekend and I thought some of our readers may enjoy seeing some photos and learning about this park (and perhaps be inspired to visit it, too).
Where is Jeffrey Fontana Park?
The 10 acre park begins at Meridian Avenue in San Jose at Oakglen Way. The other side of Meridian is TJ Martin Park. and just north of it is the humongous Guadalupe Oak Grove Park (previously shared about this park). In the map below, this is the park with the green park icon in the middle. You could spend many hours checking out these three connected parks !
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 usingTHIS 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? (more…)
Often I have clients who are interested in purchasing a 4 bedroom, 2 bath home in a good school district in Silicon Valley, particularly in the South Bay and West Valley areas. But what does it cost to buy that “average home”? Tonight I did a study on the MLS of homes that have sold and closed escrow in the last 4 months with these characteristics:
single family home (house)
4 bedrooms
2 full bathrooms
1800 to 2200 square feet of living space
6000 to 10,000 sf lot
Disclaimers aside, here are the numbers for select West Valley Communities in the West/South Bay area with good schools.
Cost to Buy 4 Bed 2 Bath Home in Popular Silicon Valley Communities
The first number is the number of sales during that time (more sales = more reliable averages). This one is not in the older charts, but with inventory as low as it has been lately this makes a huge difference. The second number is the average sales price per square foot, the third number is the average sales price, and the last number is the average days on market:
And now a look back to late winter, early spring of 2017…
What’s changed? A lot! The order has shifted some, showing where demand has increased or decreased. Most noticeably, the prices are mostly up significantly, which is most noticeable in the price per square foot. Cambrian has traveled a good deal up the ladder. Palo Alto and Los Altos were displaced by the sole Saratoga sale, and Blossom Valley of San Jose remains in it’s regular position at the bottom.
The home prices tend to run with school rankings. Previously this was by district API scores. You cancheck the 2013, three year average, API scores in Santa Clara County for both the districts and the individual schools online here, however that system is no longer used. So how to people judge? Most buyers use sites like GreatSchools.org when looking for a home with good schools which ranks schools on a scale of 1-10 in a few categories. (more…)
Browse Almaden homes for sale here! This scenic part of San Jose, which mostly follows the 95120 zip code, sits nestled between the coastal mountain range and the Santa Teresa foothills.
Many Silicon Valley home buyers are looking for new construction, but the best land in Santa Clara County was built up decades ago, so there are not many new homes in Almaden Valley, San Jose.
Pricing comments for the Almaden homes for sale
The Almaden homes for sale with Leland High School tend to sell for more than those with other schools as it is so high scoring, however, all of the public schools in Almaden Valley are good! One of the most affordable neighborhoods for that part of 95120 is Creekside Almaden. At the end of that article you can see any Creekside Almaden homes for sale.
Other factors that will impact the sale price are views, as some homes enjoy some elevation or have particularly stunning vistas, as well as the home’s size, condition, lot size, landscaping, and other typical elements.
Listings now available in 95120: Almaden homes for sale
These will include everything showable in the 95120 zip code, including the prized New Almaden homes for sale. The most recently added Almaden homes for sale will appear first. Please also read “an important word about the total number of listings” below, as feeds such as this one may only show a large percentage, but not all, available houses, townhouses, or condominiums to buy.
Are you selling a home in Almaden Valley, San Jose, within the next year? There are things that you can do to enhance your home’s value and your ultimate net from the sale.
#1 tip for selling a home in Almaden Valley, San Jose
In addition to the basics for every home seller of correct pricing, fixing, cleaning, decluttering, replacing floor coverings and paint as needed and providing a complete disclosure package with pre-sale inspection, there is one extremely important facet to focus on in 95120:
Foundation & drainage work is KEY! This is the number one issue that is fairly unique to Almaden as an issue. Find out if your crawl space has any moisture intrusion either now or seasonally and if so, consider mitigating it as these items can scare buyers off or cause them to lowball their offers. (You may want to hire a home or pest inspector to check the entire crawl space for you.) Probably 90% of homes in Almaden have this problem and it should not be ignored as it can lead to expensive foundation repairs, mold, cupping of hardwood floors in the living space, and more.
Most home owners are not directing the water away from their homes at the downspouts, and that is part of the problem in many cases.
You may need to employ a foundation and drainage contractor for guidance and implementation, depending on what is discovered when your crawl space is checked
Even if you don’t get the work done, having a bid for what’s needed is a huge help. The reason is that whatever a cost might be, most buyers believe it will cost 3 -5x that amount. Providing the actual cost will build buyer confidence and lessen their fear of surprises.
If your home is close to high voltage lines, consider learning the EMF levels. They are likely not as big of a deal as buyers will worry that they are.
In a quiet location? You might want to check your property’s “How Loud” score to promote that benefit – see HowLoud.com.
Selling a home in Almaden Valley: what’s unique about 95120
This lovely corner of San Jose has become more prized in recent years. Many home buyers view it as a good value for the money in terms of the schools, the overall quality of the community, the scenic beauty with hills close by on two sides, and the reasonable commute to downtown San Jose. These are often what motivate home buyers who are drawn to the 95120 zip code. Once they visit in person, they may be surprised at how quiet this area is, generally, too.
The close proximity to the Santa Cruz Mountains on one side and the Santa Teresa foothills on the other is unique. There are some issues that arise from that situation that we’ll address later, primarily regarding water, drainage, and foundations, as mentioned above. For most home buyers, those are not really on their radar upfront.
Selling a home in Almaden Valley: plan to educate the buyers
Mount Umunhum sits high on the Santa Cruz Mountain range, and from there you can enjoy spectacular views. Looking inland, there are vistas of San Jose & most of Santa Clara County, on a clear day even as far north as San Francisco from Mt. Umunhum. Turning toward the Pacific Ocean, from Mount Umunhum’s heights you can see Santa Cruz and Monterey on a fogless day.
This gorgeous peak is part of the mid-Peninsula’s open space holdings, specifically the Sierra Azul Open Space.
Visiting Mount Umunhum
The park is open from a 7 a.m. to about a half hour after sunset (but the gate closes at sunset) per the Sierra Azul Open Space website. The parking lot is not big (just 60 spaces) and it can fill up early on weekends.
It may be warm on the valley floor, but the weather can be quite different, windy and cold, at the summit. Bring layers!
Also, the road up there weaves and winds. If anyone in your party gets motion sickness, you may want that person in the front seat or driving if possible.
The main entrance to the park is at the end of Mt. Umunhum Road, approximately 5.3 miles from the intersection with Hicks Road. There are other places to access the park. You can find all of them on the park’s website under Know Before You Go.
My family and I visited Mount Umunhum on a cold and windy November day in 2017. The views were breath-taking.
For those not able to visit in person, the video below provides information on the work that’s gone into making it available to all of us.
The Oaktree Park neighborhood in San Jose is a scenic residential community with wide appeal to home buyers due to good Almaden schools, close proximity to large parks and is one of only a few areas in Almaden Valley which includes a cabaña and swim team. Additionally, this area is very convenient as it’s close to schools, shops and commute routes to downtown San Jose and much of Silicon Valley. It is a fairly intimate neighborhood with 156 homes.
Where is the Oaktree Park neighborhood?
The Oaktree Park subdivision is within the boundaries of Meridian Avenue, Redmond Avenue and Mcabbe Road on three sides and the Jeffrey Fontana Park on the north side.
The census bureau (and perhaps also the city of San Jose) has attributed names to some parts of Almaden and this neighborhood falls into the Crossgates section. I do not believe that most residents refer to this area that way, though. Perhaps more likely they’d call it part of the greater Fontana Park neighborhood. Just the other side of Meridian is the vastly larger Almaden Meadows neighborhood.
Oaktree Park Neighborhood in San Jose (Almaden Valley area of SJ) – click on image above to go to live Google Map
What schools serve the Oaktree Park neighborhood in San Jose?
The public schools for Oaktree Park are within the San Jose Unified School District:
Los Alamitos Elementary School (API 935 in 2013, a, 8 on Great Schools in 2023 )
Castillero Middle School (API 846 in 2013, a 7 on Great Schools in 2023)
Pioneer High School (API 822 in 2013, a 7 on Great Schools in 2023)
Los Alamitos Elementary and Holy Spirit Elementary (Catholic) are both just a couple of blocks from Oaktree Park. Additionally, there are 2 preschools really close too: Precious Preschool and Shepherd of the Valley Lutheran Preschool.
For more information and links for schools, school districts, API scores and maps of boundaries lines for schools in the Almaden area of San Jose, please also read:
Homes in Oaktree Park are single family dwellings – all detached houses (no townhouses or condominiums). These are primarily ranch style or two story ranch style houses, built in the early 1970s on lots of about 8000 to 9000 square feet, though a few are more than that. Interior size runs between about 1600 square feet to about 3000 square feet (if added on). P
Prices will be impacted by home size, condition, and exact location (such as on a busy road or immediately adjacent to the high voltage power lines that run through the park) at one end of the spectrrum to beautifully updated or rebuilt larger homes in an ideal location within the neighborhood.
Check the listings below to see the current prices and keep reading for more information on the Oaktree Park neighborhood below!
Christie's International Real Estate Sereno, Los Gatos, CA 95030 408 204-7673 Mary@PopeHandy.com License# 01153805
Clair Handy, Realtor
GREEN
Christie's International Real Estate Sereno 214 Los Gatos-Saratoga Rd Los Gatos, CA 95030 ClairHandy@sereno.com License# 02153633
Mary & Clair sell homes throughout Silicon Valley: Santa Clara County, San Mateo County, and Santa Cruz County. with a special focus on: San Jose, Los Gatos, Saratoga, Campbell, Almaden Valley, Cambrian Park.
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The Almaden Valley real estate market is experiencing some up and down, but remains clearly in a seller’s market. Inventory remains perpetually low, so the best homes in great locations are selling like hotcakes while buyers are passing over others that may need more work.
The Oaktree Park neighborhood in San Jose is a scenic residential community with wide appeal to home buyers due to good 
