Saratoga CA Real Estate Market Update

Orchard and Hills in Saratoga, California - photo for article on the Saratoga CA real estate market

Orchard and Hills in Saratoga, California

The Saratoga CA real estate market is a strengthening sellers’ market for single family homes :

  • the average sale price rose annually by a hair, and was down month over month
  • inventory in May of Saratoga houses for sale is up compared to the year before, but the same as in April 2024
  • the sale to list price ratio rose to 109.1% in May from 106.8% in April (and 101.2% in May 2023) – a strong seller’s market

How’s the Saratoga CA real estate market?

Saratoga has a diverse real estate market due to a wide range of home prices, square footage, lot sizes, school districts, and more. The luxury tier, generally $4 million and up (but in Saratoga, that’s really still just a house in an expensive part of town) normally moves slower than other price points. Saratoga’s entry level housing is usually the strongest. If the numbers swing wildly at any given month, it could be that more or fewer homes in a particular school district and pricing tier.

To really understand the Saratoga CA real estate market, you’ll need to get hyper local data for that home’s pricing tier, school district, and any other impactful data points.

 

Trends at a Glance for the Saratoga CA Real Estate Market

Here’s a quick overview from the RE Report details below or please view the full data here.

Trends At a GlanceMay 2024Previous MonthYear-over-Year
Median Price$4,037,500 (-4.2%)$4,215,000$3,790,000 (+6.5%)
Average Price$4,235,720 (-6.6%)$4,533,660$4,227,960 (+0.2%)
No. of Sales32 (+77.8%)1828 (+14.3%)
Pending22 (0.0%)2213 (+69.2%)
Active35 (0.0%)3520 (+75.0%)
Sale vs. List Price109.1% (+2.7%)106.3%101.2% (+7.8%)
Days on Market11 (-62.9%)2917 (-35.7%)
Days of Inventory33 (-41.8%)5621 (+53.1%)

Altos Research real estate market data for Saratoga, CA single family homes

Next, a quick glance at the Altos Research market profile for a quick summary of the Saratoga CA real estate market conditions. Altos uses LIST prices, not sold prices, for this chart and the others, below.

Market profile for Saratoga CA 95070

 

Real-Time Market Profile Saratoga, CA 95070

 

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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, Boasts Two Historic Areas Known as “Heritage Lane”

Saratoga, CA Austin Way Heritaga Lane Historic Brick RoadHome to some interesting history, the city of Saratoga, California can boast notable people, inclluding Senator James Phelan, Painless Parker, Olivia de Haviland, and Joan Fontaine, as past residents. But this city against the base of the coastal range also has interesting historical places, such as the well known Hakone Gardens, Villa Montalvo, and the Mountain Winery. Less famous but still interesting are the very old Saratoga Springs and the Madronia Cemetery, as well as the downtown area around Big Basin Way.

Some Historic Areas in Saratoga, CA

Saratoga appreciates its history, from the well known to the almost forgotten. All of Silicon Valley should be happy that the city of Saratoga has an orchard which is being preserved as a part of its “living history,” the Heritage Orchard. That park can be found at the corner of Saratoga Avenue and Fruitvale Avenue (appropriate intersection), near the Saratoga Public Library and West Valley College.

An easy to visit but sometimes less well known piece of history involves stretches of streets in Saratoga. One is this patch of Austin Way off Saratoga-Los Gatos Road, and the other is a section of Saratoga Avenue between Sacred Heart Church and the Saratoga Village area.

Austin Way, near the old La Hacienda Inn (now being converted into the new and highly contested Montalvo Oaks subdivision of Monte Sereno) at the border of Los Gatos, Saratoga, and Monte Sereno, features a beautiful, bumpy brick road. It’s a piece of Saratoga’s history that is making its mark on the present. Bricks have been the paving along this stretch of Austin Way for approximately a century and will continue to remain a path to Saratoga of the past for years (maybe centuries) to come.

 

Austin Way - Heritage Lane in Saratoga CA

 

If you are interested in the history of Saratoga, California, visit the Saratoga Historical Foundation’s museum (located at 20450 Saratoga-Los Gatos Road in downtown Saratoga) to learn more, get involved, or attending some of their events. (more…)

Online Trail Maps In & Near Saratoga, California

Saratoga trails map

Saratoga trails map

A few years back, while touring homes for sale in Saratoga, I saw a sign for a hiking trail in a residential area that I did not know had trails. After a bit of research, I found a list of trails on the city’s website and thought my readers might enjoy some of this info, too.

The city’s website includes a page with links to ALL available Saratoga trail maps which are all pdf files (so be prepared for loading). It offers both a map with all of the trails (shown above) and more.

Love hiking? Here are some other resources and info on nearby trails in Santa Clara County:

Los Gatos parks and trails – see especially the Los Gatos Creek Trail and Belgatos Park (which connects to the Santa Rosa open space, Heinz open space and more), and the Novitiate Park, which connects to a huge long trail that goes to or near Lexington Reservoir
https://www.losgatosca.gov/170/Parks-Trails-Information

Link to the Heinz Open Space and Santa Rosa Open Space trail maps
https://www.losgatosca.gov/1326/Open-Space-Trail-Maps

Lick Observatory (east San Jose at Mt. Hamilton)
https://www.ucolick.org/main/visit/info.html
Mid-Peninsula Open Space Preserve (MidPen) – list of ALL the open space areas, trails etc.
https://www.openspace.org/preserves

Mt Umunhum (often called Mount Um)
https://www.openspace.org/mount-umunhum-sierra-azul

 

Santa Clara County Parks
https://www.sccgov.org/sites/parks/Parks-Maps/Maps-Data/Pages/home.aspx

 

 

 

View of the Saratoga Hills from West Valley College

Our daughter is taking some classes at West Valley College this summer and I’ve had the chance to revisit* the campus a number of times recently.  I took this photo of the Santa Cruz Mountains or the Coastal Range over Saratoga while on the WVC campus the other day – and thought it was pretty enough to share.  Hope you enjoy it!

Hills over Saratoga CA from West Valley College in Saratoga

 

*When I was a senior at Saratoga High School (a very long time ago – I graduated in 1977), I took a class at West Valley College in psychology. What I remember most was the segment on early childhood education and one particular line about the importance of paying enough attention to kids: “a child would rather be kicked than ignored”.  It had a profound influence on the way we raised our two kids – for the better!

 

 

 

Campbell Real Estate Market Update, Nov 2009

The Campbell real estate market appears to be “past the bottom”, as is the case with much of the Silicon Valley housing market. In some parts of San Jose, “the bottom” was in February or March of this year.  Campbell may have hit that point sooner – but in any event it is now heading back toward a balanced market (30 is the balance point for this formula). (Images and charts from Altos Research, to which I have a subscription and permission to use these, as well as the RE Report, another subscription service of mine. Altos uses list prices, the RE Report uses sold data as well as list prices.)

 

campbell-CA-home-sales-market-action-index-11-10-091

 

Let’s look at the data for October in Campbell – actives, pendings, and closeds (care of the RE Report).

 

Trends At a GlanceOct 2009Previous MonthYear-over Year
Median Price$671,500$697,500 (-3.7%)$730,000 (-8.0%)
Average Price$717,461$760,850 (-5.7%)$783,941 (-8.5%)
No. of Sales2820 (+40.0%)17 (+64.7%)
Pending Properties4239 (+7.7%)18 (+133.3%)
Active5568 (-19.1%)105 (-47.6%)
Sale vs. List Price96.1%98.6% (-2.5%)96.1% (0.0%)
Days on Market3642 (-14.0%)77 (-53.5%)

 

While in many parts of the greater San Jose area the Days on Market (DOM) are lengthening, they are shortening in Campbell! Sales are up, but prices are still declining a bit (in several areas of Santa Clara County, prices are again inching up – this tends to happen in less expensive areas).  Pending sales are up and inventory is down.  So there are some mixed indicators but Campbell appears to be at or near “the bottom”.
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Saratoga High School Video About Campus Life

My alma mater, Saratoga High School in Saratoga, CA, just launched a student-made video about the school.  In interviews of students, faculty, and staff, many of the plusses of being a part of that community are brought out.  Film footage shows the cinderblock construction that was equally ugly in 1977 (when this local blogger graduated), but made clear that the school is about the people, not the architecture and paint color.  That part has not changed in the last thirty years, while the campus has become more sophisticated and now sports a great-looking theater for its star class performances.

This is a nicely done video and is worthwhile viewing for anyone thinking of enrolling at Saratoga High, or of having their kids enroll there.

Saratoga High School:
Why students, teachers, and staff love working here

Go Falcons!

 

 

 

Campbell CA Homes for Sale & Real Estate MLS Listings

Campbell, California is a city in the “West Valley” of Santa Clara County. It was once a farming and orcharding area but is now a suburb of San Jose and the greater Silicon Valley community.  It enjoys a classic and vibrant old “downtown” area with restaurants, shops, plenty of coffee houses, pubs and places to hang out.  The city buildings are there too, and so is the beautiful and historic Ainsley House.

Browse listings of homes for sale in Campbell, California

Whether you are looking to purchase a small condo, a townhouse, a starter home or a large house or luxury home in Campbell, you can find it in this beloved city!  Below please find a list of properties currently listed as available on our MLS. This list will include all types of housings and sale types (regular sales, short sales and REOs or bank owned properties).

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See all Real estate matching your search.
(all data current as of 6/22/2024)

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