J & P Cosentino Family Farm – Cambrian area, San Jose

Have you ever been to the J & P Cosentino Family Farm? If you’re a foodie who’s been in the Bay Area for a while, you might remember the incomparable quality of groceries at the Cosentino’s Markets or the insightful broadcasts on KLIV radio’s Produce Report by Mr. Produce himself, Phil Cosentino. While the famous fresh food family has stepped back from the spotlight in its members retirement years, you can still enjoy the taste of delicious Cosentino quality produce from the J & P Cosentino Family Farm!

 

J & P Cosentino Family Farm stand in Cambrian

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San Martin

Roccas Market in San MartinSan Martin is a scenic “South County” community between Morgan Hill and Gilroy with the coastal foothills on one side of the valley and the Diablo range on the other.  It is primarily agricultural, producing grapes (and wines), garlic, mushrooms, and other vegetables and fruits. There are ranches as well.

The population of San Martin is small, about 7,000 residents.  This is an area with more land than people, unlike most of Silicon Valley.

The major landmark in San Martin is likely the South County Airport. Nearby is the Wings of History Air Museum on Murphy Road. San Martin has businesses and an interesting grocery store, Roccas, that’s like a step back in time, along Monterey Road – though that’s not the only location for shops and commercial properties.

San Martin is not a city or a town. It is an unincorporated part of Santa Clara County. Its boundaries are within the zip code, 95046. Some maps suggest that all of 95046 is San Martin, while others show a subset of that area as San Martin. Here’s a link to a map with San Martin identified – but no boundaries shown. You might zoom in and scroll around, there’s a lot to see!

If you enjoy wine tasting, there are many options in this lovely south county area. We have visited Miramar Vineyards and plan to see others in the near future.

San Martin real estate

Residential real estate in San Martin is often on large parcels of more than one acre. That’s a major driver for some who are willing to commute to tech jobs up north: land which would be unaffordable in San Jose or other areas. Looking to stretch out and have a little farm or ranch of your own? San Martin may be just the place.

 

 

Have a look at the info by pricing quartiles:

 

 

What are homes like at those prices?  As you can see from the chart below, they range from modest to mansions! Most homes, though, appear to be on at least 1 acre parcels. You won’t find that in most of the San Jose area to the north!
The weekly market report – see the link below – provides that data and is automatically updated every seven days. Here’s what it looks like as of today, Feb 28, 2019:

 

2019-2-28 San Martin CA real estate pricing by quartiles - single family homes

You can view the weekly Altos Research market report, which is automatically updated, for San Martin CA 95046 here.

Trends at a Glance for  the San Martin real estate market

View the full report for San Martin on my RE Report site here.

 

Trends At a GlanceFeb 2019Previous MonthYear-over-Year
Median Price$950,000 (+21.8%)$780,000$1,240,000 (-23.4%)
Average Price$950,000 (+21.8%)$780,000$1,240,000 (-23.4%)
No. of Sales(0.0%)2(0.0%)
Pending(+75.0%)4(+75.0%)
Active(+25.0%)4(-44.4%)
Sale vs. List Price106.2% (+7.0%)99.2%105.2% (+0.9%)
Days on Market11 (-88.2%)9325 (-56.0%)
Days of Inventory68 (+12.5%)60122 (-44.4%)

Trends at a Glance from the RE Report for Gilroy, San Martin, and Morgan Hill areas combined

Check this link to see San Martin real estate stats combined with Gilroy’s and Morgan Hill’s to get a sense of the South County housing market right now in general, care of my Real Estate Report.

 

Trends At a GlanceFeb 2019Previous MonthYear-over-Year
Median Price$797,500 (-11.1%)$897,000$877,500 (-9.1%)
Average Price$867,697 (-11.2%)$977,215$987,734 (-12.2%)
No. of Sales50 (+56.3%)3256 (-10.7%)
Pending97 (+32.9%)73103 (-5.8%)
Active131 (+22.4%)10788 (+48.9%)
Sale vs. List Price99.4% (+0.1%)99.3%101.8% (-2.4%)
Days on Market47 (+8.4%)4325 (+83.9%)
Days of Inventory71 (-29.5%)10042 (+66.7%)

 

 

Interested in buying or selling in San Martin, or anywhere in South County? Please reach out to me, I’d be happy to chat with you and have a phone conversation to begin with. If it seems like a fit, we can arrange a time to meet in person.

 

 

 

What is the Williamson Act? Will it be eliminated?

White Horse FenceThe Williamson Act, also known as the California Land Conservation Act, was passed by our California Legislature in 1965 in order to encourage rural & agricultural lands to remain undeveloped longer. When land owners enter into a contract under the act, they benefit from lower property taxes, which are based on the property’s current use, rather than paying market value based tax rates.  In exchange, the property is to remain undeveloped and continue to function the same way for the duration of that contract.  The contracts run for 10 years and are automatically renewed unless the farmer or rancher cancels it.

Why does the Williamson Act matter?

According to the Committee for Green Foothills, there are 362,000 acres of land in Santa Clara County under the Williamson Act (that article appears to have been written in 2003, so the numbers may have changed a little since then).  Much of it is in the east foothills of east San Jose and the south county areas near Morgan Hill and Gilroy, but there are patches of it in Los Gatos, Saratoga, Cupertino, Almaden Valley, Blossom Valley and throughout Silicon Valley. The tax breaks make it possible for many farmers and ranchers to stay in business and not feel forced to sell their land for development.  If they were paying “market rate” taxes, it would not be long before most or all of our rural and agricultural uses gave way to housing and other development.

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