Cameo Park West: Campbell neighborhood with Los Gatos mailing address

Cameo Park West - Leep Homes in Campbell with LG mailing addressThe Cameo Park West neighborhood is located close to where Los Gatos, Campbell, and Saratoga meet. It’s actually in the City of Campbell but has a Los Gatos mailing address. This is a tidy community bordered by Pollard Road, San Tomas Aquino Creek, the Highway 85 freeway, and Rolling Hills Middle School.

The 122 or so homes here were built in 1966 and 1967 by one of the better tract builders in the area, Leep Homes. Houses range from 1380 square feet to 2620 SF, and lot sizes run between 6000 SF and about 12,600 SF. A typical home might have around 1800 SF and be situated on an 8000 SF lot. The houses have thoughtful floor plans and the bedrooms and living areas are usually a good size.

Leep homes tend to have a fairly consistent layout – here are the 1 story home traits

  • most are single story homes
  • front porch with two bedrooms facing the front (sometimes one goes further into the front yard than the other)
  • formal entryway, often with double doors
  • step down living room straight ahead from the foyer (the rest of the house is all the same level)
  • fireplace located on side of living room closest to kitchen – it’s often a two way fireplace
  • kitchen (and sometimes also a family room) just behind the garage
  • laundry in the attached 2 car  garage but close to the kitchen, usually immediately next to the door from the garage to the kitchen
  • bedrooms are all down a hall in the opposite direction from the kitchen.  Just before the master bedroom suite there will be the hall bath (then inside the master suite, the owner’s bathroom and then bedroom)
  • the master bedroom faces the back yard, often leading to a patio shared between the kitchen (family room) and living room
  • central, forced air heat
  • hardwood floors
  • copper plumbing
  • no formal dining room (but plenty of space in the kitchen for eating)
  • sliding glass doors from the master bedroom, the living room and kitchen / family room

Below is a pan of one of the streets in Cameo Park West, taken in 2011.

 

Cameo Park West street in Campbell

 

Strengths and weaknesses of the Cameo Park West neighborhood

It’s very easy to list the strengths of this neighborhood: it’s very clean, well kept, had a good builder, convenient location (close to two schools and only a block or two or three to Safeway and nearby shops). Major shopping is within easy reach at Westgate, El Paseo and nearby (appx 7 minute drive). For those wishing to take Lawrence Expressway, it’s a breeze – just hop onto Quito and it becomes Lawrence, making a lot of commutes simpler, easier and faster. For Los Gatos, this location is closer to places like Apple, Google, and other high tech centers (as compared to downtown Los Gatos or east LG).

The elementary school is Marshall Lane, the middle is Rolling Hills and the high is Westmont. Both the elementary and middle enjoy high scores on the major school assessment websites.

The negatives do not impact everyone, but that said, they do exist. At one end of the neighborhood, there’s super close proximity to Highway 85, to the train tracks and to the high voltage power lines and towers. Those are never a plus.

Many homes along Elwood back up to Rolling Hills Middle School. Is that a negative or a positive? That really depends on your point of view, and some would prefer to back to a school yard than to another house. But most buyers would prefer another location for their home.

What do homes cost in the Cameo Park West area?

Like most of the 95032 zip code, it’s unlikely to find a house for  under $1.5 million there today (if you do, it is likely in “fixer” condition). To be able to purchase one of these homes, be prepared to pay between $1.7 million and $1.8 million in most cases. Of course, it could always be less or more depending on exact location, size and condition of home, plus the marketing situation (is it easy to see, is it clean and without bad odors, has it been fairly updated etc.).

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

 

 

 

 

 

 

 

What Are CCRs?

CCRs are the Covenants, Conditions, and Restrictions  (sometimes “Covenants, Codes & Restrictions”) for a neighborhood, subdivision, condo or townhouse community.  They are drawn up by the builder or by a board comprised of the builder and a few others who want to set the neighborhood standards. Sometimes you’ll hear them called CC and Rs or CC&Rs.

The CCRs  are put in place, usually for a set number of years such as for 30 or 35 years, with automatic extensions of a prescribed number of years (such as 5 or 10) unless the homeowners in that tract or area vote t hem out.

The weirdest time line I ever saw in CCRs referenced something like “until the death of the last living great grandchild of…” and it mentioned one of the Kennedys. Odd, but apparently legit.

What are the CCRs about?

Ordinarily the CCRs tell us that homes cannot be too small, that livestock cannot be raised at the property, that home owners may not drill for oil or water, and many other kind of common sense things.  The older ones will also state that the house must have a minimum value – often so small it might make us chuckle.

 

CCRs sample one

 

Additionally, the covenants, conditions, and restrictions will state what kind of signage may appear (only for sale and for rent signs, for instance, no billboards), and normally there’s a admonishment against noxious or offensive materials such as rubbish piling up on the property.

Newer CCRs, especially in condo communities or townhouse complexes, may have restrictions on things like what color the curtains or blinds must be if facing the street (white or off white or beige only). Often they state that garage doors must be fully down except when vehicles are entering or exiting. Some communities, like Rinconada Hills in Los Gatos, do not permit you to park your vehicle in the driveway overnight – it needs to be in the garage.

CCRs only one car on the street allowed

Many disallow washing vehicles in the complex. Right now that’s moot since the drought has the water company prohibiting all of us from doing that.

Condo and townhome CCRs

In condominium and townhome complexes, the CCRs are crucially important! Some of them have rules like:

  • no more than 2 pets
  • dogs may not be of these breeds (list)
  • dogs may not weigh more than 20 pounds (or some other number)
  • laundry may not be dried on balconies
  • storage may not be left on balconies
  • laundry and dishwashers may not run after 10 pm
  • only people over the age of 55 (or some other age) may live at the complex

And MANY other clauses. Always always read the CCRs !

Illegal restrictions in the CCRs

Many years ago, some CCRs also had restrictions on who might buy or live in a neighborhood (racial, religious, and other restrictions).  This is illegal today, of course, and so the first page of any CC&R document you see now will have a large disclaimer stating that any fair housing violations are illegal and are null & void. (At least it should be there.)

Click on the following link to download the PDF of the typical CCRs cover sheet.

Since the C C & Rs “run with the property”, until recently we were told that they cannot be amended. Want to see the cover sheet itself? Now, though, thanks to recent legislation, those offensive restrictions can be stricken from the CCRs.  (more…)

Saratoga California neighborhood map

Saratoga neighborhoods map 2023Today we’ll share with you the Saratoga California neighborhood map! Saratoga is home to some stunning neighborhoods and subdivisions and is one of the most sought after areas in Silicon Valley.

Within this pretty city, have you ever wondered what neighborhood is where?  Perhaps you’ve heard of Saratoga Oaks, The Golden Triangle, Parker Ranch, Prides Crossing or The Platinum Triangle and had no idea where they were.   While there is some disagreement on select boundaries, the general areas can be identified fairly easily.  The tricky thing is that some of the boundaries are “messy” and at times,  that there’s more than a little overlap!

I have created and been updating Google map where I hand drew in most of the residential areas’ approximate borders in Saratoga.  I hope that you find it helpful! Click on the map image to the right or use this link to see the live map on Google (you will be able to click on an area and see the neighborhood name, and in some cases, a little local information on it too).

Saratoga neighborhoods and subdivisions mapped and described include The Golden Triangle, Blue Hills, Prides Crossing, Fruitvale, Platinum Triangle, Bellgrove, The Vineyards, Saratoga Oaks, Austin Corners, Montewood, Parker Ranch, Les Chateaux de Notre Dame, Squirrel Hollow,  Saratoga Village, Brookview, and several more.

Interested in the Saratoga real estate market statistics?  See the most current data here:

https://sanjoserealestatelosgatoshomes.com/saratoga-ca-real-estate-market-update/

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Meet the Oak Canyon Neighborhood of Almaden Valley in San Jose

Almaden Valley in San Jose is comprised of many neighborhoods and subdivisions. One of them, close to the border with Los Gatos and Cambrian Park, is particularly popular: the Oak Canyon neighborhood.

There are many reasons for its draw among Silicon Valley home buyers: the houses were well built by Shea Homes in about 1980, so they are relatively newer by Silicon Valley standards. They’re larger homes on comfortable lots, often 8000 sf or so but some as small as 6500 sf and others larger than a quarter acre in the Oak Canyon corner of Almaden.

Most of the homes boast a 3 car garage, which is a big help with storage of stuff, if not storage of cars. The roads gently turn, which makes a more pleasing look. It’s a very “conforming” neighborhood where everyone keeps up the homes and yards. Much of Almaden is viewed by consumers as somewhat remote, but this section, near the mouth of Almaden, is not too deep into the valley and is a better commute location for most. One of the largest pulls for the area, though, is the nearby elementary school, Guadalupe School, which has an excellent reputation for quality education and ranks exceedingly well on testing.

 

Where is the Oak Canyon neighborhood in Almaden Valley, San Jose?

Oak Canyon is found near the intersection of Camden Avenue and Coleman Road in San Jose but is bordered by Coleman on one side and the Guadalue Creek on the other sides. (The far side of the Guadalupe Creek at this point is Cambrian Park.)  Just the other side of Coleman Road is the Montevideo neighborhood, and next to that is the Almaden Meadows neighborhood.

 

Oak Canyon Neighborhood Map

 

And to provide some bearings, here’s a map of the Almaden Valley district of San Jose generally:

 

Almaden Valley Map

 

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Westchester Manor, a part of the Alta Vista neighborhood

Like many Cambrian neighborhoods, the Westchester Manor subdivision in the Alta Vista area includes well kept homes and yards, tree lined streets, and wonderful public schools. This neighborhood, though, is unique in that residents can amble to the elementary or middle school without crossing major streets. And the same can be said of getting to the local grocery store, Safeway, Starbucks, and more.

For home buyers seeking walkability or easy access, this is a place to check out! But it’s not just walkable. From here it’s an easy jump to both Highway 85 off Union Avenue or a run to Vasona Lake County Park and downtown Los Gatos via Blossom Hill Road. Add to that the close proximity of the hills and you get the feeling that you’re not quite in the middle of a city at all.

Where is Westchester Manor?

Westchester Manor map - Alta Vista area of Cambrian in San Jose CA

Pins indicate homes within the Westchester Manor subdivision beside Union Middle School near Alta Vista Elementary School. The yellow line follows the power line.

Westchester Manor is within the Alta Vista neighborhood.

The Alta Vista neighborhood is part San Jose’s Cambrian district, and also part Los Gatos (see a map of the neighborhood and municipal boundaries in the blog post linked). It’s bordered by Los Gatos-Almaden Road to the north, Union to the east, and Blossom Hill to the south.

The Westchester Manor subdivision is entirely within San Jose on the northeast end of the neighborhood, next to Union Middle School.

This neighborhood has a very high owner occupancy rate – 87% from the numbers I pulled from Realist (a report available to members of the MLS) recently. It’s a low-turnover, stable neighborhood. People move in, and they stay!

What are the homes like in Westchester Manor?

This is a predominantly “ranch style” neighborhood with mostly single story houses, but still quite a few two story ones, in an area with sidewalks, curbs, and gutters. Most houses have 3-4 bedrooms and 2-3 full bathrooms.

There are 3 tracts named within this subdivision. They don’t have exciting labels but instead are called tracts 1481, 1903, and 1997. There are 30-35 lots in each one and 106 in all.

There’s variation in age, but not much. Of the 106 homes which are part of Westchester Manor (there are smaller subdivisions on Coronet that aren’t) approximately 80% were built between 1957 and 1959 although some in tract 1997 (including and near Grey Court) were built as late as 1965 (I found one house built in 1956 also). Most of them have been at least somewhat updated and a handful were rebuilt with new construction in 1980 and 1990.

Home sizes range with the smallest homes at 1,283 SqFt, 1,293 SqFt, 1,308 SqFt, and 1,319 SqFt. The biggest houses are 3,656 SqFt, 3,607 SqFt, 3,171 SqFt, and 3,072 SqFt. The median home size is 1,738 SqFt.

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Scottsdale 2 and Coronado subdivisions in Cambrian area of San Jose

Cambrian subdivisions Scottsdale 2 and Coronado

On the northeast side of the Cambrian district in San Jose, just west of the Robertville area, there’s a nice pocket which has the 95118 zip code but the Union School District (most of 95118 has San Jose Unified schools). In fact, it’s right next to the school district boundary, so homes just a little east of here will be in San Jose Unfied, with lower performing schools and lower prices. This is a very goodvalue area” for how much home you can buy with really nicely performing public schools!

Within this area there are a few really outstanding subdivisions.  Two of them are adjacent to each other and share many of the same amenities, such as walkability to the nearby Lunardi’s grocery store and other shops, so it’s helpful to view them together:  Scottsdale 2, which is in three sections on different sides of Meridian and Branham, and Coronado, which fits like a puzzle piece around one end of the Scottsdale 2 tract.

Scottsdale 2

Many, but not all, of the Scottsdale 2 houses have streets that begin with “Calle de”. With good sized rooms and comfortable floor plans, the Scottsdale 2 homes feel younger than they are. Built between 1973 and 1976, the 383 houses there average a comfortable 1807 square feet (range is 1426 to about 2500 with one other which is more than 3000 SF) with mixed single and double story floor plans.  The average lot size is around 6600 SF, but some are as small as 5500 SF and others larger than 10,000 SF.

Major plusses are the more open floorplans than are typically seen in Cambrian, good sized home and room, walkability, good public schools and something infrequently found in Cambrian: underground power lines.  It is so nice to not see wires everywhere!

Streets included:

Calle De Aida
Calle De Arroyo
Calle De Farrar
Calle De Gilda
Calle De Lucia
Calle De Stuarda
Calle De Tosca
Casa De Ponselle
Corte De Boleyn
Corte De Callas
Corte De Medea
Corte De Moffo
Corte De Pons
Corte De Tebaldi
Corte De Thais
Ilikai Ave
Tampico Way
Via De Caballe

What do homes cost in the Scottsdale 2 neighborhood?

Prices range tremendously, even for the same floorplan, based on exact location, lot size, remodeling, permits (or lack of them), and of course marketing. Photos are a home’s first “open house” and good photographs with good staging can make an enormous difference in the level of qualified buyer traffic and the ultimate sale price of the home. Smaller homes with small lots and needing remodeling will sell for the low million dollars, perhaps around $1.25 mil at the low end, but those which are bigger, highly remodeled (with permits and finals) and professionally marketed with professional photography will command a premium and sell for $1.7 million or more.

 

Scottsdale 2 subdivision

 

Here’s a closer view of one of the one story houses in Scottsdale 2.

 

Scottsdale 2 house

 

Coronado

The Coronado area is slightly smaller of a subdivision.   It consists of 238 houses which were built in 1967 and 1968. The houses and lots are just a little bigger than the larger Scottsdale 2 subdivision.

The home sizes in the Coronado tract range from 1579 square feet to 2500 SF in most cases (a small handful are bigger) to and the average home is 1981 square feet & average lot size 7021 SF.

Streets included:

Durango Court
El Roble Court
La Paz Court
Las Cruces Court
Luning Drive
Portobello Drive
Puebla Court
Rio Verde Drive
Sutcliff Avenue
Tampico Way
Yucatan Way

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Rio Rinconada, Saratoga Highlands & La Rinconada Park neighborhood in west Los Gatos

Saratoga Highlands Rio Rinconada in west Los GatosThere’s a lovely neighborhood in west Los Gatos which is set between the La Rinconada Golf Course and the Rinconada Hills gated community (near the corner of Pollard and Quito Roads). There are 3 distinct subdivisons: Rio Rinconada (where all the roads are named “Calle” something), Saratoga Highlands (More Avenue, Roxbury Ln, Prince St., Mattson Ave., and part of Wedgewood Av), and a third area which seems to have no specific name but which is said to have been built by Thrust 4 and includes bigger, younger, more expensive homes on larger lots – many with 3 car garages and views.

The La Rinconada Park is one of the major draws to the neighborhood. Another is the very close proximity of a shopping center which includes a good sized Safeway, and an elementary and middle school close by too.

A few years back I wrote about these west Los Gatos subdivisions and the neighborhood generally on my Live in Los Gatos blog, and I also included a video “drive through” for those who’d like a really good feel for the area. Want more info? Please continue reading at Saratoga Highlands, Rio Rinconada, Granada Way and La Rinconada Park Neighborhood on Live in Los Gatos.

 

La Rinconada Park in west Los Gatos

 

What do homes cost there?

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Almaden Valley neighborhoods

The Los Alamitos Creek Trail runs alongside a few Almaden Valley neighborhoods, including Shadowbrook and Woodside of Almaden - photo by Jim Handy December 2017

 

Thinking of moving to the much beloved Almaden Valley area of San Jose? Almaden Valley neighborhoods vary in size, schools, and area amenities from one to the next, so reading up on the smaller communities that make up this scenic district will help you to locate just the right area for you! (You will find a list of Almaden neighborhoods at the bottom of this article. It is getting updated often, so check back!)

Why Almaden Valley neighborhoods?

For many home buyers, the choice to move to an Almaden Valley neighborhood is largely about the quality of the public schools and the amount of home that can be purchased relative to other areas with good schools such as Cupertino, Saratoga, and Los Gatos. Some may want Leland, others Pioneer, Leigh, or Los Gatos High (a tiny sliver of San Jose 95120 is in the LGHS attendance area).

For others, it may be about the commute, which is not too bad to downtown San Jose.

Almaden is slightly younger than many parts of San Jose, such as Cambrian (and much younger than Willow Glen). The newness of construction can be very enticing to home buyers not wanting to deal with older home issues.

For those wanting scenic views, rather than flat areas away from hills, this part of San Jose offers abundant opportunities of the hills, from the hills, or perhaps across a golf course. Almaden can feel a little less urban, a little less crowded, because of these scenic vistas.

List of Almaden Valley neighborhoods and subdivisions

Next we’ll provide a list of Almaden neighborhood and subdivision names with links to their descriptions (more links to come as more articles are written).

Almaden Hills Estates

Almaden Meadows neighborhood

Almaden Springs

Almaden Winery: Tresor, Vineland, Vintage

Brianna

California Ridge townhouses

Country Club

Country View Estates

Creekside

Crossgates

Glencrest

Glenview Serenity

Goldcreek

Graystone and Pfieffer Ranch

Guadalupe Oak Grove (near the park)

Montego

Montevideo

Mountain Shadows

New Almaden

Hacienda Cemetery and Memorial Park in New Almaden

Oak Canyon

Oaktree Park

Orchard Creek

Pierce Ranch

Shadowbrook – features a swim club

Silvercrest townhomes

Sunrise of Almaden

Villas of Almaden

Woodside of Almaden

 

Is there a neighborhood, subdivision, or community missing from this list? If so, please let me know and I’ll add it!

 

 

 

Glenpark area of Cambrian in the Lone Hill neighborhood

Glenpark subdivision in CambrianJust east of Leigh High School, in the Lone Hill neighborhood of the Cambrian district of San Jose you’ll find an exceptionally attractive area of ranch style houses in the Glenpark subdivision. Often visitors there for the first time respond appreciatively to what they see: the proximity of the hills, the nicely maintained homes and yards, and the feeling that it just seems less crowded than most places. (To learn about the nearby Lone Hill Highlands neighborhood, which is just the other side of Harwood Road, click here.)

Part of the magic is the missing power lines to each house. This is one of the few neighborhoods with older homes but underground utilities – and what a big difference it makes!  (The south end of the subdivision is adjacent to the Harwood Estates subdivison, which does have some above ground utilities and has the high voltage lines running behind the houses on Chevalier Drive.)

Glenpark subdivision description

 

Glenpark subdivision in Cambrian

 

There are 119 houses, built in 1969, in the Glenpark subdivision. Home sizes range between 1392 SF and 2982 SF, which a typical house closer to 1600 square feet. The lot sizes vary from 5586 SF to 11,278 SF, and an average parcel would be around 6800 SF. (more…)