Willow Glen (SJ)
Willow Glen is perhaps the most charming residential area of the city of San Jose with its old style architecture, tree lined streets and quaint downtown area on Lincoln Avenue and nearby. For folks working in downtown San Jose, the Willow Glen area (roughly the same as 95125 zip code, though a bit of 95124 is included also) is extremely convenient.
The real estate market in Willow Glen has been declining slightly from the peaks earlier this year, but values are up year over year, just like the most of the valley. My sense is that this is a seasonal fluctuation combined with “buyer fatigue”. Last year, the housing market did not follow the regular pattern – but this year, perhaps we are settling back into exactly that.
Click for the complete Willow Glen real estate report with all of the numbers, stats and trends from the closed sales of houses for last month. Further down in this article you’ll find the Altos Research charts as well.
Willow Glen Market Trends
|Trends At a Glance||Sep 2018||Previous Month||Year-over-Year|
|Median Price||$1,379,000 (-3.9%)||$1,435,000||$1,250,000 (+10.3%)|
|Average Price||$1,538,500 (-1.4%)||$1,560,210||$1,365,410 (+12.7%)|
|No. of Sales||50 (+25.0%)||40||59 (-15.3%)|
|Pending||40 (-18.4%)||49||48 (-16.7%)|
|Active||65 (+12.1%)||58||35 (+85.7%)|
|Sale vs. List Price||101.8% (-1.7%)||103.5%||104.7% (-2.8%)|
|Days on Market||25 (+8.4%)||23||22 (+11.0%)|
|Days of Inventory||38 (-13.3%)||44||17 (+119.1%)|
And for the month before:
|Trends At a Glance||Aug 2018||Previous Month||Year-over-Year|
|Median Price||$1,435,000 (-1.9%)||$1,462,500||$1,391,000 (+3.2%)|
|Average Price||$1,560,210 (+3.0%)||$1,515,270||$1,486,540 (+5.0%)|
|No. of Sales||40 (-13.0%)||46||55 (-27.3%)|
|Pending||49 (+6.5%)||46||54 (-9.3%)|
|Active||58 (-17.1%)||70||27 (+114.8%)|
|Sale vs. List Price||103.5% (0.0%)||103.5%||104.1% (-0.6%)|
|Days on Market||23 (+47.3%)||15||22 (+1.3%)|
|Days of Inventory||44 (-4.7%)||46||15 (+195.4%)|
And next, of Willow Glen condos:
How does an afternoon of fine wines, springtime sunshine, and a stroll through a charming old downtown sound? Good? Well then, you might be interested in visiting Downtown Willow Glen during this year’s Spring Wine Walk!
Willow Glen invites you to “Sip and Stroll the Avenue” on Saturday, April 12th from 2pm to 5pm. Attendees will receive a wristband, wine glass, and a map to guide you around the day’s tasting locations.
Tickets are currently available online through Eventbrite for $30 per person and, if available, tickets will be sold on the day of for a bit more ($45/ person). Grab your friends and go for the group price ($30 in advance per person for a group of 10+).
Be sure to read through the links below for check-in information, parking instructions, and more.
Information and Ticket Purchasing: https://www.eventbrite.com/e/willow-glen-2018-spring-wine-walk-tickets-41436677217
Downtown Willow Glen event page: http://www.willowglen.org/Wine-Walks
Willow Glen is one of the most charming areas of San Jose, consisting of many older homes which feature lovely, classic architecture. Most Silicon Valley home buyers treasure the Willow Glen charm and ambiance, but many are seeking newer homes. A fabulous option is “The Willows“.
KB Homes built “The Willows” in 1999 to 2000. It is tucked away at the southernmost tip of Willow Glen, off of Foxworthy Avenue & close to Almaden Expressway, but only about 2.5 to 3 miles from all the action on Lincoln Avenue.
The tree-lined streets are built in something of a loop shape with Rubino Circle being the main access or loop road. Situated on the inner part of the loop are homes with smaller lots that are a little more affordable. The outer part of the circle is built with slightly larger homes on larger lots (but none of the lots are “big”). Sidewalks with soft curbs at the corners accompany the streets and make for a pedestrian-friendly, bike, wheelchair or stroller friendly area. Visit in the early evenings and you will see children and adults walking, strolling, taking dogs for a walk etc. – always a good sign! Because the neighborhood is a bit like an oversized cul-de-sac (no through traffic), it is very quiet in terms of traffic. The area has large street lights, too, making for a safe feeling community.
One question I get a lot is this: what does it cost to buy a 4 bedroom, 2 bath house of about 2000 square feet?
So to answer this question, let’s see what houses like this are selling for (4 bed, 2 bath, appx 2000 SF or 185 square meters) and see how the cost looks in one Santa Clara Count y / Silicon Valley area versus another.
Today I compared several areas and cities using this criteria: single family homes of 1800 – 2200 SF, 3-5 bedrooms, 2-3 bathrooms, on lot sizes of 6000 SF to 10,000 SF. Normally I would chart this over the last 2 months, or 60 days, but because of the low inventory causing the sellers market I have expanded the search to the last 3 months, or 90 days, for a better range. As of this writing, Saratoga only had one sale over the last 90 days, so data for that segment may or may not be a good average.
Here’s how it shakes out in the “west valley areas” along the Highway 85 corridor, most of which are known to have good to great public schools. What areas are most affordable? One way of analyzing this is the “price per square foot” figure. Whenever I update the chart, I re-arrange the order of the cities from high to low based on the price per square foot, although there’s usually minimal movement.
To compare, here are the numbers from the this past January 26, 2017. There were fewer sales, so the search range was bumped up to 120 days instead of 90 days (and Los Altos was so low, it was individually searched at 180 days). You might notice price per square foot appears lower across the board in January compared to July. This is most likely because the market has heated up over spring and summer, which you can also see in the DOM.
Below are my results from the same search back in September 18, 2015. By comparison, you can tell that Santa Clara’s average Price has increased, pushing it above Almaden and Campbell.
How competitive is the market? Have a look at the DOM or “Days on Market” figure. All of these days on market are short, but they range from low to heart-skippingly fast.
In most cases, the priciest and most desirable places have either the best schools or shortest commute location or both (Palo Alto and Cupertino have both). Had I ranked these for school scores, you’d find that Cambrian is fairly high up and a good “bang for the buck” location – though not a super short commute for folks who work in Mountain View (though not so bad for people working in Cupertino). Almaden, too, offers a good value for the quality of the schools, homes, and neighborhoods, though the commute is longer. None of these is especially close to North San Jose (where a major employer is Cisco).
It should also be noted that in some of the smaller communities with less on the market these numbers may not be as stable as others with more data – for instance, Los Altos only had four homes sold, the second lowest, matching this criteria within the 90 days of collected data, and therefore may not be as accurate as others, such as the Blossom Valley area of San Jose with the most data at 38 homes sold. For these smaller communities with less data, it is beneficial to look at them more closely – Saratoga, for instance, has 3 different high school districts which have an impact the real estate prices. This chart is really just a snapshot to give a general sense of the relative affordability of these markets to one another. Continue reading
San Jose is the largest city in Santa Clara County (or Silicon Valley) with about one million residents. The districts or areas within San Jose vary tremendously in many ways, including their respective real estate markets.
Today we’ll have a comparative look at the median list prices in the housing market in three areas & zip codes of San Jose: Almaden Valley (95120), Cambrian Park (95124) and Willow Glen (95125). First, how these three areas line up against each other and against San Jose as a whole in terms of the median list prices of homes for sale in the last year.
Please note: the charts below are “live” html and the commentary is appropriate as of today, Nov. 23, 2015 The charts will continue to change and be updated,though, so it’s possible that a year from now the commentary may seem disjointed. Now you’ll know why!
First, a glance at Almaden, Willow Glen, Cambrian and San Jose genererally.
Almaden prces took a little dip in mid to late summer, and so did Willow Glen 95125. Cambrian 95124, though, has been very strong (as I can attest from working with buyers and sellers there recently). San Jose as a whole is close to flat.
San Jose as a whole, by price quartile is next. It is pretty level generally at this time.
Next, let’s focus on the Almaden Valley area of town by price quartile also:
As we might expect, the least volatile pricing is in the most affordable homes.
Next, Cambrian Park…
Little Italy is looking fantastic! I’ve been there a few times and while there is still some work to be done, it’s definitely a very inviting place, with businesses worth patronizing and a beautiful, fun atmosphere.
The old houses, which are being converted to shops and restaurants, are looking good. The brick courtyard is very inviting and leads between a couple of these businesses to the Guadalupe Park, where recently there was the annual Italian Family Festa San Jose (click on link to see a few photos of this fun event).
Dec 10, 2013: Update from my original post of Nov 2011:
“I know a few years ago you wrote a piece about Little Italy on your site. I thought I would reconnect with you and fill you in on our progess. We purchased several homes that are being renovated as we speak and some for our Italian Cultural center/Museum, opened a new Italian Coffee shop, and have our 31 foot “Little Italy” arch close to starting construction.”
Sounds good! Let’s go support it!
Nov 23, 2011 ORIGINAL ARTICLE
The Little Italy San Jose Foundation is in the process of rebuilding the original Italian settlement neighborhood in San Jose, which dated back to about the 1870s, with a cultural center, authentic Italian shops and restaurants, and restored buildings. The cultural center offers Italian language classes for adults and children both. Eventually there will be an Italian-American Historical Museum too.
Where is Little Italy San Jose?
I had mistakenly thought that Little Italy San Jose would be in Willow Glen, but that’s not the case. This little neighborhood is close to the San Jose arena in downtown and includes Henry’s Hi-Life, which was the former Torino Hotel. You can see a map of the exact area on the LittleItalySJ site. (In the video mentioned below, we learn that originally there were 3 Italian settlements, but this one was the first. The others are Willow Glen and Goosetown.) Continue reading
“Red flags” are clues that something is wrong or potentially wrong. They’re the hints that we need to investigate something further, the sign that we should be on alert.
Some parts of San Jose, and Silicon Valley generally, enjoy beautiful older homes with classic styling and beautiful finishing work. These properties and neighborhoods are prized because they are not cookie cutter, not ranch, not too new. They may be Victorian, Craftsman, Spanish, or any number of other interesting architectural styles.
One area of Santa Clara County that is well known for both charming historic homes and unfortunately also some stuctural issues among those older houses is the Willow Glen district of San Jose.
On Saturday I showed some clients about a half dozen homes, all in Willow Glen, and we saw a lot of “red flags” which hinted of foundation problems, among others. I thought I’d share a few pics I snapped at one of them with my treo camera here. All of these were taken on the front porch of this house – all visible structural “red flags” before we ever set foot into the house.
Art and wine lovers, music enthusiasts, and foodies there’s a great season of festivals ahead in the Silicon Valley area! Here’s a list of many of the nearby art, wine, food and street events which are sure to please! Below please find there when, where and what for the 2015 season. Enjoy the bountiful entertainment opportunities that await in Santa Clara County and close by. Remember, not all of these events are free entry, some are not family friendly, and parking can sometimes be tricky, so do your research and read up on the attached links before you visit!
May 16-17, Oxnard, California Strawberry Festival
May 24-25, San Ramon, the San Ramon Art & Wind Festival
May 29-31, San Jose, Japantown, 1st annual J-Town Film Fest
May 29-31, Foster City, 44th annual Arts & Wine Festival
June 5-6, San Jose, Downtown, the 8th annual SubZERO Festival
June 5-7, Menlo Park, 35th annual Nativity Carnival
June 6, Bonny Doon, 13th annual, Bonny Doon Art & Wine Festival (a benefit – must be 21 or older to attend, tickets online)
June 6-7, Sunnyvale, 41st annual Art & Wine Festival
June 17, Menlo Park, Summer Block Party
June 20, San Jose, Downtown, 34th annual Fountain Blues Festival
June 22, San Jose, Willow Glen, 18th annual Dancin’ on the Avenue
June 26-28, Oakland, 40th annual Montclair Fine Arts Sidewalk Festival
June 27, Oakland, Montclair Beer and Wine Celebration (an addition to the Montclair Fine Arts Sidewalk Festival)
Continue reading for more Silicon Valley and San Francisco Bay Area Art & Wine Festivals! Continue reading
It’s possible to live in Silicon Valley and have no idea that there are still some original adobe houses to be found right here in the San Jose area. Today, though, I hope to help some of our residents discover the past which is lurking right in front of us!
The historic Adobe Woman’s Club is just a block or two off the campus of Santa Clara University, tucked away on a side street now that The Alameda is re-routed as The El Camino. Address: 3260 The Alameda, Santa Clara. According to the state’s historical preservation site, this state landmark # 249 is one of the oldest in the Santa Clara Valley, was built between 1792 and 1800 and was one of many row houses built for the native Americans who worked at Mission Santa Clara. Please note that this is private property and you may not enter without permission, but the adobe abode is very visible from the sidewalk.
Today the beautifully preserved adobe house functions as a nonprofit group with these objectives: “to promote educational, moral, social welfare, cultural, civic and community service. Anyone who supports these objectives is welcome.” This scenic place can also be rented out for private events. The garden is quite lovely and the interior appears to be very modern. You can see photos of the inside of the house at the club’s website: The Santa Clara Woman’s Club.
Home prices, like anything else which is bought and sold, are subject to the pressures of supply and demand. In recent weeks, we have seen an increase in the number of condominiums and townhomes for sale in San Jose, but a slight lessening in buyer interest. More supply with less demand equals lower prices. This will be a bit of a shock to most home sellers, who’d read about the madness of the market in February, March and April. But spring is nearly always stronger than summer – and we are seeing a fairly typical calming down in the Silicon Valley real estate market as we move into that milder summer market.
Since I mostly sell in the “west valley” areas of the Santa Clara Valley, I had a look at a few of them just to see what the trends look like. In this chart, please see the inventory of condominiums and townhomes for sale in 95120 (Almaden Valley), 95123 (Blossom Valley), 95124 (Cambrian) and 95125 (Willow Glen). Almaden seldom has many listings of townhouses or condos at all – over the last year, it looks as though it’s usually close to 5 at any given time. A slight uptick means 6 are available. The trend is much more dramatic in other parts of San Jose.
Home sellers: where the inventory rise is the steepest, you will probably see the most impact on the odds of selling and the price for which you can sell your home. Home buyers: if you see that inventory is largely unchanging, as it is in the tony Almaden Valley, the odds are good that it’s still pretty competitive for home buying and you will likely need to bring your best game forward to secure your future home.
Interested in other areas? I work all of Santa Clara County and would be happy to help you buy or sell your condo, townhouse or single family home here.
$459,000 : 831 Gilchrist DR 2, SAN JOSE2 beds, 1 bath
$719,999 : 2177 Alum Rock AVE 211, SAN JOSE2 beds, 2 baths
$799,888 : 809 Auzerais AVE 122, SAN JOSE2 beds, 2 baths
$595,000 : 87 Silcreek DR, SAN JOSE3 beds, 2 baths
$1,899,000 : 1252 Water Lily WAY, SAN JOSE4 beds, 3 baths
$1,090,000 : 155 Cahill Park DR, SAN JOSE4 beds, 3 baths
$974,888 : 1210 De Altura CMN, SAN JOSE2 beds, 3 baths
$1,098,000 : 6641 Bunker Hill CT, SAN JOSE3 beds, 3 baths
$839,000 : 7867 Prestwick CIR, SAN JOSE2 beds, 2 baths
$499,000 : 906 La Barbera DR, SAN JOSE1 bed, 1 bath
See all Real estate in the city of San Jose.
(all data current as of 10/18/2018)
Listing information deemed reliable but not guaranteed. Read full disclaimer.