What does it cost to buy a 3-5 bedroom house in an area with good schools in Silicon Valley?

School District MapIt’s a hot seller’s market in Silicon Valley, but it’s also a time of great job growth here! Each week I get calls or emails from people considering job offers in Cupertino, Palo Alto, Mountain View, Sunnyvale, Menlo Park, San Jose and nearby. Many of these recruits are interested in areas with superior public schools.

What’s the cost of buying a house of about 2,000 square feet with 3-5 bedrooms and great schools?  A few communities with better education are these: Los Gatos, Saratoga, Cupertino, Palo Alto. We’ll consider these to provide a sense of prices in similar areas.

Here’s a quick look at what single family homes have been selling for over the last three months:

  • Los Gatos: mostly $1,200,000 to $2,200,000 depending on the school district, averaging about $1,700,000
  • Saratoga: mostly $1,400,000 to $2,300,000 depending on the school district, averaging about $1,900,000
  • Cupertino: mostly $1,700,000 to $2,100,000 depending on the school district, averaging about $1,950,000
  • Palo Alto: mostly $2,000,000 to $3,300,000 depending on the school district, averaging about $2,650,000

If you are new to Santa Clara County, you may be wondering if this is correct. It is…

Please continue reading here:
How do prices compare between Los Gatos, Saratoga, Cupertino and Palo Alto?

What does it cost to buy a 4 bedroom, 2 bath home in the West Valley areas of Silicon Valley?

It can be really challenging for people moving to Silicon Valley to get a sense of pricing for home buying.  So to compare “apples to apples”, let’s take a hypothetical case of a 4 bedroom, 2 bath home of approximately 2,000 SF house (appx 185 square meters) and see how the cost looks in one area versus another.

Today I compared several areas and cities using the same formula: homes of 1800 – 2200 SF, 3-5 bedrooms, 2-3 bathrooms, on lot sizes of 6000 SF to 10,000 SF.  Here’s how it shakes out in the “west valley areas” along the Highway 85 corridor. What areas are most affordable?  One way of analyzing this is the “price per square foot” figure.   How competitive is it? 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-skipping fast.

 

How much have prices changed? That really depends on where you live, or where you want to live.  Here’s a flashback to March 2016.  Do you notice the difference in ordering? A couple of markets have switched places, but there’s not too much different. Saratoga has fallen behind a good deal, but that data might not be so reflective of the market – almost nothing is moving in Saratoga, so the data for this market is based on just six sales, whereas the rest are mostly between 10-40 sales.

This next chart was from last March.

In most cases, the most expensive and desirable places have either the best schools or shortest commute location. 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).  None of these is especially close to North San Jose (Cisco).

What about a little longer term? What did this look like in 2013? Click through to see. Continue reading

Air conditioning & homes

Air conditioning condenser unit newerBack in the 1960’s, when I was growing up in Santa Clara, air conditioning was considered a luxury. I didn’t know anyone who had it in their homes in the immediate San  Jose area.  Hot days often weren’t too terrible, and if they were, we’d find our way to a pool, the beach, or an eatery with A/C.  Besides, locals would insist, “it’s a dry heat“.

Over the last few decades, though, central forced air conditioning has become mainstream.  I do believe that Silicon Valley has grown hotter in recent years and it’s less and less of a reasonable option to go without it for most home buyers.

How common is air conditioning in Silicon Valley?

Today I looked on the multiple listing service to get a sense of how common central air conditioning is in Silicon Valley homes. Here’s what I found:

Single family homes or houses for sale in Santa Clara County (home to about 1.9 million people) = 1408
Of these, houses with central forced air conditioning = 891 (63%)
Houses with central forced air – gas (could be overlapping with the group above but if combined it’s 1010) = 119
With ceiling fans = 254
With wall or window units = 4
With whole house fan = 33
No cooling of any kind = 298

Interesting to see that 21% had no fans or other type of cooling at all and that at least 63% but possibly as much as 72% do have central forced air.  If you are house hunting in the San Jose area, it’s important to realize that at least 25% of the homes on the market will not have A/C. 

How necessary is air conditioning in the San Francisco Bay Area?

This has always been the old debate: do we really need air conditioning?  In places like San Francisco and Santa Cruz, which are right on the ocean or bay, often the cool breezes make A/C absolutely unnecessary.

The further inland you go, the more important having it becomes. This is true both for the coast and the areas closest to the San Francisco Bay.  Morgan Hill and Gilroy, in “south county” are far from the SF Bay and from the Monterey Bay.  They get very hot in summer, and having a cooling system is an absolute must.

If you live in Redwood Shores or Foster City, which jut into the San Francisco Bay, it’s quite a bit cooler. Perhaps it would be a waste of money there to make that home improvement. Los Altos can be 5 or more degrees cooler than Los Gatos because it’s closer to the water. Even in Los Gatos, though, there are many micro-climates.  Downtown may get strong coastal winds bringing fog from the coast, while little valleys or areas tucked behind hills can be warmer and completely calm.

How hard is it, and how expensive, to add air conditioning?

Most of the houses here are served by central forced air heat, and they have ducts for this already.  If the furnace is younger, and if it is pre-plumbed for cooling, it may be simple and not too expensive (possibly around $5000 – $6000 but it depends on many factors, including home size).

It can be more expensive if:
-The furnace is older and needs replacing
-The electric panel is not sufficient – it may be necessary to add a sub-panel
-The condenser is a slim-line unit rather than a standard one
-If your house has radiant heating, electric baseboard or otherwise does not have central heating with ducts, the cost goes up very substantially.

It is always wise to take a few bids and to insist that your A/C contractor make sure that you get both permits and finals when adding it.

Many people with air conditioning find that they can run it much less by using a whole house fan and / or attic fans.  These are substantially less costly to operate, so having both can keep the power bills more reasonable. (That’s what we do at our house.)

Home with in-law suite

920 Hazelwood Ave Campbell guest suite or second family room

920 Hazelwood Ave Campbell – Home with in-law suite or guest quarters

Looking for a Silicon Valley home with in-law suite and a quarter acre lot? It can be challenging to find a house offering a separate wing of with guest quarters big enough for family, friends, or rental income and still have a nice sized back yard left over.  Right now you can find a fantastic place in Campbell, one of the most popular cities within the region, that’s been remodeled and expanded, featuring a spacious guest suite and a large back yard. It is sure to please!  Let me introduce you to 920 Hazelwood Avenue, Campbell, CA 95008.

From small bungalow to stunning, remodeled home with in-law suite

Originally built as a small ranch style home in 1945, the house was a modest but thoughtfully designed 3 bed, 1 bath home with a detached 1 car garage at its inception. Long before there was Silicon Valley, this was a quiet county pocket near Campbell with quarter acre lots (today it is incorporated and part of the city.) Previous home owners expanded the house, adding a family – dining area, an office, and a second bath off of the office. Hardwood floors are found throughout all of these areas except for in the bathrooms.

In around 2000 to 2001, current owners did a beautiful kitchen remodel, demolished the 1 car garage and built an over-sized 441 SF attached 2 car garage just off the kitchen, and added a 539 SF guest suite behind the garage.  Today it is a 4 bedroom, 3 bath home with 2024 square feet – and it’s move-in ready!

About the in-law or guest suite

The in-law quarters features a large living space with big wet bar, a good sized bedroom with a walk in closet, and a full, private bath.  This area includes a separate entrance, so the residents can come and go via a gate in the side yard.  It also does connect directly to the house.  The guest quarters’ living area, or a second family room, offers windows on 3 sides, with one wall featuring a large slider to the back yard (see image above).  This room provides recessed lights as well as a regular ceiling light.  It is a beautifully bright room, whether used for family or daily living. (If you don’t need a separate apartment for family or tenants, this makes a great 2nd family room.) If you want the master bedroom suite to be away from the rest of the bedrooms, this is ideal!   My clients furnished this charming suite and rented it out via Air B & B at $2,000 per month.  This can be a wonderful supplement to help cover the mortgage!

Remodeled kitchen with skylight

920 Hazelwood Av Campbell remodeled kitchen with skylight

920 Hazelwood Av Campbell remodeled kitchen with skylight

The remodeled kitchen at 920 Hazelwood Avenue offers an ideal layout, open to the family – dining room and with a view to the spacious backyard beyond it.  Impeccable maple cabinets, slab granite counters, tile back splash with glass tile accents, stainless steel appliances, pullouts, recessed lights and under the cabinet lights, a breakfast bar, and a wonderful skylight  to boot.   This kitchen – family – dining area is the heart of the home.  It is a joy to spend time here, with beauty both inside and out.

More features, and a stunning back yard

Similarly, the bathroom in the bedroom wing of the house was exquisitely remodeled with slate flooring, tile walls, and stall shower. The room was thoughtfully designed with room for a hamper. The other two baths have both been updated, too.

Many Silicon Valley home buyers want a large backyard, ideal for entertaining. Here you have it, and more!  The back yard provides a gorgeous dining & lounging area with pavers, and the walkway along both sides of the home are also done with pavers.  A large lawn area is graced by mature landscaping, including a pluot tree and an avocado tree.  A wooden play structure completes the garden in one corner.

This lovely house features dual pane windows throughout.

Campbell home for sale in-law suite big back yard

Campbell home for sale in-law suite big back yard

Room to grow: if someone wants a little more home, it’s possible to add on and still leave an enormous amount of yard.  One of the bedrooms could be expanded to create another master bedroom with private bath.  Stop by the open house and I’ll show you where that can be done.

Great, quiet location close to downtown Campbell

In so much of Silicon Valley, it can be hard to get away from freeway and road noise.  The house at 920 Hazelwood Avenue enjoys the enviable bonus of being close to major commute routes (San Tomas Expressway, Highway 17 /880, Highway 85) but being far enough away that the backyard truly is a quiet oasis.  You cannot read about this – must experience in person!

The location is also close enough to downtown Campbell to make it a quick jaunt or bike ride for the farmers market, dining or shopping.

Lest we forget the schools:

Public schools are Capri Elementary, Rolling Hills Middle, Westmont High.  Canyon Heights (a private, Catholic school) is very nearby.

Inspections have been done and the home is ready to be sold today!  Please call or email to learn more – or stop by our open house this weekend, August 13-14, 2016 between 1 and 4 both days.

Please view the virtual tour!
Virtual Tour!    920 Hazelwood Av Campbell CA 95008 virtual tour: Home with in-law suite



Video walk through of this lovely home



View the multiple listing service information below
920 Hazelwood Avenue, Campbell – home with in-law suite!

920 Hazelwood AVE, CAMPBELL, CA 95008 (MLS # 81594323)

(all data current as of 12/7/2016)
Price $1,325,000
Beds 4
Baths 3 full
Home size 2,024 sq ft
Lot Size 10,193 sqft
Listing provided by Mary Pope-Handy, Sereno Group
Beautifully expanded, remodeled, and updated home on big lot - absolutely turnkey! The kitchen is remodeled with slab granite counters, maple cabinets with pullouts, a breakfast bar, stainless steel appliances, a skylight, recessed lights, and is open to the family - dining area. The main part of the house includes the living room, kitchen, dining - family, office, 3 bedrooms (all with hardwood floors) and 2 baths. In 2001, the home was expanded 539 square feet with permits and finals and now features an attached wing which could be either a second family room with wet bar + master suite or a guest suite with its own private entrance, or it can function as a rental unit to supplement income! Dual pane windows throughout. The private back yard is an entertainer's delight with extensive use of pavers for patio in back plus side yards, a lovely wooden play structure & good sized lawn area. Open 8-13 & 8-14 from 1-4. Please stop by, incredible value!

Property Type(s): Residential, Single Family Home

Last Updated 8/29/2016 Tract n/a
Year Built 1945 Community Campbell
Garage Spaces n/a County Santa Clara
Total Parking n/a Walk Score ® 22

Price History

Prior to Aug 2, '16 $1,399,000
Aug 2, '16 - Today $1,349,000

Additional Details

Number of Full Bathrooms 3 Number of Half Bathrooms 0
Year Built 1945 Zoning Text R-1-6

Features

Additional Listing Info Not Applicable / Not Disclosed
Additional Rooms In-Law Unit, Office Area
Amenities Misc. Skylight(s), Walk-in Closet, Wet Bar
Building Type Detached
Construction Type Wood Frame
Cooling Ceiling Fan
Dining Room Dining Area in Family Room, Dining Bar
Energy Features Ceiling Insulation, Double Pane Windows, Thermostat Controller
Family Room Kitchen/Family Room Combo
Fencing Wood
Fireplaces Wood Burning
Flooring Hardwood, Laminate, Slate, Tile
Foundation Concrete Perimeter
Garage Spaces 2
Garage_Max 2
Garage_Min 2
GarageParkingSpaces Attached Garage
Heating Central Forced Air - Gas
Horse Property No
Kitchen Cooktop - Electric, Countertop - Granite, Dishwasher, Garbage Disposal, Hood Over Range, Oven Range - Electric, Refrigerator (s), Skylight(s)
Laundry Hookup - Electric, Washer/Dryer
Listing Class Residential
Listing Service Full Service
Lot Description Grade - Level, Regular
Roof Composition
Sewer Septic Sewer - Public
Style Ranch
Subclass Single Family Home
Utilities Public Utilities
Water Public
Yard/Grounds Back Yard, Balcony/Patio, Storage Shed/Structure

Location

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

(view all details for MLS #81594323)

 

San Francisco and Silicon Valley unemployment rates

The San Francisco and Silicon Valley unemployment rates are a huge driver of the SF Bay Area’s housing market. Today I saw real estate market info from the California Association of Realtor’s chief economist, Leslie Appleton-Young. One of her slides makes plain why the Silicon Valley real estate market is so crazy: our unemployment rate is extremely low, behind only San Francisco (where trying to buy a home is even worse than on the Peninsula or South Bay). Have a look at the data by California metro area:

San Francisco and Silicon Valley unemployment rates

San Francisco & Silicon Valley unemployment rates plus all of California

San Francisco and Silicon Valley unemployment rates plus all of California by metro area

As you can see, San Francisco has a screaming hot jobs market with only 3.4% unemployment. The San Jose metro area is only slightly cooler at 4.1%. (Unfortunately there are no “Cliff Notes” to tell where the San Francisco Metro Area ends and where the San Jose Metro Area begins – so I cannot tell if San Mateo County is lumped in with Santa Clara County to the south or San Francisco County and City to the north.)

With all this hiring going on, it’s no wonder that a frequent topic of conversation is Silicon Valley traffic patterns and congestion.  A few years ago, the rush hour traffic in the morning went from about 6:30 or 7am to 9am, and the evening commute times were about 4 to 7pm.  Today both are extended.  I find that Highway 85 in the “west valley” areas along Los Gatos, Saratoga, and Cupertino tends to still be pretty thick with cars even at 10am.  The return trip from Palo Alto (where I have some doctors at Stanford Hospital) can be sluggish as early as 3pm.

Worsening traffic from low Silicon Valley unemployment rates means that Silicon Valley real estate is even more expensive than usual for close-in locations.   Many San Jose area commuters spend an hour driving into work in the morning and 75 or 90 minutes driving home in the evening (for reasons I don’t understand, the evening commute is quite a bit worse than the morning one).   That translates to home prices being much, much more expensive than you’d expect in places like Mountain View, Sunnyvale and Santa Clara.   For a better quality of life, Silicon Valley employees will often pay dearly to get that shorter commute. If they can get the smaller commute and great public schools, the communities are the most expensive places to live, as is the case in Palo Alto, Los Altos and Los Altos Hills in particular.

Find Silicon Valley real estate and homes for sale in “close in” locations below

A sampling of the newest properties on the market – all price ranges – in the following areas:

Los Altos homes for sale

  1. 4 beds, 4 full, 4 half baths
    Home size: 7,683 sq ft
    Lot size: 2.02 ac
    Year built: 1926
  2. 6 beds, 4 full, 1 half baths
    Home size: 5,342 sq ft
    Lot size: 15,942 sqft
    Year built: 2016
  3. 5 beds, 7 full baths
    Home size: 6,214 sq ft
    Lot size: 15,246 sqft
    Year built: 2016
  4. 5 beds, 5 full, 1 half baths
    Home size: 4,082 sq ft
    Lot size: 17,511 sqft
    Year built: 2016
  5. 5 beds, 4 full baths
    Home size: 4,787 sq ft
    Lot size: 9,147 sqft
    Year built: 2001

See all Los Altos, California Real Estate.
(all data current as of 12/7/2016)

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

Palo Alto homes for sale

  1. 5 beds, 4 full, 2 half baths
    Home size: 5,330 sq ft
    Lot size: 19,994 sqft
    Year built: 1913
  2. 4 beds, 3 full baths
    Home size: 2,715 sq ft
    Lot size: 12,371 sqft
    Year built: 1939
  3. 5 beds, 5 full baths
    Home size: 3,567 sq ft
    Lot size: 9,626 sqft
    Year built: 2015
  4. 6 beds, 4 full, 1 half baths
    Home size: 4,686 sq ft
    Lot size: 7,492 sqft
    Year built: 2016
  5. 5 beds, 3 full, 1 half baths
    Home size: 4,000 sq ft
    Lot size: 9,975 sqft
    Year built: 1896

See all Palo Alto, California Real Estate.
(all data current as of 12/7/2016)

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

Sunnyvale homes for sale

  1. 2 beds, 1 full, 1 half baths
    Home size: 1,839 sq ft
    Lot size: 39,160 sqft
    Year built: 1949
  2. 6 beds, 3 full baths
    Home size: 2,809 sq ft
    Lot size: 8,537 sqft
    Year built: 1956
  3. 4 beds, 3 full baths
    Home size: 2,207 sq ft
    Lot size: 7,056 sqft
    Year built: 1948
  4. 4 beds, 3 full baths
    Home size: 2,284 sq ft
    Lot size: 3,833 sqft
    Year built: 2016
  5. 4 beds, 3 full baths
    Home size: 2,431 sq ft
    Lot size: 6,490 sqft
    Year built: 2016

See all Sunnyvale, California Real Estate.
(all data current as of 12/7/2016)

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

Cupertino homes for sale

  1. 1 bed, 1 full bath
    Home size: 624 sq ft
    Lot size: 13.69 ac
    Year built: 1953
  2. 5 beds, 5 full, 1 half baths
    Home size: 5,919 sq ft
    Lot size: 4.65 ac
    Year built: 1992
  3. 6 beds, 7 full, 5 half baths
    Home size: 6,089 sq ft
    Lot size: 10.95 ac
    Year built: 2016
  4. 4 beds, 4 full, 2 half baths
    Home size: 4,714 sq ft
    Lot size: 1.60 ac
    Year built: 2015
  5. 4 beds, 3 full, 1 half baths
    Home size: 3,222 sq ft
    Lot size: 10,802 sqft
    Year built: 1985

See all Cupertino, California Real Estate.
(all data current as of 12/7/2016)

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

 

Learn about some of the local Silicon Valley real estate markets:

Cupertino real estate market trends and statistics

Los Gatos real estate market trends by price point and high school district

 

Silicon Valley desirability for tech workers may hinge on age

Just read an interesting article on how important tech workers feel it is to live in Silicon Valley:  Is Silicon Valley Still the Top Tech Hub?  This piece reports on a survey done by Indeed Prime which found that many high tech workers do not believe that living in Silicon Valley is all that important for their careers.  For all those polled, 68.3% said that living here is either “not that important” or “not at all important.”

I can almost hear local old timers saying “great, maybe we’ll get our calm environment back if they all go to Seattle, New York, or Austin!”

So what is happening?  High housing costs do scare people off of living in the San Francisco Bay Area, and San Jose and nearby specifically.  Recently, my 26 year old son (in high tech also – he’s a video game designer currently getting a master’s in that field) informed me that many of his old high school friends don’t feel like they’ll ever be able to afford to live here.  And they are all well employed. I can see that, and it’s terribly sad.

But I don’t think you can blame the lack of attachment by tech workers generally to Silicon Valley real estate prices, because the attachment to living in the Santa Clara Valley is not uniform across all types of tech workers.

Further into this article, there’s a breakdown by age – and here it gets interesting.  Many younger high tech folks find value in being here, but the interest wanes as the workers age (that could be due to housing and the availability of other alternative locations for work).

For those thinking that having a job in Silicon Valley is important or very important, the generational breakdown is as follows:

Millennials  45.5%

Gen X   32.5%

Baby Boomers  10.2%

Will we see a trend toward a younger, more transient population here?  Time will tell. But the other places luring Silicon Valley talent share some of our same challenges.  Alternative locations for high tech careers include New York (not known for being inexpensive) and Boston (also fairly pricey) as well as more affordable locations such as Austin (where prices have been going through the roof), Seattle (also seeing extremely steep appreciation in real estate costs), Washington DC, Atlanta, and Demver.

It is a very interesting bit of research and I encourage my readers to check it out.

Is Silicon Valley Still the Top Tech Hub?

 

Video clarifying Silicon Valley vs San Francisco

This video is pretty good overall, though it misses some areas which are part of Silicon Valley, mispronounces the names of many areas, and refers to Gordon Moore as George Moore. Despite some errors, it’s entertaining and brief, and I think newcomers will find it helpful as an intro to the San Francisco Bay Area and Silicon Valley regions of California.

Silicon Valley Homes for sale in Gated Communities

Looking for Silicon Valley homes for sale in gated communities?  They are nearly non-existent in Santa Clara County, San Mateo County, Alameda County, and Santa Cruz County.  But what we do have can be viewed at the search results below. The largest in San Jose will be on the east side in Evergreen – Silver Creek Valley Country Club, and nearby, a retirement community known as The Villages. On the west side there’s Rinconada Hills in Los Gatos, Rancho Deep Cliff in Cupertino, and a few places in south county as well as smaller condo complexes scattered throughout the valley.

By the way, you can “move” the map with your mouse and see what else is available in adjacent parts of Silicon Valley

Relocating to San Jose

Evergreen The Ranch view of Downtown San Jose

Evergreen The Ranch in the East Valley area of Santa Clara County – view of Downtown San Jose

Are you mulling over a job opportunity in the tech capital of the world, Silicon Valley?  If you’re relocating to San Jose, or nearby, there are a few helpful things to know right away.  Here’s a quick primer:

  • San Jose is located at the southern end of the San Francisco Bay, so is part of the SF Bay Metro Area (and is about 1 hour south of San Francisco, which locals call The City)
  • This sprawling city has a number of different districts or communities.  There are also quite a few school districts – school lines are not based on city or zip code boundaries.
  • The beach at Santa Cruz is anywhere from 30 – 60 minutes away from most of San Jose (assuming you don’t go at the peak of “beach traffic” timing on a weekend or holiday).
  • San Jose is also the home of Silicon Valley, which began here in Santa Clara County, but has now spread throughout the area
  • This city is the 10th largest in the United States (though poll most people who aren’t in The Golden State and they couldn’t tell you where it is).  The population recently hit the 1 million mark.  The county has about 1.9 million people and the Silicon Valley region (Santa Clara County, San Mateo County, and a little each of Santa Cruz County and Alameda County)
  • Home prices are just about the highest in the nation.  The average price of a house in the area is $1 million.  And that is not for
  • a big home, in most cases.  Sticker shock is the #1 reason why some people won’t move here – and why others move away.  Rents are, similarly, high.  It’s not uncommon to hear of people spending half their income on housing.
  • Weather is often ideal – 300 sunny days per year, so you won’t need that basement if you’re coming from someplace with long, cold winters.  Winter here is pretty much just December and January, and even in January you’ll see some trees pop alive with beautiful blossoms.
  • San Jose has frequently been named the best place to raise a kid.  Just google that 🙂
  • Next to housing or real estate prices, traffic is the second biggest complaint.

Looking for more info?  Here are some links:

Facts about San Jose, the Capital of Silicon Valley

San Jose is big and sprawling: where the the districts?

  1. 6 beds, 6 full, 4 half baths
    Home size: 6,685 sq ft
    Lot size: 17,859 sqft
    Year built: 2016
  2. 6 beds, 4 full, 1 half baths
    Home size: 5,835 sq ft
    Lot size: 24,175 sqft
    Year built: 2002
  3. 7 beds, 6 full, 2 half baths
    Home size: 6,429 sq ft
    Lot size: 41,643 sqft
    Year built: 1928
  4. 5 beds, 6 full baths
    Home size: 15,074 sq ft
    Lot size: 52.02 ac
    Year built: 2015
  5. 5 beds, 6 full, 1 half baths
    Home size: 6,880 sq ft
    Lot size: 34,107 sqft
    Year built: 2003
  6. 3 beds, 1 full, 1 half baths
    Home size: 1,725 sq ft
    Lot size: 13,329 sqft
    Year built: 1948
  7. 3 beds, 1 full bath
    Home size: 1,301 sq ft
    Lot size: 13,329 sqft
    Year built: 1948
  8. 5 beds, 3 full, 1 half baths
    Home size: 4,107 sq ft
    Lot size: 13.68 ac
    Year built: 1991
  9. 4 beds, 3 full baths
    Home size: 2,719 sq ft
    Lot size: 12.95 ac
    Year built: 1979
  10. 5 beds, 4 full, 1 half baths
    Home size: 5,200 sq ft
    Lot size: 1.90 ac
    Year built: 2016
  11. 5 beds, 6 full, 1 half baths
    Home size: 6,548 sq ft
    Lot size: 16,848 sqft
    Year built: 1971
  12. 4 beds, 3 full, 1 half baths
    Home size: 5,205 sq ft
    Lot size: 14,679 sqft
    Year built: 2009
  13. 5 beds, 5 full, 1 half baths
    Home size: 8,742 sq ft
    Lot size: 8.87 ac
    Year built: 1994
  14. 4 beds, 3 full, 1 half baths
    Home size: 5,014 sq ft
    Lot size: 17,511 sqft
    Year built: 2000
  15. $2,995,000 : Metcalf RD, SAN JOSE
    3 beds, 1 full bath
    Home size: 1,500 sq ft
    Lot size: 210.00 ac
    Year built: 1940
  16. 4 beds, 4 full, 2 half baths
    Home size: 5,432 sq ft
    Lot size: 17,424 sqft
    Year built: 1994
  17. 5 beds, 6 full, 2 half baths
    Home size: 5,392 sq ft
    Lot size: 26,048 sqft
    Year built: 1995
  18. 4 beds, 5 full, 1 half baths
    Home size: 4,569 sq ft
    Lot size: 21,997 sqft
    Year built: 1999
  19. 6 beds, 5 full, 1 half baths
    Home size: 7,250 sq ft
    Lot size: 1.09 ac
    Year built: 2008
  20. 5 beds, 5 full, 1 half baths
    Home size: 3,636 sq ft
    Lot size: 7,884 sqft
    Year built: 2006
  21. 3 beds, 3 full, 2 half baths
    Home size: 3,665 sq ft
    Lot size: 2.10 ac
    Year built: 1986
  22. 6 beds, 5 full, 1 half baths
    Home size: 4,999 sq ft
    Lot size: 1.56 ac
    Year built: 2002
  23. 5 beds, 4 full, 2 half baths
    Home size: 4,878 sq ft
    Lot size: 1.69 ac
    Year built: 1998
  24. 4 beds, 4 full, 1 half baths
    Home size: 6,228 sq ft
    Lot size: 2.60 ac
    Year built: 2001
  25. 2 beds, 1 full bath
    Home size: 1,479 sq ft
    Lot size: 1.04 ac
    Year built: 1952

See all San Jose, California Real Estate.
(all data current as of 12/7/2016)

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

Silicon Valley homes for sale

Graphic image of a magnifierIf you are searching for Silicon Valley real estate, or Silicon Valley homes for sale, you may discover that you get overwhelmed with choices and housing results.

The biggest problem is that the area is simply enormous.  Most agree that Silicon Valley is an area covering Santa Clara County, San Mateo County, part of Santa Cruz County (Scotts Valley) and part of Alameda County (Fremont – and some also add Union City and Newark). It’s a lot of territory – 1,854 square miles.  As of last year, this much territory was home to between just over 3 million people.

So if you are in house hunting mode, the very first thing you need to do is to understand your anchor point. The anchor point is the thing which you want to be near. For most people, that’s a work location (and in many cases, it may be 2 work locations). Sometimes it’s proximity to family members, a place of worship, a particular school or any number of things.  Most of the time, the main anchor point is the place of employment and desired commute time, tempered by things like good schools, shopping, parks, things to do, and quality of life.

Narrowing the home search geographically

Moving here to work in Scotts Valley?  Much of Santa Cruz County may work – but so could living in Los Gatos, Campbell or nearby, where you’d have a reverse commute.

Relocating for a job in Mountain View?  Most likely, you’ll eliminate Santa Cruz County due to distance and commute challenges with Highway 17 going over the Santa Cruz Mountains.

If good public schools matter, that will help to refine your search, as not all parts of the southern San Francisco Bay Area have equally good education.

Below I’ll post sample listings from communities noted for better public schools in Santa Clara County up to 1.2 million, which seems to be a very hot price point that many relocating home buyers can afford. I do also serve San Mateo and Santa Cruz Counties, but most of my clients are looking at Santa Clara Co., so limiting this search here.  Unfortunately, Alameda County (Fremont, Union City, and Newark are there) has a totally different MLS so usually I don’t work there – but am happy to introduce you to a great Realtor who does (please just email me and I will connect  you).

Santa Clara County homes for sale with good schools up to $1,200,000

Palo Alto

  1. 3 beds, 1 full, 1 half baths
    Home size: 1,284 sq ft
    Lot size: 2,613 sqft

See all Real estate in the city of Palo Alto.
(all data current as of 12/7/2016)

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

Los Altos

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

Cupertino

  1. 3 beds, 2 full, 1 half baths
    Home size: 1,254 sq ft
    Lot size: 1,698 sqft
  2. 1 bed, 1 full bath
    Home size: 786 sq ft
    Lot size: 2.03 ac
  3. 1 bed, 1 full bath
    Home size: 786 sq ft
    Lot size: 2.03 ac

See all Real estate in the city of Cupertino.
(all data current as of 12/7/2016)

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

Saratoga

  1. 5 beds, 4 full baths
    Home size: 3,648 sq ft
    Lot size: 5.02 ac

See all Real estate in the city of Saratoga.
(all data current as of 12/7/2016)

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

Los Gatos

  1. 3 beds, 2 full, 1 half baths
    Home size: 1,260 sq ft
    Lot size: 1,611 sqft
  2. 2 beds, 1 full bath
    Home size: 934 sq ft
  3. 3 beds, 2 full, 1 half baths
    Home size: 1,525 sq ft
    Lot size: 1,785 sqft
  4. 4 beds, 3 full baths
    Home size: 2,123 sq ft
    Lot size: 1.07 ac
  5. 2 beds, 2 full, 1 half baths
    Home size: 1,120 sq ft
    Lot size: 1,132 sqft

See all Real estate in the city of Los Gatos.
(all data current as of 12/7/2016)

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

Milpitas

  1. 4 beds, 3 full baths
    Home size: 2,304 sq ft
    Lot size: 3,571 sqft
  2. 4 beds, 3 full baths
    Home size: 2,183 sq ft
    Lot size: 7,579 sqft
  3. 2 beds, 2 full, 1 half baths
    Home size: 1,350 sq ft
    Lot size: 2,831 sqft
  4. 3 beds, 2 full baths
    Home size: 1,268 sq ft
    Lot size: 4,791 sqft
  5. 3 beds, 2 full baths
    Home size: 1,530 sq ft
    Lot size: 871 sqft

See all Real estate in the city of Milpitas.
(all data current as of 12/7/2016)

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

Almaden area of San Jose

  1. 2 beds, 1 full bath
    Home size: 1,263 sq ft
    Lot size: 19,514 sqft
  2. 4 beds, 2 full, 1 half baths
    Home size: 1,900 sq ft
    Lot size: 8,015 sqft
  3. 4 beds, 2 full baths
    Home size: 2,094 sq ft
    Lot size: 8,276 sqft
  4. 2 beds, 1 full bath
    Home size: 1,026 sq ft
    Lot size: 10,541 sqft
  5. 3 beds, 2 full, 1 half baths
    Home size: 1,673 sq ft
    Lot size: 2,003 sqft

See all Real estate in the Almaden Valley community.
(all data current as of 12/7/2016)

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

Want more areas? Please search below, or use the widget in the sidebar.

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Mary Pope-Handy

Realtor,
CIPS, CRS, ABR, SRES
Sereno Group
214 Los Gatos-Saratoga Rd.
Los Gatos CA 95030
[Silicon Valley, California, USA]
1-408-204-7673
mary (at) popehandy.com
CA BRE # 01153805

CIPS - Certified International Property Specialist
CRS - Certified Residential Specialist
ABR - Accredited Buyer Representative
SRES - Seniors Real Estate Specialist

Helping nice folks to buy and sell homes in Silicon Valley since 1993. Mary Pope-Handy, Realtor, Silicon Valley

Mary’s Other Sites


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Silicon Valley Real Estate: San Mateo, Santa Clara, Santa Cruz Counties, and especially
Los Gatos real estate

ValleyOfHeartsDelight.com
Santa Clara County Real Estate


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LosGatosHomes.com

Real estate in Santa Clara County, focused on west side communities of San Jose, Los Gatos, Saratoga, Campbell & nearby

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Los Gatos neighborhoods, real estate, events, history, parks, businesses & more

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Listings by Price Range

Below please find a list of SOME of the popular Silicon Valley areas with listings offered by price range. This is not a complete list! Please use the "search" app to find ALL properties on the MLS.

Trends & Statistics

Click the link below to get real estate data for Santa Clara County, San Mateo County, and Santa Cruz County (together making up about 98% of "Silicon Valley").

Real Estate Market Statistics and Trends for Santa Clara County


Comps near any address in Santa Clara County
Listings and Sales Near Any Address in Santa Clara County

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