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 that have sold within the last 90 days (120 days when there’s less inventory, 60 when there’s more). 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. Please also note that while most of these numbers are working on a handful of sales, Mountain View and Saratoga had only two each over the last 3 months that fit the criteria, so the data may not be as accurate in that row as others, like Cambrian in San Jose which had 23 sales in the same time. Now let’s have a look.
How much have prices changed? I’m trying a different approach this time to arrange the chart, showing areas that have moved up on the chart in white and those which have moved down in the darker rows. While that shows how prices have changed in relation to other areas, and for the most part the rankings don’t change very much. Compare each individual market to where it was last July and you’ll see that prices everywhere are up from summer 2017.
This chart was from last July.
Below is another flashback to March 2017. Do you notice the difference in ordering? A couple of markets have switched places, Sunnyvale and Saratoga, but there’s not too much different. For the most part, rankings have changed very little.
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
As you may know, I have a number of blogs relating to Silicon Valley real estate (I will list them below). My family and I live in Los Gatos, and my office is in Los Gatos too, so my focus is that town and the nearby areas, such as Saratoga, Cupertino, Campbell, Monte Sereno, and parts of San Jose such as Cambrian and Almaden and Willow Glen. One area I’m working on for the blogs, as well as for my Facebook business page, Google + and Twitter are video “drive throughs” of neighborhoods. I’m starting in Los Gatos but eventually hope to get to all of the areas listed above.
Right now, I’ve got 5 Los Gatos neighborhood videos on my YouTube channel, plus slideshows of a few more areas and parks. Additionally there are some slideshows up of Saratoga and parts of San Jose. Interested in an up close view of these parts of Silicon Valley? Please visit my channel: http://www.youtube.com/PopeHandy Or start with the Los Gatos playlist, below. The first one is a slideshow of Los Gatos as a general intro, and after that there is a mixture of slideshows and drive throughs. Enjoy!
Other blogs about Silicon Valley real estate, homes and neigbhorhoods:
Valley of Hearts Delight – aka San Jose Real Estate Los Gatos Homes
Belwood of Los Gatos blog
Edit: I originally wrote this post on August 12, 2013, but it is still accurate today, January 25, 2018, and probably will be for years to come.
- Palo Alto (very costly)
- Cupertino (less expensive for the school scores compared to other areas up to #5 on this list)
- Saratoga (very expensive)
- Los Altos & Los Altos Hills
- Los Gatos & Monte Sereno (95030 & 95032)
- Parts of San Jose in Cambrian 95124 and Almaden 95120 (very good value)
- The Los Gatos Mountains (zip code 95033)
- Parts of Fremont (Mission San Jose area)
How hard could relocating from San Francisco to Silicon Valley be? It’s the same time zone, the same “San Francisco Bay Area” region, and depending on which part of Silicon Valley you target, the drive time could be all of 20 minutes – or perhaps well over an hour.
Relocating from San Francisco to Silicon Valley can be a little bit of a culture shock, which is surprising given the close proximity of the two areas. What’s so different?
(1) Most noticeably, the scenery is different.
You won’t be seeing the Golden Gate Bridge, facing frighteningly steep hills, or catching a view of the Pacific Ocean from the Cliff House when you’re in Silicon Valley. Nob Hill, the Wharf, Ghirardelli Square, Union Square, Market Street, Mission Dolores, the SOMA district and so many other colorful parts of the city will be places you visit on weekends rather than drop in on some evening for supper. The scenic beauty of San Francisco may be the thing you will miss the most if you move out of that fabled city.
Beauty isn’t absent from Silicon Valley, though! There are views of the San Francisco Bay in many places (Foster City and Redwood Shores especially). Scenic vistas of the beautiful Santa Cruz Mountains can be enjoyed from many locations in the South Bay, especially Los Altos, Cupertino, Saratoga, Los Gatos, and the Almaden Valley in San Jose. Part of Silicon Valley reaches into North San Jose, Milpitas, and Fremont, where views of the eastern foothills can be quite lovely, too. Some of these communities have a high elevation and can see the bay as well as the valley.If you are relocating from San Francisco to Silicon Valley, you’ll want to be outdoors more and enjoy the many open spaces available to you. Parks and hiking areas abound on the Peninsula and in Santa Clara County. For example, you’ve probably driven past Crystal Springs Reservoir many times- but did you know that you can hike there? Santa Clara County has a network of trails following various creeks. The Los Gatos Creek Trail (with some adjacent percolation ponds) runs from Lexington Reservoir down into the valley, stopping at Meridian Avenue. There are also trails around parts of the bay – and eventually trails should ring the whole SF Bay Area, but that may take quite awhile.
At Vasona Lake County Park in Los Gatos you can rent a paddle boat and roam the lake in style! Or how about sauntering on horseback in the low foothills of Saratoga at Garrod’s? A day at Filoli in Woodside is always good for the soul – lovely places to walk around both outdoors and in. (Really spectacular during the holidays, too.)
Got wine? You’ll get great views if you take in some wine tasting in Saratoga (several spots, also at Cooper-Garrod’s if you want to sip wine after riding horses) or Cupertino at Ridge Vineyards, too. There are dozens of wineries in Silicon Valley, including J Lohr near the San Jose airport.
Lovely sights are bountiful in The Valley. Continue reading
This website, Move2SiliconValley.com, provides an overview for people thinking of or planning to move to Silicon Valley. If you want to dig deeper and learn about individual Silicon Valley neighborhoods, I want to suggest that you visit some of my other websites and blogs for Silicon Valley real estate resources. Please have a look:
popehandy.com is my flagship site for Silicon Valley real estate – it includes area or neighborhood profiles for all the Silicon Valley communities (in all 4 counties) as well as information for Silicon Valley home sellers and more. Visit popehandy.com and click on “Communities” for a drop down menu listing the 4 counties and learn about the cities, towns, and areas that comprise the Silicon Valley area. (I run several sites and have many articles on them, and this is the one which covers the broadest territory.)
ValleyOfHeartsDelight.com is where I showcase my listings, and it’s the site for general real estate info in Santa Clara County and Santa Clara Valley, once known as the Valley Of Heart’s Delight. Most of Silicon Valley is in this area.
SanJoseRealEstateLosGatosHomes.com covers real estate in the town of Los Gatos and the nearby areas of San Jose, Campbell, Saratoga and more. I think it’s the best part of the Santa Clara Valley or Santa Clara County, but perhaps I’m biased. There are MANY posts with local market trends & statistics, updated monthly, for these areas plus Cupertino, Sunnyvale, Mountain View, Almaden Valley, Blossom Valley, Willow Glen, and so on – areas within Santa Clara County. (Google “real estate market” plus the city or area you’re interested in, and you likely will find an article on this site for your desired corner of the region.) Additionally, there are special research postings on the absorption rate in Los Gatos and Saratoga. Also you’ll find Silicon Valley neighborhoods described in depth, often at the subdivision level for areas such as Cambrian and Almaden. Check it out, it is a wealth of information!
LiveInLosGatosBlog.com focuses on the town of Los Gatos, its neighborhoods, areas, districts, as well as events, parks, real estate for sale, the arts, schools, businesses, restaurants, and much more. A little more community and a little less real estate, but the BEST site for Los Gatos neighborhoods you’ll find anywhere. Los Gatos was once known as the “gem city” and is still a very beloved corner of Silicon Valley today, with historic neighborhoods and homes, gorgeous architecture, and a vibrant downtown. Before deciding where to live, be sure to investigate this scenic town snuggled at the base of the Santa Cruz Mountains – the gateway to the valley.
popehandy.ReReport.com is all about the statistics for Silicon Valley, including San Mateo County, Santa Clara County, and Santa Cruz County. Overall, it is very comprehensive. It features a way for you to track listings and sales near your own home, or one of interest, too.
Silicon Valley neighborhoods where I focus my real estate sales:
Obviously, 4 counties is a lot of ground to cover, and most Realtors don’t work that huge of an area in urban communities like ours. I have sold in all 4 counties, but the vast majority of my business is in Santa Clara County, where I live and where my office is located.
In general, I avoid taking on buyers in counties outside of Santa Clara County as it’s far with today’s traffic and with buyer clients it’s important to be super responsive and see new listings as soon as they are available. For that reason, I’d be happy to introduce you to a great buyer’s agent in those areas if that’s where you’d like to purchase a home. With listings it’s far fewer trips and I have more control of my time, so I’m happy to assist sellers in all of these counties.
The Silicon Valley and San Jose areas are seeing a resurgence in the popularity of “urban living” neighborhoods. If you are looking to rent or buy a home in one of these areas, you may wonder where you can find them.
For those not familiar with the “urban living” name, it refers to areas where homes and shops are close together, so that residents are not so dependent upon cars. Some sites refer to them as “walk to town,” though that phrase is used less now to be inclusive of non-ambulatory citizens.
Here’s a quick list of areas to consider if you want the urban living experience:
(1) Downtown San Jose
In the downtown district of San Jose, you will find both new high rise condos (several were built all at once), ranging from nice to extremely upscale & elegant. Additionally, there are some neighborhood in or near downtown with houses full of character and architectural charm as they were built in about the 1920s. Once such neighborhood is Japan Town, where many of the homes are Spanish or Mediterranean style, and there’s a little “downtown” area (apart from the more congested, sky scraper area) with wonderful shops and restaurants. San Jose’s Japantown, by the way, is one of only 3 in the country – all of which are in California. The others are in Los Angeles and San Francisco.
Read more about San Jose’s Japantown in my blog through the link.
Find my San Jose Real Estate Market Update through the link.
(2) The Willow Glen area of San Jose
Willow Glen was once its own town but has been incorporated with San Jose for nearly a hundred years. Downtown Willow Glen is found along Lincoln Avenue between Bird and Minnesota. The area is old (some homes are Victorian and date back to the late 1800s) and many of the houses there are from the early part of the 20th century. There are some newer places, though, including apartments, condos and townhouses.
Find my Willow Glen Real Estate Market Update through the link.
The city of Campbell is south of San Jose and borders it. It enjoys a lovely and popular downtown area along Campbell Avenue, clo
se to the Los Gatos Creek trail, parks and a par course, and also within a short jaunt to the Pruneyard Shopping Center. This part of the valley has both older homes (again dating back to the Victorian home era) as well as newer, and an added bonus is that the metro area’s light rail comes right into Campbell.
Find my Campbell Real Estate Market Update through the link.
(4) Los Gatos
A bit closer to the hills from Campbell is the town of Los Gatos, snuggling up to the base of the foothills. I have written about Los Gatos extensively on my Live in Los Gatos blog, as this is where I live. The downtown area is extremely beautiful and vibrant – and costly! As with most “urban living” areas, it’s much less expensive the further out you get.
View a slideshow of Los Gatos (and links to more slideshows from there) courtesy of Mary Pope-Handy.
Find my Los Gatos Real Estate Market Update and the Market Trends by Price Point and High School District through the links.
A little north of Los Gatos, Saratoga is also up against the coastal range so is very scenic. Saratoga is smaller and quieter, and many would say also more upscale. The schools in Saratoga are fantastic so most people moving there today do so for the schools. Prices are extremely high by Silicon Valley standards, but those who live in Saratoga will insist it’s worth it! The downtown area is lovely and full of wonderful places to dine as well as three for wine tasting.
Enjoy a slideshow of downtown Saratoga Village (photos and show by Mary Pope-Handy, link will open in a new window)
Find my Saratoga Real Estate Market Trends by Price Point and High School District through the link.
(6) Mountain View
If you love to dine out, you will find your way to Mountain View sooner or later! Like Los Gatos, the downtown Mountain View area is very vibrant and not terribly small. It’s right along the Cal Train route too so is a fabulous commute location for anyone going up the peninsula or to San Francisco.
Find my Mountain View Real Estate Market Update through the link.
(7) Palo Alto
Adjacent to Mountain View, and immensely expensive, is the very impressive city of Palo Alto. Home to Stanford University and some of the best schools in the nation, the downtown area also boasts wonderful eateries, shops, a classic movie theater, and much more. Everyone loves Palo Alto. The only trick is affording it!
I don’t do regular market updates for Palo Alto, but occasionally I will compare it to other South Bay markets. See Comparing cost of housing in West Valley communities from Palo Alto to Los Gatos to Blossom Valley: what will a 4 bedroom home cost?
(8) Santa Clara’s Rivermark Area
The city of Santa Clara destroyed its original downtown many decades ago, so the main part of that fine city unfortunately has a “generic American” look to it now, though there are some lovely residential areas with beautiful older homes. A few years back, a new neighborhood was designed and built at the northern part of Santa Clara near the bay (on the land formerly housing the Agnews Developmental Center): Rivermark (just off River Oaks Parkway). The area includes a big retail area with a grocery store, banks, shops and restaurants, a park, several types of housing (apartments, condos, townhomes and houses). There is a private school in the neighborhood, too. (The local public schools are not noted for high scores.) Most of the homes in the area were built between 2005 and 2009, so the neighborhood is very popular with those who strongly desire to buy new construction.
Find my Santa Clara Real Estate Market Update through the link.
(9) Santana Row
Like Rivermark, Santana Row is a newer development but this one is in a well-established area at the intersection of Winchester Blvd and Stevens Creek Blvd, right where the cities of Santa Clara and San Jose meet. This is San Jose’s answer to Rodeo Drive – it’s where you’ll find the Gucci, Brooks Brothers, Coach and other similar stores. The complex is mixed use with shops below and apartments, townhouses and condos above. It’s young, it’s lavish, it’s European feeling – so as you might expect, this upscale area is not inexpensive! Whether you buy or rent a home there or just spend a weekend (there is a hotel) or an evening, it’s a great place to hang out, dine, stroll, shop and people watch. A grocery store is a mere block away and a movie theater tops off the attractions here, so this neighborhood truly seems to have it all.
A description of Santana Row with Slideshow (will open in a new window) by Mary Pope-Handy.
Find my San Jose Real Estate Market Update through the link.
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
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.
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!
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!
Video walk through of this lovely home
We're sorry, but we couldn't find MLS # 81594323 in our database. This property may be a new listing or possibly taken off the market. Please check back again.
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.
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:
$14,500,000 : 470 Boynton AVE, SAN JOSE0 beds, 0 bath
$13,800,000 : 750 N 23rd ST, SAN JOSE0 beds, 0 bath
$12,800,000 : 523-530 N First ST, SAN JOSE0 beds, 0 bath
$9,800,000 : 0 sierra, SAN JOSE1 bed, 1 bath
$8,000,000 : 1272 Fleming AVE, SAN JOSE4 beds, 5 baths
$5,850,000 : 1371 Sunny CT, SAN JOSE0 beds, 0 bath
$5,400,000 : 1377-1389 Lincoln AVE, SAN JOSE0 beds, 0 bath
$5,388,000 : 2068 Biarritz, SAN JOSE4 beds, 7 baths
$3,698,000 : 737 Opal DR, SAN JOSE0 beds, 0 bath
$3,499,888 : 20601 Via Santa Teresa, SAN JOSE4 beds, 7 baths
$3,368,000 : 1586 Newport AVE, SAN JOSE5 beds, 5 baths
$3,368,000 : 1592 Newport AVE, SAN JOSE5 beds, 5 baths
$3,288,000 : 7871 Prestwick CIR, SAN JOSE7 beds, 5 baths
$2,999,500 : 6793 Elwood RD, SAN JOSE5 beds, 6 baths
$2,998,000 : 5212 Hawkstone WAY, SAN JOSE4 beds, 4 baths
$2,995,000 : 1930 Kocher DR, SAN JOSE6 beds, 5 baths
$2,890,000 : 5431 Country Club PKWY, SAN JOSE5 beds, 6 baths
$2,749,000 : 1931 Cabana DR, SAN JOSE5 beds, 6 baths
$2,700,000 : 1063 Carolyn AVE, SAN JOSE4 beds, 3 baths
$2,699,000 : 2252 Camrose AVE, SAN JOSE6 beds, 5 baths
$2,699,000 : 7072 Kindra Hill DR, SAN JOSE4 beds, 5 baths
$2,675,000 : 1694 Lupton AVE, SAN JOSE5 beds, 5 baths
$2,650,000 : 3471 Canyon Creek DR, SAN JOSE5 beds, 4 baths
$2,600,000 : 1864 Saddle Park AVE, SAN JOSE5 beds, 5 baths
$2,599,000 : 2118 Chisin ST, SAN JOSE6 beds, 6 baths
See all San Jose, California Real Estate.
(all data current as of 2/19/2018)
Listing information deemed reliable but not guaranteed. Read full disclaimer.
Odor problems are a sensitive topic, whether you’re talking about someone just in from exercising or a whole town or neighborhood. Home for sale with a periodic stench? That won’t be listed in the MLS, and it may be down played in the disclosures. This can be very upsetting if you learn it only after you move in.
The most common issues in Santa Clara County seem to relate to either agricultural areas, food processing, or sewer / sewage processing. Other issues can be at dumps, areas with standing water (bad idea as this can breed disease bearing mosquitos), and food or other consumable processing plants (not common in Silicon Valley). A brewery or coffee roasting plant can be stinky at times. Get downwind of any of these and it may be unpleasant. On a much smaller scale, it’s possible to have a bad neighbor who creates an odor nuisance, making life unpleasant. I’ve had clients tell me of neighbors who “go out to their back yard and smoke pot every day”, making my client’s back yard an unpleasant place and nearly unusable. Other bad neighbor problems can be from yards with too many pets and not enough cleanup, or poor composting.
For folks relocating to Silicon Valley, though, it’s important to be aware of smelly or potentially smelly areas. The locals know about them – and you should, too.
Gilroy, in the “south county” area, is well known as the Garlic Capital of the World. There’s a Garlic Festival late each July. To be sure, the smell is strong when the garlic ripens in the field. I can often smell it all the way in Los Gatos on a warm summer morning! The smell is also strong when it’s getting processed at the plant along Highway 152. Gilroy has a nice downtown area and is more affordable than most of Santa Clara County. It enjoys a Caltrain stop so offers an easier commute than most places in the San Jose area.
Morgan Hill, just a little north of Gilroy, but also in south county, has a mushroom festival (the Mushroom Mardi Gras in late May each year). Mushrooms are a super food but mushroom farms smell pretty awful. Currently, there are 3 mushroom farms in Morgan Hill. Buying in that beautiful city? Visit the area many times, at different times of the day and week. Talk to neighbors and see if you can find out if this is an issue for them – I want to note that it is not a problem everywhere. Morgan Hill is also more affordable than most of the San Francisco Bay Area, also includes a very nice downtown, and features a Caltrain stop too. (I’m told that Google and Apple buses have stops there as well.)
Milpitas, on the northeast end of the county, sometimes has problems from the wind carrying smells from a landfill near the bay on the east side of Alviso. There’s also a sewer processing plant in the same general area that may be contributing to the challenge. It’s bad enough that there’s a whole website dedicated to this problem: http://milpitas-odor.info/ This smell is not confined to just Milpitas but may be experienced in adjacent areas such as Alviso, north San Jose, northern Santa Clara, and southern Fremont, but Milpitas appears to get the brunt of it. Milpitas has really strong public schools, is “close in” and convenient for many commuters, and is not as expensive as communities on the west side of the valley with similarly high scoring schools. It’s a very good “bang for your buck” in terms of the amount of home / school you get for your money. But the odor problems have been enormous ones over the years.
The Shoreline park in Mountain View was a landfill at one time, and years ago was well known to have issues with smells and also with spontaneous combustion fires that began as the gas from composting materials somehow lit. That was almost 20 years ago and the situation has been corrected for many years now. (You can read more on that here.)
There’s a landfill in the Almaden area of San Jose near the Los Gatos border, the Guadalupe Landfill (that area was originally a mercury mine). I’m not aware of odor problems coming from this one, but due to Milpitas’s ongoing nightmare with bad smells, some of the waste that might have gone to the Newby Island landfill will now be going to Guadalupe, starting in late 2017.
What can a newby to Silicon Valley do?
First, read the disclosures very, very carefully. Often home buyers breeze through them and don’t ask probing questions on what something means. A seller may write “occasional agricultural odors” and that doesn’t sound too bad. What if that means half the time, you cannot miss the mushroom farm? Ask questions to get more info on the disclosure answers. And talk to neighbors as well as local real estate agents.
Second, learn where these items are located, if local: food processing plants, water processing plants, landfills, farms, ranches, homes with farm animals (if any). You might be surprised that in Silicon Valley you could have a 4-H neighbor who’s raising a goat or some other type of animal – it may smell or be noisy! In my east Los Gatos neighborhood, I was surprised that a neighbor about 5 houses away had goats for 4-H, and glad they weren’t any closer!