Sometimes newcomers to Silicon Valley strongly prefer older homes, such as Victorians, Craftsman, or other distinctive architectural styles, preferably surrounded by homes of the same vintage. Most of the valley is filled with ranch style housing, but there are quite a few neighborhoods which enjoy historic home which exude tons of charm. Where to find them?
San Jose’s historic homes
San Jose is a large city (10th largest in the United States, almost 1 million residents) and very spread out with a wide diversity of neighborhoods. Here are a few to consider for classic, older properties:
In central San Jose there are quite a few areas to check out:
(1) Downtown San Jose generally, but within that area
(2) the Shasta-Hanchett neighborhood
(3) the Rosegarden area (close to Shasta Hanchett, both in “central San Jose”)
(4) Alum Rock in east San Jose – up into the foothills there are lovely, older Spanish style homes
(5) Willow Glen – close to downtown SJ, features all sorts of architectural styes, from mid-century modern to Spanish, Victorian, Tudor – you name it. Within Willow Glen, The Palm Haven neighborhood has the added charm of so many palm trees (very visible when flying into the San Jose airport)
There are many more scattered throughout San Jose and nearby suburbs, even in places like Cambrian Park or Almaden (away from the old mercury mining area), where it seems all the houses were built from the 1950s to the 1980s. When we see a hundred year old house in this area, it’s very likely that it used to be the house on a large ranch, orchard or farm.
The town of Los Gatos is far smaller than neighboring San Jose, but has a great assortment of historic districts that are beautifully maintained and tastefully updated, most of them right in downtown. I’ve written about these on my Live in Los Gatos blog, so here are a few links to those neighborhood posts:
Broadway – first subdivision in Los Gatos
Palo Alto enjoys some of the most beautiful, gracious older houses in Silicon Valley, particularly the Professorville and Old Palo Alto areas, but others too. Drive the neighborhoods between Stanford University (El Camino Real) and 101 and you’ll find lots of historic homes to love! The challenge is affordability, as these are the most expensive historic homes in the region.
There are many more lovely older homes throughout Santa Clara and San Mateo Counties and nearby. If you enjoy these classic beauties, watch for a series of spring home tours which become available beginning in around March each year. Most of them will cost a few dollars, with proceeds going to a worthy local charity. If you’re interested in purchasing an historic property, visit my “search by map” page and enter a “built before” year and then scroll around the valley to see what is available.
The Silicon Valley real estate market is spread out over a few counties, primarily Santa Clara County but also much of San Mateo County and part of Alameda and Santa Cruz Counties. Santa Clara County is home to about 1.8 million residents, more than half of them in the big city of San Jose. The high tech companies such as Cisco, Apple, Google and more are spread out around the valley, and each neighborhood has a very different set of housing market conditions. Even so, we’ll take a broad view of the county today to give some general indicators on what you might expect when moving here.
As a whole, home prices in Santa Clara are rising due to a dire scarcity of listing inventory. On average, houses sold in December were overbid and the sales price to list price ratio was about 102%. Here are the numbers at a glance:
|Trends At a Glance||Dec 2012||Previous Month||Year-over Year|
|Median Price||$682,500||$685,000 (-0.4%)||$530,000 (+28.8%)|
|Average Price||$908,873||$885,921 (+2.6%)||$714,562 (+27.2%)|
|No. of Sales||899||903 (-0.4%)||903 (-0.4%)|
|Pending Properties||980||1,500 (-34.7%)||1,396 (-29.8%)|
|Foreclosures Sold||25||34 (-26.5%)||112 (-77.7%)|
|Short Sales Sold||154||138 (+11.6%)||229 (-32.8%)|
|Active Listings||534||782 (-31.7%)||2345 (-77.2%)|
|Active Foreclosures||22||27 (-18.5%)||173 (-87.3%)|
|Active Short Sales||39||52 (-25.0%)||980 (-96.0%)|
|Sales Price vs. List Price||102.6%||102.3% (+0.3%)||98.7% (+3.9%)|
|Days on Market||36||32 (+11.3%)||63 (-42.8%)|
Though there was a slight slippage in values from the prior month’s median sales prices, the average price was up 2.6%. More dramatically, though, prices were up 27-28% from the year before! Foreclosures and short sales are way down. Inventory is critically low, off 77% from a year earlier.
It is a very deep seller’s market in Santa Clara County. Some areas, such as Cupertino, are very difficult for buyers right now. Cupertino’s prices are already past the last peak pricing and have only about 2 weeks of inventory.
|Trends At a Glance||Dec 2012||Previous Month||Year-over Year|
|Median Price||$1,343,880||$1,325,000 (+1.4%)||$982,500 (+36.8%)|
|Average Price||$1,304,180||$1,373,820 (-5.1%)||$1,085,210 (+20.2%)|
|No. of Sales||26||27 (-3.7%)||24 (+8.3%)|
|Pending Properties||18||23 (-21.7%)||13 (+38.5%)|
|Foreclosures Sold||0||0 (N/A)||0 (N/A)|
|Short Sales Sold||0||0 (N/A)||0 (N/A)|
|Active Listings||13||26 (-50.0%)||31 (-58.1%)|
|Active Foreclosures||0||0 (N/A)||0 (N/A)|
|Active Short Sales||0||0 (N/A)||4 (-100.0%)|
|Sales Price vs. List Price||102.9%||104.4% (-1.4%)||96.4% (+6.7%)|
|Days on Market||31||33 (-5.8%)||52 (-40.7%)|
To get the full report with much more data and information for all areas within Santa Clara County, please see www.popehandy.rereport.com.
How do you choose where you’d like to live in Silicon Valley? Especially if you’re relocating here from out of the area, this can be a huge question. Most Santa Clara County home buyers have strong preferences for low crime, good schools, and pleasant looking & quiet neighborhoods.
My clients often ask me to compare for them areas which are somewhat similar, such as Los Gatos & Los Altos. Off the top of my head, I can give general answers, such as these: Compared to Los Gatos, Los Altos is a more expensive (perhaps 20 or 25% more?), has a very slightly smaller population, is a little more spread out, has slightly milder weather and is overall “quieter” in terms of the downtown night life. Los Altos is more convenient if you want to go to Palo Alto or San Francisco. Los Gatos is more convenient if you like to visit Santa Cruz, Monterey and the coast. Los Gatos is more mixed in terms of housing types (it still has many beautiful historic districts with nicely renovated Victorian homes, but also newer construction). Both are “nice looking” but Los Gatos has more varied terrain as it is nestled into the Santa Cruz Mountains. Both enjoy pleasant neighborhoods, good schools, lower than normal crime and community involvement.
That’s the kind of “ballpark” info I can tell people about various areas of the Santa Clara Valley, whether it’s comparing one part of San Jose to another (Cambrian Park vs Almaden Valley vs Willow Glen) or one city to another (Cupertino vs Saratoga). I can give general info on schools….
To read more, please see the rest of the article on the Valley of Hearts Delight blog:
Cambrian Park, Santa Clara County
Announcing newly on MLS and at low price for Alta Vista School, quiet street, updated/remodeled condition and oversized lot! 5114 Nerissa Way, a 1,233 sq. ft., 2 bath, 3 bdrm single story “Room to add on!”. Now
– Fabulous price!.
Property information not available
Almaden Winery, Cambrian Park – We invite everyone to visit our open house at 5641 Le Fevre Dr. on October 17 from 2:00 PM to 4:00 PM.
Property information no longer available.
Sunnyvale Meadows, Sunnyvale – We invite everyone to visit our open house at B-1095 Reed Avenue on October 16 from 2:00 PM to 4:00 PM.
Property information no longer available.
If you are relocating to Silicon Valley and wish to choose an upscale or luxury neighborhood, where should you begin looking? Where are the very best areas in or near San Jose?
Here are some quick lists of areas in Silicon Valley areas which enjoy beautiful estate properties:
Luxury Home Neighborhoods in Silicon Valley’s west side
Most of the more expensive parts of Silicon Valley are along the “west valley” areas, and these all enjoy excellent public schools. If you were to look at a topographical map, they would be the cities, towns and neighborhoods close to the coastal foothills (also known as the Santa Cruz Mountains). Or if you looked at a road map, most of them would be on the west side of Highway 85. Unless otherwise noted, the districts, cities or towns are all in Santa Clara County.
These “west valley communities” are listed from southernmost to northernmost, extending from southwestern San Jose up into the San Francisco Peninsula.
Almaden Valley (part of San Jose)
Cupertino (foothills area in particular)
Los Altos Hills
Portola Valley (San Mateo County)
Woodside (San Mateo County)
Hillsborough (San Mateo County)
These are not the only places to find high end real estate in the South Bay area, though – it’s just that most of them are located along the west valley corridor.
More Luxury Home Neighborhoods in Silicon Valley
More communities which are “exclusive” can be found:
The Silver Creek area of San Jose (eastside, within the Evergreen district)
Part of the Alum Rock neighborhood near the old San Jose Country Club (also on the east side).
The Rosegarden area of central San Jose
The Naglee Park neighborhood near downtown San Jose
Willow Glen enjoys some beautiful old mansions (between downtown SJ and the west side)
Part of the Mission District of Fremont (Alameda County)
Eagle’s Ridge community in Gilroy (south part of Santa Clara County)
Something to be aware of is that many of these areas are served by more than one school district. In some cases, the different school districts can be very different in terms of school performance scores. In Saratoga, for instance, there are 3 different districts. Two have excellent scores and the third has good scores – but very different numbers! This can be a surprise to people who relocate to Silicon Valley: so be aware of this quirk if you move here! (Even if you are not interested in utilizing the schools, know that they are a prime driver in home values and pricing.)
Would you like to learn more about luxury real estate & homes in Silicon Valley? I have some other blogs with posts that you might find helpful
Related posts on the Valley of Heart’s Delight blog:
The Silicon Valley Luxury Home Market (browse listings over $2 million in a few areas)
Related posts on the Live in Los Gatos blog:
Got swimmers? Our sub tropical climate in Silicon Valley makes swimming a popular sport, so if you relocate to the “Valley of Heart’s Delight” you may find an increased desire for jumping into a pool.
Perhaps swimming is already important to you or to your family.Several community centers have excellent swimming facilities, including the Cambrian Park Community Center in San Jose (at Union & Camden Avenues, approximately), the Y and several provate clubs.
If you are looking to live in a neighborhood with a swim club and cabana, you will find many options in the San Jose – Santa Clara County region.
The city of Santa Clara probably has more pools, cabanas and swim teams than any other part of the south bay. There are plenty in San Jose, too, though, including in Los Gatos, Cambrian Park and Almaden Valley. There are different leagues, not all of them with easily findable websites.
Valley Cabana Swim League is a local association with these member teams
Almaden Country Club (in San Jose’s Almaden Valley)
Belwood Dolphins (Los Gatos – Belwood & Belgatos area)
Montevideo (in Almaden)
Silver Creek Valley Country Club (in Evergreen area of east San Jose)
Here’s a good list of local and greater Bay Area swim teams:
Relocation can be challenging but if you know what features you want to find when you get to Silicon Valley, I can help you to locate them, whether it’s a place to swim or virtually anything else.
Silicon Valley residents will sometimes refer to “South County”. Where is it? This is the area south of south San Jose where you find Gilroy, Morgan Hill, San Martin and nearby areas.
The south county region of Santa Clara County is the last real stronghold of agricultural land in the valley (that plus the eastern range by Mt Hamilton). There you will find many orchards, vineyards, farms and ranches even today. As you drive through Gilroy you may catch a scent of garlic – particularly if you drive highway 152 toward Pacheco Pass as you go past a garlic processing plant! In summer you will want to visit the famous “Garlic Festival” at least once, if not make it an annual event.
South County is home to the discount Outlet Malls in Gilroy (at Hwy 101 at 152 east), so if you live in or near San Jose, you will eventually find your way there!
Want to relocate to South County? Many San Jose area residents consider it a good place to retire since they can downsize to a comfortable home and often pay much less than a comparable home might cost in Los Altos, Saratoga, Los Gatos, Willow Glen or Almaden and at the same time get more home. A number of my clients have spoken of wanting to retire into the Eagle Ridge Golf Course area of Gilroy for that very reason.
View a map of South County on Google maps.
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. Many sites refer to them as “walk to town”, though that phrase is being discouraged now so as not to offend anyone who is non-ambulatory.
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.
(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.
The city of Campbell is south of San Jose and borders it. It enjoys a lovely and popular “downtown” area along Campbell Avenue, close 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 now.
(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 “walk to town” areas, it’s much less expensive the further out you get.
View a slideshow of downtown Los Gatos (and links to more slideshows from there) courtesy of Mary Pope-Handy.
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 fanstastic 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)
(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.
(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!
(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.
(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”.
Slideshow of Santana Row (will open in a new window) by Mary Pope-Handy.