Sunnyvale

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 that have sold within the last 120 days.  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. Below is a flashback to September 2016.  Do you notice the difference in ordering? A couple of markets have switched places, but there’s not too much different. Sunnyvale has fallen behind a good deal, and Campbell and Santa Clara have swapped positions. For the most part, rankings have changed very little as far as cost per square foot.

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

The most expensive places to live in Silicon Valley

High end communities collageIf you’re moving to pricey Silicon Valley, your goal may not be to find the very most expensive places to live.  However, if you are coming here and looking for great schools, it’s very likely that the list of places with fantastic public schools will overlap considerably with that of expensive real estate.

A couple of weeks ago, the Business Insider compiled a list of the 20 most expensive zip codes in the area, and also compared the median sale price in 2014 with that of the same zips in 2013 so you can see how much prices are rising.  These are the median sale price and does not reflect cost per square foot.  If you want a 2,000 SF house, you may not easily find it in the toniest areas!

Their 2014 Silicon Valley areas include zip codes within Atherton (94027 median sale price $3.9 million in 2014) , Los Altos Hills, Palo Alto, Portola Valley, Hillsborough, Saratoga, Cupertino, Los Gatos, Menlo Park, Sunnyvale, Mountain View, Redwood City, Belmont, San Carlos, and the Almaden Valley area of San Jose (95120, median sale price $1.177 mil in 2014).  Since it’s by zip code, some towns or cities show up twice, for more and less costly parts of that community.

Surprising omissions are Woodside and Los Altos.

Not sure how Almaden could be more costly than those two areas, but this is the list they compiled.  Read the whole article with the specifics here:

The 20 Most Expensive Zip Codes In Silicon Valley

More affordable homes to buy or rent in Silicon Valley with better schools

This morning I received an email from folks wanting to find a good area in which to move where they’ll have good schools but not pay the kind of prices they see in Palo Alto.  Below is my response to them.  I focus on Santa Clara County, and in particular the west valley areas from Los Altos to Almaden Valley or Blossom Valley areas of Willow Glen to Downtown San Jose, Santa Clara, Campbell, and back toward Los Gatos and its nearest parts.  Below is my response – hope it is helpful to many of my readers!   (The list is not exhaustive.)

The easiest way to check school scores is to use the site www.SchoolAndHousing.com.  It’s good for showing what house has which schools.  The home search feature is not very good, though, so don’t use that.  Best for home searching is www.MLSListings.com, as it is the public branch of our agent MLS and it is updated continuously.   Something to consider, though, is that the school scores do not tell the entire story.  There are many factors to include in your evaluation of a school, such as the variety of coursework offered (some schools may not have art or music, for instance), the availability of sports (for a balanced upbringing) and the overall feeling of a school (are the kids happy or are they overly pressured into excellence at a very young age?).  For many of these things, the best approach is to visit the schools personally and request a tour.  See if you can chat with the parents who are waiting to pick their kids up after school to hear about their experiences.  And of course read reviews online.

In terms of general areas to consider for schools near Mountain View, Palo Alto or Sunnyvale, in general, the better the schools, the more expensive the housing (whether to buy or to rent).  Hence Palo Alto is extremely pricey because the schools are absolutely top. Here are some communities that have great schools or good to very good schools:
  1. Palo Alto (very costly)
  2. Cupertino (less expensive for the school scores compared to other areas up to #5 on this list)
  3. Saratoga (very expensive)
  4. Los Altos & Los Altos Hills
  5. Los Gatos & Monte Sereno (95030 & 95032)
  6. Parts of San Jose in Cambrian 95124 and Almaden 95120 (very good value)
  7. The Los Gatos Mountains (zip code 95033)
  8. Parts of Fremont (Mission San Jose area)
Also it should be noted that in many cases, it makes more economic sense to utilize private schools and to live in an area which is a little less costly, such as Santa Clara (part of SC has Cupertino schools, so that will be expensive) or parts of San Jose (part of west San Jose 95129 has Cupertino schools, and part does not).  Many of my global clients initially do not see private schools as an option, for fear that all the kids in them will be from wealthy families and spoiled.  But often that is not the case at all – the kids are from families who like the curriculum, the teachers, the overall approach of the school and literally make sacrifices to send their kids there.  So I would advise that you at least have a look at that option since homes in the areas with the very best schools can be extremely costly.

Comparing real estate market conditions in Almaden, Los Gatos, Saratoga, Cupertino, Sunnyvale and Los Altos

Days on market for several "west valley" communities within Silicon ValleyFor people relocating to Silicon Valley, often there’s not just one city, town or area which seems like a good fit.  Sometimes it may come down to what your money can buy or how difficult it is to purchase in one area versus another.   This is frequently the case with the “West Valley” areas where schools are good and the neighborhoods are tidy.

There are two statistics which are especially helpful in understanding the Santa Clara County real estate market.  One is the “days on market” or DOM.  The shorter this is, the hotter the market – and the harder it is to purchase.   The second is the sale price to list price ratio, which hints at the existence of multiple offers, overbids, and buyers giving away all of their rights.

Today, then, we’ll have a look at these, starting with Almaden, the southernmost area, and working our way north along the coastal range.  The charts below are all for single family homes (houses and duet homes, not condos or townhomes).

Almaden Valley is a district within the city of San Jose.  Its boundaries roughly follow the 95120 zip code, though there are some parts of nearby zip codes which somewhat overlap into Almaden too. How’s the Almaden market?  Red hot!  Days on market is crazy low – a mere 16! And the average sale price is almost 104% of list price…and rising!

Almaden Valley, San Jose, 95120 days on market and sale price to list price ratio

Almaden Valley days on market and sale price to list price ratio

 

Los Gatos is a bit north of Almaden and has many micro-markets within it based on proximity to downtown Los Gatos, the school districts, view of the hills or valley and many other factors. (This is “in town”, zip codes 95030 and 95032, not the Los Gatos Mountains 95033.)  The market is also red hot in Los Gatos! The days on market are significantly longer (36 as opposed to Almaden’s 16), but the sale price to list price ratio is a tad higher here.
Los Gatos days on market and sale price to list price ratio (95032 & 95030)
Los Gatos days on market and sale price to list price ratio.

Open House in Sunnyvale Meadows on Saturday

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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.

Single Story For Sale in Sunnyvale Manor

• 1,044 sq. ft., 1 bath, 3 bdrm single story “Eichler Home!”

MLS®

#745730  

SALE PENDING

$649,950

 – 

Open This Saturday & Sunday, Aug 25 – 26, 1:30 – 3:30pm

Please Stop By!

New listing in Sunnyvale Manor, one of three pockets of highly desired Eichler homes in the heart of Sunnyvale! This home has been wonderfully maintained, updated and remodeled. Gorgeous tilework accents both the kitchen and bath. Hardwood floors throughout, exept the bath, which is tile. Beamed ceilings, loads of windows and an open floorplan create a sense of space and a connection to the outdoors. Aggressively priced, this home will not last – so hurry out and take a look!

Darling Eichler built home featuring open floorplan, loads of natural light, and great use of the outdoors as living space!

A gate at the sidewalk welcomes you to a very lush front yard and large deck, both of which create a “B & B” feel.

The updated kitchen features a large gas range, stainless steel fridge, colorful tiled counter and a breakfast bar.

The dining area is open to the living room and kitchen and offers access to the stunning rear yard.

Hardwood floors grace the living areas, hallway and bedrooms of this home.

The bath is very tastefully remodeled with loads of tile and conveniently placed in the home. It features a shower over the tub and a pedestal sink.

An attached two car garage and a privacy fence in front enable extra space for storage and hobbies.

In back, a lovely, tiled patio creates another wonderful living space outdoors. A lawn area and carefully planted areas invite exploration and enjoyment.

Also noteworthy:

*Brand new hot water heater

*Fridge, oven/stove and gas dryer all remain, plus an extra fridge in the garage if buyer desires it

*Inspections done. To view reports, please login here:
https://relay.rebt.com/transaction/41971 (disclosures coming soon)

*Radiant heating (great for people with allergies/asthma)

Property information no longer available

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
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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


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