It’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…
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How do prices compare between Los Gatos, Saratoga, Cupertino and Palo Alto?
- 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)
If you are coming to the Silicon Valley area from outside of California, you may not know what to make of our school scoring system. It’s actually pretty straightforward: the API scores (Academic Performance Index) are based on a 1 – 1,000 point system. The target number for “good schools” is 800 (that’s the goal for the county). Anything close to 800 is considered decent. Over 800 is good. Over 900 is rare and is the indicator of an excellent school. Here’s an example of a very strong elementary & middle school district:
Browse school districts by county in CA:
Santa Clara County Schools (San Jose, Sunnyvale, Los Gatos, Saratoga, Palo Alto & most of Silicon Valley)
San Mateo County Schools (north of Palo Alto along “the peninsula” south of San Francisco, includes San Mateo, Burlingame, Hillsborough, Woodside, etc.)
Alameda County Schools (Fremont and cities & areas along the “east bay” near Santa Clara County)
Santa Cruz County Schools (Scotts Valley, Santa Cruz and areas close to the northern part of the Monterey Bay)
I’m often asked: where are the very best schools in the San Jose area? The answer depends a lot on your expectations and possibly also the needs of your family. If you need special services, such as support for autism or learning disorders, you may want to investigate which schools or districts have the best support. If your child plays a musical instrument, you may want to seek out the schools with a strong band program. Or if you have a serious swimmer, you may be drawn to schools and districts with a great program there. Not everything is measured by the API scores and sometimes you may just have to do more research to find the very best “fit”.
A note about the various school levels and API scores: while in many areas the elementary schools can be extra strong, sometimes as you go on to middle school and high school those numbers will fall a bit. What seems to be happening is that unless all the elementary and middle schools are equally high scoring, the lower performing schools’ impact will be to pull the upper schools’ scores down.
In areas where all three sets of schools go into the 900s, home prices tend to be the highest and buyers face the most competition for real estate because so many families put a premium on education. For instance, in the city of Palo Alto (home to Stanford University), there are 18 schools in all levels. Of those, only 2 are under 900! One of those two is 896! Homes in Palo Alto are highly prized for many reasons, not the least of which are these outstanding scores. And they cost a fortune.
Sartoga has more than one school district, but if kids are enrolled in “Saratoga Schools”, they will enjoy schools in the 900s – only in the 900s – all the way from kindergarden through 12th grade. And again, these homes are very, very expensive (upwards of a million dollars for a very small house).
What is a middle class family to do? To get into a strong school district for under $650,000 is not easy in Santa Clara County, but it is possible if you can be flexible on your home’s size and condition. There are many 3 bedroom, 2 bath homes in the wonderful Union School District or Cambrian School District in the Cambrian Park area of San Jose. Kids in these areas get really fine schools, especially at the elementary and middle school levels, but the houses are in the 600s and 700s instead of over $1 million. If you happen to find a short sale or bank owned home, you might be able to get it in the 500s, depending upon condition. Most of these homes are on the small size, though, as in 1100 to 1400 square feet (smaller ranch style homes). Typically, homes in the upper 5s or mid 6s will require some updating – so being flexible on the condition is important if you want that tradeoff with the great schools.
There are other areas with high scoring elementary schools too, and some of them are more affordable than Cambrian. Have a look at the numbers – it can be a helpful starting point in figuring out where you may want to live.
Many relocating families search specifically for neighborhoods with the very best schools. There are many sites which will give you this information in immense detail, but if you want a “quick answer” on excellent schools in Silicon Valley and San Jose, I can give that to you quickly here.
The finest public schools and districts (with excellent scores at all levels of schooling) tend to be found in the most expensive parts of Santa Clara County, and most of them are along the “west valley” areas, including Almaden Valley (an area of San Jose), Los Gatos, Monte Sereno, Saratoga, Cupertino, Los Altos, Los Altos Hills, and Palo Alto. Most of these communities are found along the base of the coastal foothills, aka the Santa Cruz Mountains, are are located not too far from Highway 85. The Silver Creek area (of the Evergreen District of San Jose) on the east side also has some fine schools. There are pockets with great elementary schools scattered throughout the valley too.
What do these homes cost? In the best areas, it is not uncommon to spend a million dollars or more for a “turnkey” home of 1800 square feet with no issues (no high voltage lines, no busy road, etc.). In some areas, like Saratoga, that might be closer to $2 million.
In many parts of Santa Clara County the elementary schools are excellent, middle schools are “very good” and the high schools are good. This is true for parts of west San Jose (bordering Cupertino and Saratoga) and Cambrian Park. These areas tend to be much more affordable than those with excellent schools in all levels. For home buyers not so worried about high schools as cost, these can be a great option for getting more home (and school) for your money.
While many home buyers are reluctant to consider private schools, sometimes it is much less expensive in the long run to purchase a comfortable home in an area you like but which doesn’t have fantastic schools and then send your kids to private or parochial schools. In Los Gatos, where the schools run from very good to exceptional, about one-third of students are not in public schools.
If you are planning a relocation to Silicon Valley and want to know more about local schools (public or private) please email me at mary (at) popehandy.com and I’ll be happy to chat with you about them more in person. I can also help you to find areas which are more affordable and offer strong schools.
In Silicon Valley, or Santa Clara County, we have a relationship between city or town boundaries and school district boundaries that is unusual compared to most parts of the country. They just don’t always line up!
I blogged about this at my Live in Los Gatos blog awhile ago and thought this would be helpful information here for anyone relocating to SIlicon Valley:
So if you are thinking of moving to the Santa Clara Valley, it’s a good idea to get a school district boundary map in hand. Even if you don’t have kids, it’s important to understand that schools drive home values – so it matters to you whether or not you have children!