house

Moving to Silicon Valley: is it possible to get a house here that’s as nice as the one you currently own?

I am frequently contacted by extremely bright, successful engineers or high tech professionals who are in large homes on large lots with great schools in less expensive areas of the country.  They want to move here because Silicon Valley is the hub of innovation, our weather's great, crime's low and there's so much to do in this region.  They know that housing costs here are extraordinarily high, but they hope that the salaries are commensurately high such that they can replicate the home & lifestyle they currently have – but put it here.

But that really doesn't work.  Unless someone's relocating here from Boston, New York, Tokyo or Paris (or somewhere equally astronomically priced), the salary offered in Silicon Valley will not usually make that kind of housing duplication possible.

I'm sorry.

To move here normally means downgrading the house and paying more for it.  Yes, incomes are a little higher but not nearly enough to match the discrepancy in real estate prices.  I tell people, as a rule of thumb, that when you move here you will pay twice as much and get half as much.  (Salaries? You get a little more.  Not twice.)

Sometimes I get the comment "I don't want to move to Silicon Valley and have my family's lifestyle negatively impacted by having to live in a smaller house.  I want the quality of life to go up, not down." 

That is completely understandable.  People who move here don't do it because of housing.  Lifestyle often is better here.  Shoveling snow? Forgetaboutit.  We have 300 sunny days a year on average – if you love to be outdoors, your lifestyle will be far better here where the weather is subtropical.  We have the Pacific Ocean an hour or less away, San Francisco an hour away, about 2 dozen wineries, theatre, museums, the Sharks, parks and trails.  Our population is highly diverse and highly educated.  Crime is low.  There are a thousand reasons why the lifestyle here probably is far better than in other parts of the country… but it's not if you equivocate housing with lifestyle.

How is buying a home in Silicon Valley different from in other parts of the country?

Yesterday I was asked how the San Jose – Silicon Valley area is different from other parts of the US for home buyers.  What did they need to be concerned about here versus in the midwest or east coast? They knew about earthquakes, and having to strap water heaters for earthquake safety, but what about earthquake insurance? Are termites a problem here?  What things should home buyers worry about here that perhaps are not issues elsewhere?

I thought that this was a great question.  Here are the big areas that come to mind:

  1. Earthquakes (of course) and everything related: selling requirements, insurance questions, related natural hazard zones (liquifaction zones, landslide areas, etc.), where fault lines are located, etc.  People moving to California generally know that they need to be concerned about seismic occurrences, but perhaps not all the related areas.
  2. Expansive clay soils: when you read your history, you may have heard that in early California, homes were made of adobe bricks.  What may not have been clear is how strong that soil is. I have a couple of blog posts on my Valley of Hearts Delight blog on this topic:
    Cracked Foundations, Adobe Clay Soils and Water in Silicon ValleyWhat To Consider When Buying a Hillside Home in Silicon Valley
  3. Termites: in general, there are 2 types of these pests active on the valley floor: drywood termites and subterranean termites. (In the Los Gatos Mountains and closer to the Pacific Ocean you may also encounter dampwood termites.)  It may be possible to try to prevent subterranean termites with bait stakes placed underground, but there is no way to prevent drywood termites.  You can fumigate your home and within a few days they could be back (but won’t be visible for a year or two at the earliest in most cases).  Termites do better here than in many places of the country simply because it’s warmer here.  They may swarm twice a year rather than once.  Please also read this post for more info:

    How Often Should You Get A Termite Inspection?

  4. Houses:

    • No basements – there are very few homes with basements here (the very old ones and those which are newer and extremely expensive).  A very common question is “where do people store all their stuff if they don’t have a basement?”  For most households, the storage center tends to be the garage.  Built in cabinets and storage shelves are highly appreciated.  When people purchase homes with 3 car garages, often that 3rd space is not for a car, but for “stuff” – luggage, holiday decor, momentos, old files, etc.
    • Foundations – older homes are usually built on a “raised” foundation or perimeter foundation with support beams under the center part of the home.  Some types of homes, such as Eichler designed houses (mid-century modern ranch style) were built with slab foundations and actually have radiant heating (heating coils built into the slab).  Newer homes now tend to be built on slab also (10-15 years of age or less).  Most of our valley has 40-60 year old ranch style homes, though, and these are mostly “raised” foundations with a crawl space.
    • Houses are built to move in case of an earthquake – most of our homes are built with wood and are intended to move in the case of an earthquake.  It is very rare to find a house made out of brick here because they don’t do well in case of severe shaking.

These are perhaps the most salient differences home buyers relocating to Silicon Valley might want to be aware of.  For each of these points, there are things to learn and red flags to watch for.

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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