Palo Alto

Urban Living Neighborhoods in Silicon Valley and San Jose

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.

(3) CampbellCampbell water tower

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.

(5) Saratoga

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.

 

What does it cost to buy a 3-5 bedroom house in an area with good schools in Silicon Valley?

School District MapIt’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…

Please continue reading here:
How do prices compare between Los Gatos, Saratoga, Cupertino and Palo Alto?

The biggest challenges in moving to Silicon Valley

Finding Affordable HousingMoving across the state, country, or globe always presents opportunities – but also challenges.  What are the biggest hurdles for people moving to Silicon Valley?

The cost of housing is the # 1 challenge for newcomers to Silicon Valley

For most people, the hardest issue is the cost of housing in the San Francisco Bay Area.  Whether buying or renting, it’s extremely costly here.  Depending on where you’re coming from, it could be man, many times more expensive. Finding affordable housing is the # 1 challenge for people relocating to Silicon Valley.

How does it compare to other places?  It is close to on par with New York  City, about 50% more expensive than Austin, TX, and about 1/3 more than Chicago, IL.  Check Sperling’s Cost of Living comparison to get a good sense of how it relates to your current home town.

Not only are the houses, condominiums, townhouses and apartments more expensive, but most of our homes are smaller too.   Continue reading

Which Silicon Valley areas are the most European feeling?

Beckwith Building in downtown Los Gatos, California

The beautiful Beckwith Building in downtown Los Gatos, California

I have been fortunate to have made 5 trips to Europe, one of them lasting 9 months, and will be returning again before the end of 2013 (this time to Belgium).  It is so diverse, beautiful and compelling! Having experienced a little culture shock myself (when living in Florence, Italy, for one year of university), I’m very sympathetic about how hard an international move can be, and I understand that for Europeans moving to Silicon Valley, there can be an acute culture shock, particularly for those coming from more rural areas.

The bulk of Silicon Valley is located in Santa Clara County, which is at the southern end of the San Francisco Bay.  In this county, there are approximately 1.8 million people, almost a million of them in the city of San Jose.  Some areas, or districts, of San Jose have a distinctive character and are almost like towns or small cities themselves.  So in this article I’ll mention both cities and towns, but also areas or districts of San Jose, which might appeal to our European transplants.   Most of my comments will reference Santa Clara County or “south bay” locations, but I will also mention others on the San Francisco Peninsula and SF Bay Area too.

Architecture, Urban Centers and Charm

It is an unfortunate negative in Silicon Valley that much of our housing consists of ranch style tract homes, and truthfully, they are not exactly a work of art.  New or newer homes tend to be on very tiny parcels of land (or “lots”) and for many people may simply feel too congested or crowded. But there are beautiful residential neighborhoods – you just need to know where to look!  In many ways, the areas with higher charm can make our global home buyers feel more comfortable than if they were faced with only track, ranch neighborhoods.

Do you value unique, older architecture with Victorian, Craftsman, Tudor or other home styles? Then check out these areas:

  • Within San Jose: the Japantown, Vendome, and Naglee Park areas of downtown San Jose. Also in central San Jose are the Rosegarden, Shasta Hanchett and Burbank neighborhoods which all boast some lovely older homes.  Or, if you love classic Spanish Revival style homes with views, consider the old Alum Rock area of San Jose near the country club (golf course).  The Willow Glen area of SJ (zip code 95120) is full of lovely old established neighborhoods with historic homes and tree lined streets.  If your job takes you to downtown San Jose, all of these areas will be fairly close.
  • If you want a rural, eclectic atmosphere, check out the “New Almaden” area of San Jose.  This is actually a county pocket with a San Jose mailing address.
  • Other towns or cities with older, more interesting architecture include the “downtown” ares of Los Altos, Palo Alto, Los Gatos, Campbell, Mountain View, Saratoga and Menlo Park (in San Mateo County, just north of Palo Alto).
  • If work will be on The Peninsula, there are many areas nearby that may work.  San Mateo has some fantastic neighborhoods!  Also San Francisco, which is tiny but full of beautiful areas, may be a strong draw (I do not sell there – it’s too far for me).   Warning: the weather in San Francisco is very often COLD in summer!
  • Across the bay, Berkeley has some great Victorian and other homes and several really interesting pockets, as does parts of Oakland.  (I do not work these areas either as they are too far for me, but I did live in Berkeley in graduate school and can connect you with a great agent there.)
If what you want is a “walk to town“, urban experience, many of the areas above will work for you.  Additionally, there are a couple of more recently built areas that might appeal to you – Santana Row in San Jose (along the Santa Clara border) or the Rivermark area of Santa Clara off of highway 237, close to the bay.

Where to find historic homes in the San Jose and Silicon Valley area?

Mediterranean style home from the 1920s in Naglee Park (downtown San Jose)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
Naglee Park
Japantown
Vendome areas
(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.

Los Gatos

Waterman house on Broadway in Los GatosThe 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:

Edelen District

Almond Grove District

Broadway – first subdivision in Los Gatos

Overlook Road

Fairview Plaza

 

Palo Alto

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.

Where are the Silicon Valley luxury homes? Where are the more upscale Silicon Valley neighborhoods?

Know your neighborhoodsIf 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)
  • Los Gatos
  • Monte Sereno
  • Saratoga
  • Cupertino (foothills area in particular)
  • Los Altos
  • Los Altos Hills
  • Palo Alto
  • 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:

Luxury Real Estate in Silicon Valley

The Silicon Valley Luxury Home Market (browse listings over $2 million in a few areas)

The Luxury Real Estate Market in Almaden, Los Gatos, Monte Sereno, and Saratoga

Monte Sereno Real Estate and Homes for Sale

Saratoga, CA, Real Estate Market Update

What Type of Home Can You Get for $1,000,000 in Silicon Valley?

Almaden Valley Housing Market by Price Point in June 2010

Real Estate Inventory & Sales in Silicon Valley’s “West Valley” Areas of Los Gatos, Saratoga, Campbell and Cambrian Park

Related posts on the Live in Los Gatos blog:

Fewer Sales, but Higher Prices, in Los Gatos & Monte Sereno

What’s Selling in Los Gatos Now? How’s the Market?

A Five Year View of the Los Gatos Real Estate Market (Jan 2005 to June 2010)

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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