South County – where is it?

Santa Clara County - South County, Stylized MapSilicon 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.

View the approximate area on Google Maps.

Agricultural Stronghold

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 may have visited the famous “Garlic Festival” at least once, though the annual event has sadly been discontinued in recent years.

Neighbors and travelers alike can enjoy the roadside fruit stands. Visitors can enjoy seasonal events such as fruit picking, pumpkin patches, cut-your-own holiday tree farms, and more. And for just the adults, of course there are vineyards and wineries as well!

And equestrians from beginner to advanced will find plenty of horse properties here with boarding stables, arenas, and lessons.

Fun for the Family

Gilroy Gardens Amusement Park is another major attraction with fun for the family and seasonal celebrations.

It is home to the discount Outlet Malls (at Hwy 101 at 152 east), so if you live in or near South Bay, it’s likely you will eventually find your way there! Residents can enjoy plenty of shopping and dining areas around the community, including downtown Gilroy which is a hub of community activity and events as well as home to the Historical Museum.

There are plenty of outdoors activities to engage in, such as golfing, hiking, camping, and water sports, to name a few.

Moving to South County

Want to relocate to South Santa Clara County?

The area has plenty of appeal! Homes and land tend to be more affordable in this area, and whether you’re looking for an off-the-grid ranch, vineyard mansion, or a suburban new construction home there’s something for everyone!

But traffic can be an issue. For many people working in the Bay Area the South County is a long commute. In addition, commuters are mostly reliant on 101 which can slow to a crawl in rush hour traffic.

The region also has somewhat harsher weather. This part of the Santa Clara Valley is farther from the Bay and it’s temperate water-front climate, so gets more inland weather. Although air conditioning is becoming more standardized in Silicon Valley, it was adopted in these inland communities first due to the more intense dry summer heat they experience.

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 for that very reason.

 

 

Silicon Valley Homebuying and Bidding Wars

What do you need to know if you are shopping for a home in Silicon Valley right now?

First, you need to understand that possibly more than in any other time, it’s a deep seller’s market, meaning you most likely will be competing against multiple offers.

Homes for sale are not as abundant as normal, and there are a lot of buyers trying to purchase a house or condo in the San Jose area.  Not enough supply, too much demand equals multiple offers and rising prices.  (You can check the current Santa Clara County real estate market statistics at popehandy.rereport.com.)

Secondly, if you want a chance at buying a property in Santa Clara or San Mateo Counties, you must have a great “offer package”.

It is imperative that you have a solid down payment, 20% is a minimum standard in our area, but often it takes 25% or more to convince sellers that they should take your offer over the others. Cash is king and you may get out bid by an all cash offer, especially if it’s also a non contingent offer.

If you include any contingencies for inspections, loan and appraisal, they will have to be fairly short to compete in multiple offers.  A 17 day loan contingency is a pretty sure fire way to get eliminated from multiple bids.

Want to avoid a bidding war? You’ll have to be willing to compromise, possibly quite a lot, to be the only offer in this market! But don’t confuse being the only bidder with getting a good deal – homes that have been passed over by other buyers will have problems, some of which may not be “fixable”

Continue reading on the Valley of Hearts Delight blog:
http://sanjoserealestatelosgatoshomes.com/homebuying-in-silicon-valley-today/

Relocating from San Francisco to Silicon Valley

Coit Tower in San Francisco

Coit Tower in San Francisco

How hard could relocating from San Francisco to Silicon Valley be? It’s the same time zone, the same “San Francisco Bay Area” region, and depending on which part of Silicon Valley you target, the drive time could be all of 20 minutes – or perhaps well over an hour.

Relocating from San Francisco to Silicon Valley can be a little bit of a culture shock, which is surprising given the close proximity of the two areas.  What’s so different? In short:

  • Scenery
  • Density / Sprawl
  • Weather / Climate
  • Parking / Transit / Traffic
  • Events & Dining
  • Housing Sticker Shock

We’ll go over each of these below.

Silicon Valley Scenery

Most noticeably, the scenery is different.

You won’t be seeing the Golden Gate Bridge,  facing frighteningly steep hills, or catching a view of the Pacific Ocean from the Cliff House when you’re in Silicon Valley. Nob Hill, the Wharf, Ghirardelli Square, Union Square, Market Street, Mission Dolores, the SOMA district and so many other colorful parts of the city will be places you visit on weekends rather than drop in on some evening for supper. The scenic beauty of San Francisco may be the thing you will miss the most if you move out of that fabled city.

Beauty isn’t absent from Silicon Valley, though!  There are views of the San Francisco Bay in many places (Foster City and Redwood Shores especially).  Scenic vistas of the beautiful Santa Cruz Mountains can be enjoyed from many locations in the South Bay, especially Los Altos, Cupertino, Saratoga, Los Gatos, and the Almaden Valley in San Jose. Part of Silicon Valley reaches into North San Jose, Milpitas, and Fremont, where views of the eastern foothills can be quite lovely, too.  Some of these communities have a high elevation and can see the bay as well as the valley.
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Relocating to San Jose

Relocating? Evergreen: The Ranch with view of Downtown San Jose.

A view of Downtown San Jose on the valley floor from The Ranch community in Evergreen district on the East Valley area of Santa Clara County.

Are you mulling over a job opportunity in the tech capital of the world, Silicon Valley?  If you’re relocating to San Jose, or nearby, there are a few helpful things to know right away.  Here’s a quick primer:

Relocating to San Jose – Here are Some Quick Facts.

  • San Jose (officially named City of San José) is located at the southern end of the San Francisco Bay, so is part of the SF Bay Metro Area and about 1 hour by car south of San Francisco (which locals call The City).
  • It is located within Santa Clara County, and geographically in the Santa Clara Valley and along the foothills of the Santa Cruz and Diablo ranges.
  • This sprawling city has a number of different districts or communities, some of which have their own thriving downtown strips.  There are also quite a few school districts – school lines are not based on city or zip code boundaries.
  • The beach at Santa Cruz is anywhere from 30 – 60 minutes away from most of San Jose (assuming you don’t go at the peak of “beach traffic” timing on a weekend or holiday).
  • San Jose is also the home of Silicon Valley, which began here in Santa Clara County, but has now spread throughout the area.
  • This city is the 10th largest in the United States (though poll most people who aren’t in The Golden State and they couldn’t tell you where it is).  The population is just shy of the 1 million mark.  The county has about 1.9 million people and the Silicon Valley region (Santa Clara County, San Mateo County, and a little each of Santa Cruz County and Alameda County)
  • Home prices are reportedly on average the highest in the nation, and 5th highest in the world. The average price of a house in the area is $1 million.  And that is not for a big home, in most cases. Sticker shock is the #1 reason why some people won’t move here – and why others move away.  Rents are, similarly, high.  It’s not uncommon to hear of people spending half their income or more on housing.
  • Next to housing or real estate prices, traffic is the second biggest complaint.
  • Weather is often ideal – 300 sunny days per year, and there are many parks and open spaces to make use of it all. Winter here is pretty much just December and January, and even in January you’ll see some trees pop alive with beautiful blossoms.
  • San Jose has frequently been named one of the best places to raise a kid.

Looking for more info?  Here are some links:

Facts about San Jose, the Capital of Silicon Valley

From the City of San Jose: San José at-a-glance

San Jose is big and sprawling: where the the districts?

Browse available listings of San Jose homes for sale

 

Silicon Valley house for under $1 million

The Silicon Valley real estate market is notoriously expensive. It isn’t easy, but you can find a Silicon Valley house for under $1 million – if you are willing to drive a little further to those tech centers.

Today I did a quick search and found that it’s not too hard to find a 3 bedroom, 2 bath house with at least 1200 square feet in the south county and very scenic communities of Gilroy, San Martin, and Morgan Hill. Other possibilities are in the Santa Cruz or Los Gatos Mountains, south San Jose, Evergreen, and parts of east San Jose – among others. Here’s a map showing houses recently sold with the above listed minimum criteria within the last 90 days.

Most likely areas for finding a Silicon Valley house for under $1 million

 

Silicon Valley house for under $1 million - 3 bed 2 bath 1200 SqFt or greater sold for under $1M in 0-90 days

 

The map above shows sales within the greater area many would consider Silicon Valley, but if you’re looking strictly in South Bay, check the map below which shows hits from a similar search in December 2020.

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