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.

Where to experience Urban Living in Silicon Valley? Downtown San Jose - Italian Family Festa at Guadalupe Park

For those not familiar with the “urban living” name, it refers to areas of higher density and mixed use. These are areas where homes and shops are close together, sometimes even stacked, and land tends to be scarce and in high demand. In these areas residents often are not so dependent upon cars, and some sites may refer to them as “walkable” or “walk to town” neighborhoods, although that phrase is less inclusive and is being phased out.

Urban Living Neighborhoods in Silicon Valley

Here’s a quick list of areas to consider if you want the urban living experience:

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Market Reports for Three Silicon Valley Counties

Today we’ll share the market reports for three Silicon Valley Counties. These are from December 2022.

Santa Clara County, San Mateo County, and Santa Cruz County are the areas covered below. Generally, “Silicon Valley” is 95% within Santa Clara and San Mateo Counties, plus a little of Santa Cruz County and a small part of Alameda County. Alameda County uses a different MLS system, and we don’t usually sell there, so we are not covering it in this post.

Each section below includes first the data for single family homes and then condos and townhomes for each region.

If you’re ready to dive a little deeper, we also provide regular monthly market updates on some of the popular communities within Santa Clara County over at my Valley of Heart’s Delight blog. Scroll the most recent ones here.
December 2022: Three Silicon Valley Counties

Santa Clara County Real Estate Market Report for Dec 2022

The first of the three Silicon Valley counties is Santa Clara County – home to San Jose, Cupertino, Sunnyvale, Mountain View, Palo Alto, Los Altos, Santa Clara, Campbell, Los Gatos, Saratoga, Monte Sereno, Milpitas, Morgan Hill, and a number of other cities and towns. This county is the heart of Silicon Valley.

If you’re having trouble reading any of the charts on this page, click to open the full size image.

 

Santa Clara County real estate market trends for December 2022

The market is clearly cooling with longer days on market, fewer sales, and a falling median sales price.

The condominium and townhouse report for Santa Clara County

While it had fewer than half the sales of the single family home market, the condo and townhouse market is also experiencing similar trends.

 

Santa Clara County condominium and townhouse real estate market stats for Dec 2022

Keep reading for updates on the San Mateo and Santa Cruz county markets.

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What does it cost to buy a 4 bedroom, 2 bath home in the West Valley areas of Silicon Valley?

It can be 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.

Last week I compared several areas using the formula: single family homes of 1,800 – 2,200 SF, 4 bedrooms, 2 bathrooms, on lot sizes of 6,000 SF – 10,000 SF that have sold within the last 120 days. I sometimes will adjust this criteria slightly, usually the days, depending on the market activity. The prices listed are the average from sales in this criteria, so areas with a higher volume of sales will have more stable averages than those with less sales to analyze. DOM means “Days on Market”, the number of days a home was listed as available before pending.

Please note that this is a rough sketch of home prices based on averages taken across large, diverse residential communities. There are many factors that will affect market value beyond these boundaries.

Now, on to the charts.

The Cost To Buy A 4 Bedroom 2 Bath Home In…

I have arranged this chart in descending order by Price per Square Foot. Most of my charts are organized either by Price per Square Foot or by Sales Price, and you can see certain markets shift positions compared to past charts, moving up or down the order depending on what’s hot.

Occasionally one of these markets will have few to no sales within the timeframe, so those will be left in place from where they were when we last checked, but will show “n/a” in place of any pricing or statistics – usually I try to avoid this and will increase the timeframe of my search! Once you’ve reviewed the most recent data, scroll down farther to compare today’s market against past years.

Please use the list below as a way to get your bearings on nearby areas in the South Bay (southern part of the San Francisco Bay Area). This is not an exhaustive list – it’s just most of the areas closest to Highway 85 or the West Valley Freeway. You can study various cities, downs, and districts within the region at my stats site, popehandy.rereport.com. (Free and you do not have to register unless you want email updates.)

Want to do a deep dive on any of these areas? Please visit my Valley of Heart’s Delight Blog to learn about them.

 

2022-11-3 Homes 120D 4 bed 2 bath West Valley

 

There have been a number of changes to the order since the last time we checked in December 2020 – that time I did arrange it by sales price, however, so some of these changes are due to the sorting system difference. Saratoga jumped to the top of the list with it’s sole sale. Sunnyvale and Cambrian also climbed the ladder, even taking into account the sorting difference.

Most, but not all, areas averaged higher prices compared to last year. The West Valley “typical” home is selling approximately 7% above where they were last June. In areas like Saratoga with few sales it’s normal to see broad fluctuations in the charts for this community, so these may move around without suggesting any major changes in the market.

What we see across the entire chart is sky high spring pricing and extremely low days on market – about 2-3 weeks in most areas. While there are the occasional slow sales the majority are selling quickly, although not at the breakneck speeds of last year.

Cost to Buy in West Valley Varies Widely: What’s the Difference?

This chart shows average sales in West Valley communities above $3M and under $1.5M. Why such a big difference? In most cases, the most expensive and desirable places have either the best schools or shortest commute location or both. Communities like Palo Alto and Los Altos, which are consistently high, tend to have both. Had I ranked these for school scores, you’d find that Cambrian would be fairly high up as it is 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).

Also, it should be noted that one of the main drivers of home values is school districts. In the San Jose / Silicon Valley area, the school district boundaries do NOT follow the city or town boundaries. Los Gatos, for example, has 3 different elementary school districts, with varying scores which impact home values. So too with Saratoga, Campbell, Sunnyvale, and many other areas – San Jose especially!

All this to say that the figures above are only ROUGH GUIDES. When you break it down to micro-markets, the picture changes more. But as a starter guide, I think you’ll find the above info helpful to give you a general idea of how far your money can go in home buying for areas in Santa Clara County from Palo Alto to Blossom Valley.

Palo Alto is a gorgeous, exciting area with all kinds of wonderful features – beautiful neighborhoods, lower crime, great schools, short commute. It is usually the most expensive area on this list. But unless you found a successful startup company or inherit a couple of million bucks, it can be hard to buy a single family home there. Many people would like to live in the shadow of Stanford University, but the budget just won’t allow it!

Now let’s have a look at that June 2021 chart I’ve been referencing. Although overall it was an extremely active market in the West Valley, low inventory meant few sales in most areas!

 

Comparing West Valley House Prices 2021-06-28

 

Now let’s have a look at that some older charts.

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Waterfront homes in Silicon Valley: are there any concerns?

Beach view from Sunny Cove in Santa Cruz, CASometimes people relocating to Silicon Valley tell me that they’d like to move to a waterfront home, something with a view of the Pacific Ocean or the San Francisco Bay. Most of Silicon Valley is inland, though, separated from the ocean by the coastal mountains.

Ocean View Homes

For those truly set on having a view of the Pacific, home can be found in the Santa Cruz area with lovely ocean and Monterey Bay views. The compromise will likely be a long, winding commute over Highway 17’s mountain pass.

Similarly, ocean lovers may settle close to Half Moon Bay or Pescadero, but will have to slog over the coastal hills on Hwy 35 each day to get to the Peninsula. (Some lucky souls may find employment in Scotts Valley or along the coast, but most of the jobs are not in these places.) If faraway ocean view will work, a home in the Santa Cruz Mountains may be the ideal fit.

Silicon Valley Waterfront Homes

If you want to live along the waterfront within Silicon Valley and not these neighoring communities, there really are not a lot of neighborhoods from which to choose.  Most water-view homes involve the San Francisco Bay.  There are a few rivers, creeks, ponds (mostly man-made or percolation), lakes, and reservoirs to be found as well, but enjoying lovely water views up close is not the easiest criteria to fill and each come with their own concerns. Waterfront bay views often come down to Foster City and Redwood Shores, which we’ll discuss next. (more…)

San Jose Districts and their Values

San Jose Districts Price Rankings Graphic July 2022 Landscape

What does it cost to buy a single family home in the city of San Jose?  There are many districts in this spread out city and their values vary by about 2 to 1 from the highest to lowest priced areas in this large, sprawling city with about 1,000,000 residents.

In this article we’ll take a look at the main, fairly well defined districts and discuss the cost of purchasing a house in each one. After each small description, there’s a link to a post on my popehandy.com website for that area.

You can also find relevant information on my Valley of Heart’s Delight blog, SanJoseRealEstateLosGatosHomes.com – just click on the “Neighborhoods” link.

Lastly, if you’d like to see a map of where these parts of SJ are located, please click on this link to find this article with a helpful map: San Jose is big and sprawling: where are the districts?

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Are Fire Seasons New?

Fire season is a concern for all on the West CoastFire season is a concept we are familiar with in the West Coast, but it may be foreign to those moving here or living far away.

Not long ago I was on the phone with a cousin from the East Coast. That area had recently been hit by Tropical Storm Ida and over here we were being smothered by the smoke from the Northern California fires (Caldor, Dixie, Tamarack and some others). Aghast at enormity of it all, my cousin asked the poignant question, “has there always been a fire season, or is that a recent thing?”

Fire Season

Briefly, yes, California has always had a fire season.

One major reason people (myself included) love California is for its mostly dry Mediterranean, subtropical climate. However, that ideal dry hot summer climate is also a perfect tinderbox. Without summer rain, the grasses and annuals die off and many native perennials go dormant. Dry hot winds, frequent from around August through October, dry out the landscape even more. By this time, an open hillside is A-grade kindling – one little spark and it’s a recipe for disaster.

Even in wet seasons with no drought, the summer will always be hot and dry with a high risk of ignition. So while fire season is nothing new, it’s longer and much worse than it used to be.

Fire and California Homes

For California homeowners and buyers, the increasing fire danger is strongly felt. Most buyers tell me they do not want to be in high fire risk zones, but might not always know what to avoid. State and local governments have put more preventative regulations in place to keep homes safe from wildfire, both on builders and homeowners.

If you are relocating to Silicon Valley, you may be wondering what the risks of wildfire are like for this area. There are plenty of resources available online, and I always recommend clients to look at the hazard maps such as those listed in my article Tools You Can Use When Relocating to the San Jose Area. While the mountain and foothill communities may be at risk of wildfire, even the lowlands are experiencing another concern that comes with harsher fire seasons: smoke and air quality.

In my other blogs I have more articles dedicated to the topic, so I won’t go into detail here. I encourage you to view some of my articles about Fire at the Live In Los Gatos Blog or over at the Valley of Heart’s Delight blog under the Natural Hazards and Safety categories if you’re interested in learning more.

Some of the oldest trees living in California have the scars of past fires, sometimes multiple. Native plants have evolved and adapted to fire and can thrive in its shadow. And for as long as people have lived here, they have contended with seasonal fire danger.

Fire season 2021 has come to an end with the arrival of rain – a double bounty since we are in the middle of a severe drought. When the rains come, the problems aren’t over, though. In burned out areas, the next challenge will be mudslides and further damage to the fire zones. This is an old problem also, I remember hearing about the mudslides following the fires as a kid growing up in the 60s and 70s.

Fire hardening” is an important concept for those of us who live in or near large open spaces with hills especially. I suspect it will grow into a cottage industry with new experts appearing to advise or possibly install features which will make our homes and landscaping more resistant to advancing flames.