Market Reports for Three Silicon Valley Counties

If you’re just moving into the area you may be wondering about the different housing markets for the greater Silicon Valley area. The counties are a perfect place to start!

Here are the real estate market reports for three major Silicon Valley counties (and where I’m most active in my work): Santa Clara County, San Mateo County, and Santa Cruz County. 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 I don’t usually sell there, so am not covering it in my reports.

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, I 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.

Spring 2022: Three Silicon Valley Counties

Santa Clara County Real Estate Market Report for April 2022

First, 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.

 

Santa Clara County single family home housing stats for April 2022

The market is cooling with fewer offers, which is not something we have good data on, but prices are rising just the same.

Here’s a look at the AVERAGE sale price for houses (single family homes) since 2016. Imagine that the “average” home has gained $1 million in value in just 6 years.

Santa Clara County SFH average sale price

While the winter was hot, spring of 2020 experienced a massive slowdown in market activity at the start of the pandemic, falling to it’s lowest point in Santa Clara County around May and June. This put pressure on the market by stifling spring activity and, over the next two years, created a backlog of demand with severely low available inventory. This has driven prices sky high and bolstered a heightened averae sales to list price ratio, yet inventory continues to fall as demand snowballs out of control!

Despite improving conditions in the pandemic and the Ukraine war’s impact on stocks and inflation, Santa Clara County is keeping up the momentum into a raging hot spring market!

And the condominium and townhouse report for Santa Clara County

While a little less white hot than the single family home market, the condo and townhouse market is also experiencing a brisk seller’s market for most homes.

Santa Clara County townhome and condo market for April 2022

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

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Beach Traffic

One of the many lures to the San Jose area and Santa Clara County generally is the fairly close proximity of the beach at Santa Cruz, Capitola, Rio del Mar, and other scenic places that line the Monterey Bay. From most of Santa Clara County, it’s under a one hour drive. If you live in Los Gatos, it could be just half of that.  That said, not all days are created equally when it comes to beach traffic. Go on a regular weekday in summer and it’s pretty much a piece of cake. Go on a weekend or holiday and it’s a whole other matter.

Photo of Capitola Beach as seen from the Capitola Pier on a sunny summer day with colorful beachfront condos lining the shore

Capitola Beach as seen from the Pier – photo by Mary Pope-Handy

Most of the locals know this about holidays or weekends and the shore: go early or don’t go.

How early is early enough?

If you want to get over the hill before it’s stop and go traffic, I suggest 9:30am or earlier.  It can be backed up as early as 9:30 or 10. Coming home from the coast, the line of cars may move sluggishly as early as 3 or 4pm if the fog rolls in early.

If you go early, you can enjoy breakfast with a bay view in Capitola on the esplanade. Or hit wonderful Gayle’s Bakery in that same town with some piping hot coffee before taking in a walk at the coast.  Sometimes there may be a marine layer (fog), but it usually burns off by late morning.  The beach will be fairly quiet if you arrive before the crowds.  Or go a little later and have an early lunch at the Crow’s Nest at the harbor.  Play in the surf  and sand and return around 3:30 or so, and it will be a lot easier than a 5pm trek across the Santa Cruz Mountains.

Related reading on MPH’s other sites:

Spending Summer Days In Santa Cruz? Some Tips & Favorite Places to Share (Valley of Heart’s Delight blog)

Beach towns in Santa Cruz County (from popehandy.com)