Real Estate

Real Estate

Home with in-law suite

920 Hazelwood Ave Campbell guest suite or second family room

920 Hazelwood Ave Campbell – Home with in-law suite or guest quarters

Looking for a Silicon Valley home with in-law suite and a quarter acre lot? It can be challenging to find a house offering a separate wing of with guest quarters big enough for family, friends, or rental income and still have a nice sized back yard left over.  Right now you can find a fantastic place in Campbell, one of the most popular cities within the region, that’s been remodeled and expanded, featuring a spacious guest suite and a large back yard. It is sure to please!  Let me introduce you to 920 Hazelwood Avenue, Campbell, CA 95008.

From small bungalow to stunning, remodeled home with in-law suite

Originally built as a small ranch style home in 1945, the house was a modest but thoughtfully designed 3 bed, 1 bath home with a detached 1 car garage at its inception. Long before there was Silicon Valley, this was a quiet county pocket near Campbell with quarter acre lots (today it is incorporated and part of the city.) Previous home owners expanded the house, adding a family – dining area, an office, and a second bath off of the office. Hardwood floors are found throughout all of these areas except for in the bathrooms.

In around 2000 to 2001, current owners did a beautiful kitchen remodel, demolished the 1 car garage and built an over-sized 441 SF attached 2 car garage just off the kitchen, and added a 539 SF guest suite behind the garage.  Today it is a 4 bedroom, 3 bath home with 2024 square feet – and it’s move-in ready!

About the in-law or guest suite

The in-law quarters features a large living space with big wet bar, a good sized bedroom with a walk in closet, and a full, private bath.  This area includes a separate entrance, so the residents can come and go via a gate in the side yard.  It also does connect directly to the house.  The guest quarters’ living area, or a second family room, offers windows on 3 sides, with one wall featuring a large slider to the back yard (see image above).  This room provides recessed lights as well as a regular ceiling light.  It is a beautifully bright room, whether used for family or daily living. (If you don’t need a separate apartment for family or tenants, this makes a great 2nd family room.) If you want the master bedroom suite to be away from the rest of the bedrooms, this is ideal!   My clients furnished this charming suite and rented it out via Air B & B at $2,000 per month.  This can be a wonderful supplement to help cover the mortgage!

Remodeled kitchen with skylight

920 Hazelwood Av Campbell remodeled kitchen with skylight

920 Hazelwood Av Campbell remodeled kitchen with skylight

The remodeled kitchen at 920 Hazelwood Avenue offers an ideal layout, open to the family – dining room and with a view to the spacious backyard beyond it.  Impeccable maple cabinets, slab granite counters, tile back splash with glass tile accents, stainless steel appliances, pullouts, recessed lights and under the cabinet lights, a breakfast bar, and a wonderful skylight  to boot.   This kitchen – family – dining area is the heart of the home.  It is a joy to spend time here, with beauty both inside and out.

More features, and a stunning back yard

Similarly, the bathroom in the bedroom wing of the house was exquisitely remodeled with slate flooring, tile walls, and stall shower. The room was thoughtfully designed with room for a hamper. The other two baths have both been updated, too.

Many Silicon Valley home buyers want a large backyard, ideal for entertaining. Here you have it, and more!  The back yard provides a gorgeous dining & lounging area with pavers, and the walkway along both sides of the home are also done with pavers.  A large lawn area is graced by mature landscaping, including a pluot tree and an avocado tree.  A wooden play structure completes the garden in one corner.

This lovely house features dual pane windows throughout.

Campbell home for sale in-law suite big back yard

Campbell home for sale in-law suite big back yard

Room to grow: if someone wants a little more home, it’s possible to add on and still leave an enormous amount of yard.  One of the bedrooms could be expanded to create another master bedroom with private bath.  Stop by the open house and I’ll show you where that can be done.

Great, quiet location close to downtown Campbell

In so much of Silicon Valley, it can be hard to get away from freeway and road noise.  The house at 920 Hazelwood Avenue enjoys the enviable bonus of being close to major commute routes (San Tomas Expressway, Highway 17 /880, Highway 85) but being far enough away that the backyard truly is a quiet oasis.  You cannot read about this – must experience in person!

The location is also close enough to downtown Campbell to make it a quick jaunt or bike ride for the farmers market, dining or shopping.

Lest we forget the schools:

Public schools are Capri Elementary, Rolling Hills Middle, Westmont High.  Canyon Heights (a private, Catholic school) is very nearby.

Inspections have been done and the home is ready to be sold today!  Please call or email to learn more – or stop by our open house this weekend, August 13-14, 2016 between 1 and 4 both days.

Please view the virtual tour!
Virtual Tour!    920 Hazelwood Av Campbell CA 95008 virtual tour: Home with in-law suite



Video walk through of this lovely home



View the multiple listing service information below
920 Hazelwood Avenue, Campbell – home with in-law suite!

[idx-listing mlsnumber=”81594323″ showall=”true”]

 

San Francisco and Silicon Valley unemployment rates

The San Francisco and Silicon Valley unemployment rates are a huge driver of the SF Bay Area’s housing market. Today I saw real estate market info from the California Association of Realtor’s chief economist, Leslie Appleton-Young. One of her slides makes plain why the Silicon Valley real estate market is so crazy: our unemployment rate is extremely low, behind only San Francisco (where trying to buy a home is even worse than on the Peninsula or South Bay). Have a look at the data by California metro area:

San Francisco and Silicon Valley unemployment rates

San Francisco & Silicon Valley unemployment rates plus all of California

San Francisco and Silicon Valley unemployment rates plus all of California by metro area

As you can see, San Francisco has a screaming hot jobs market with only 3.4% unemployment. The San Jose metro area is only slightly cooler at 4.1%. (Unfortunately there are no “Cliff Notes” to tell where the San Francisco Metro Area ends and where the San Jose Metro Area begins – so I cannot tell if San Mateo County is lumped in with Santa Clara County to the south or San Francisco County and City to the north.)

With all this hiring going on, it’s no wonder that a frequent topic of conversation is Silicon Valley traffic patterns and congestion.  A few years ago, the rush hour traffic in the morning went from about 6:30 or 7am to 9am, and the evening commute times were about 4 to 7pm.  Today both are extended.  I find that Highway 85 in the “west valley” areas along Los Gatos, Saratoga, and Cupertino tends to still be pretty thick with cars even at 10am.  The return trip from Palo Alto (where I have some doctors at Stanford Hospital) can be sluggish as early as 3pm.

Worsening traffic from low Silicon Valley unemployment rates means that Silicon Valley real estate is even more expensive than usual for close-in locations.   Many San Jose area commuters spend an hour driving into work in the morning and 75 or 90 minutes driving home in the evening (for reasons I don’t understand, the evening commute is quite a bit worse than the morning one).   That translates to home prices being much, much more expensive than you’d expect in places like Mountain View, Sunnyvale and Santa Clara.   For a better quality of life, Silicon Valley employees will often pay dearly to get that shorter commute. If they can get the smaller commute and great public schools, the communities are the most expensive places to live, as is the case in Palo Alto, Los Altos and Los Altos Hills in particular.

Find Silicon Valley real estate and homes for sale in “close in” locations below

A sampling of the newest properties on the market – all price ranges – in the following areas:

Los Altos homes for sale

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Palo Alto homes for sale

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Sunnyvale homes for sale

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Cupertino homes for sale

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Learn about some of the local Silicon Valley real estate markets:

Cupertino real estate market trends and statistics

Los Gatos real estate market trends by price point and high school district

 

Relocating to San Jose

Evergreen The Ranch view of Downtown San Jose

Evergreen The Ranch in the East Valley area of Santa Clara County – view of Downtown San Jose

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:

  • San Jose is located at the southern end of the San Francisco Bay, so is part of the SF Bay Metro Area (and is about 1 hour south of San Francisco, which locals call The City)
  • This sprawling city has a number of different districts or communities.  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 recently hit 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 just about the highest in the nation.  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 on housing.
  • Weather is often ideal – 300 sunny days per year, so you won’t need that basement if you’re coming from someplace with long, cold winters.  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 the best place to raise a kid.  Just google that 🙂
  • Next to housing or real estate prices, traffic is the second biggest complaint.

Looking for more info?  Here are some links:

Facts about San Jose, the Capital of Silicon Valley

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

[idx-listings linkid=”437963″ count=”25″ showlargerphotos=”true”]

Silicon Valley homes for sale

Graphic image of a magnifierIf you are searching for Silicon Valley real estate, or Silicon Valley homes for sale, you may discover that you get overwhelmed with choices and housing results.

The biggest problem is that the area is simply enormous.  Most agree that Silicon Valley is an area covering Santa Clara County, San Mateo County, part of Santa Cruz County (Scotts Valley) and part of Alameda County (Fremont – and some also add Union City and Newark). It’s a lot of territory – 1,854 square miles.  As of last year, this much territory was home to between just over 3 million people.

So if you are in house hunting mode, the very first thing you need to do is to understand your anchor point. The anchor point is the thing which you want to be near. For most people, that’s a work location (and in many cases, it may be 2 work locations). Sometimes it’s proximity to family members, a place of worship, a particular school or any number of things.  Most of the time, the main anchor point is the place of employment and desired commute time, tempered by things like good schools, shopping, parks, things to do, and quality of life.

Narrowing the home search geographically

Moving here to work in Scotts Valley?  Much of Santa Cruz County may work – but so could living in Los Gatos, Campbell or nearby, where you’d have a reverse commute.

Relocating for a job in Mountain View?  Most likely, you’ll eliminate Santa Cruz County due to distance and commute challenges with Highway 17 going over the Santa Cruz Mountains.

If good public schools matter, that will help to refine your search, as not all parts of the southern San Francisco Bay Area have equally good education.

Below I’ll post sample listings from communities noted for better public schools in Santa Clara County up to 1.2 million, which seems to be a very hot price point that many relocating home buyers can afford. I do also serve San Mateo and Santa Cruz Counties, but most of my clients are looking at Santa Clara Co., so limiting this search here.  Unfortunately, Alameda County (Fremont, Union City, and Newark are there) has a totally different MLS so usually I don’t work there – but am happy to introduce you to a great Realtor who does (please just email me and I will connect  you).

Santa Clara County homes for sale with good schools up to $1,200,000

Palo Alto

[idx-listings city=”Palo Alto” maxprice=”1200000″ statuses=”1″ propertytypes=”275,328,329″ orderby=”DateAdded” orderdir=”DESC” count=”5″]

Los Altos

[idx-listings city=”Los Altos” maxprice=”1200000″ statuses=”1″ propertytypes=”275,328,329″ orderby=”DateAdded” orderdir=”DESC” count=”5″]

Cupertino

[idx-listings city=”CUPERTINO” maxprice=”1200000″ statuses=”1″ propertytypes=”275,328,329″ orderby=”DateAdded” orderdir=”DESC” count=”5″]

Saratoga

[idx-listings city=”Saratoga” maxprice=”1200000″ statuses=”1″ propertytypes=”275,328,329″ orderby=”DateAdded” orderdir=”DESC” count=”5″]

Los Gatos

[idx-listings city=”Los Gatos” maxprice=”1200000″ statuses=”1″ propertytypes=”275,328,329″ orderby=”DateAdded” orderdir=”DESC” count=”5″]

Milpitas

[idx-listings city=”Milpitas” maxprice=”1200000″ statuses=”1″ propertytypes=”275,328,329″ orderby=”DateAdded” orderdir=”DESC” count=”5″]

Almaden area of San Jose

[idx-listings community=”Almaden Valley” maxprice=”1200000″ statuses=”1″ propertytypes=”275,328,329″ orderby=”DateAdded” orderdir=”DESC” count=”5″]

Want more areas? Please search below, or use the widget in the sidebar.

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Silicon Valley housing prices and the emotional stages they’ll put you through

Stages of Silicon Valley real estate sticker shockGetting over Silicon Valley real estate sticker shock happens in stages.

First there is disbelief or denial.  “It cannot be that bad – people are exaggerating.”  That’s followed quickly by “I thought it was bad where I used to live!”

Then there may be outrage (anger is too mild a word): “Why would anyone pay that to live there?”

Next, a little bargaining: “What’s the work around? Are there any bank owned homes?  How about something older – I don’t mind a 15 year old house…” (To us, that’s a young house, by the way.) “What about buying a lot and building?”  Or the commute negotiation “I thought I had to be within 15 minutes, but I could go 30.”  A typical commute might be 30 minutes in the morning, but 45 in the evening.  Many people have worse than typical, though, as they want a bigger, nicer home, better schools, quieter location, etc.

Depression soon follows suit.  This may be accompanied by “We just cannot do it” or “We are not willing to do that” (until they see that rents are $4000 for a smallish house in an only OK area and $6000 per month for a decent sized home in a good area.)

Acceptance comes at last.  It may lead people to decide to go all in, bite the bullet, and buy locally.  It may lead them to move way out of the immediate area and embrace an hourlong commute – or to take the Apple or Google bus to work, if applicable.  It could lead them to move to Seattle, Orange County or somewhere a little less overwhelming in terms of housing costs.

Prices are up 30 from 2 years agoSometimes people think they are at “acceptance” as they write offers which are habitually 5-15% too low.  In reality, they are actually still in the “bargaining” phase, hoping for a good deal amidst our raging seller’s market.  That doesn’t usually happen, so writing a lot of unsuccessful offers frequently leads to depression (and sometimes blaming their agent for their offers not going through, even when it’s clear at closing that their offer price or terms were the issue).

How fast can you get to acceptance and write a realistic purchase offer?  For people who could have bought 12 months ago but are still shopping now, that wait has cost them about 10% of their home price in many cases.  For those looking 2 years, it’s easily double that, and in some cases prices are up a full 30%.  That’s like setting a match to your entire down payment.

If you want to be a successful home buyer in this crazy Silicon Valley real estate market, you will need to get onboard quickly, because the longer you take to get to acceptance, the more expensive your final home will cost when the market isappreciating, as it has been for about 3 years now.  Time is money and nowhere is that more true than in the San Jose, Silicon Valley, or South Bay real estate market.

 

 

Looking for more Silicon Valley real estate resources?  Here are a few of my other sites, blogs, and market stats tooks:

popehandy.rereport.com – real estate statics for San Mateo County, Santa Clara County, and Santa Cruz County

popehandy.com – Silicon Valley real estate, Los Gatos real estate, info on many areas of the realty market in Santa Clara and San Mateo counties

SanJoseRealEstateLosGatosHomes.com – Santa Clara County real estate, special focus on San Jose areas of Almaden & Cambrian and also Los Gatos with info on the real estate market, neighborhoods, and more

LiveInLosGatosBlog – Los Gatos real estate, neighborhoods, events, businesses, parks. Many photos and neighborhood or subdivision profiles.

Median apartment rental price by county (in & near Silicon Valley)

$2500 money blockThis week, the San Jose Mercury News ran an article with a starling statistic: the median list price of 2 bedroom apartments in and near Silicon Valley.  Here’s a look at the numbers:

  • San Mateo County $2884
  • Santa Clara County $2552
  • The San Francisco Bay Area as a whole (all 9 counties) $2451
  • Alameda County $2172
  • Contra Costa County $1825

These numbers are the median for the whole county in question – so in Santa Clara County, it will be a lot more if you are in Cupertino or Palo Alto or Los Gatos as opposed to the Alum Rock area of San Jose or Morgan Hill or Gilroy.

Houses are worse still.  Small homes may be found for $2500 to $3000 in many areas.  Places with better schools may run $4000 to $6000 per month for a home with better schools.  Want the best? It’s likely to be $7000 – $8000 for a good sized, comfortable (do not read “elegant”) house with better schools – or more.

Update on August 25: I’m hearing that 1 bedroom apartments in Cupertino are running at around $2300 per month and a 2 bedroom at around $3000 per month.

 

Read the article in the Merc:
Bay Area rental crisis squeezing out middle class

Visiting Silicon Valley for job interview and considering a relocation: how to get a feel for where to live?

Cruising Silicon Valley CAA few times a month I get phone calls from people considering a relocation to Silicon Valley.  In most cases, a trip out to Palo Alto, Mountain View, Sunnyvale, Cupertino, San Jose, Menlo Park or somewhere else in the South Bay or Peninsula is planned. These questions always arise:

What should we see when visiting Silicon Valley?

What neighborhoods should we consider or tour while there?

First: know which part of Silicon Valley where the possible employer is located

Silicon Valley covers a lot of ground – most of 2 counties (Santa Clara County and San Mateo County) and snippets of a couple more, which the Silicon Valley sprawl now inching north toward San Francisco.  The first thing to know is where the potential job is located.  There’s a huge difference between Oracle in Redwood Shores, Apple in Cupertino or Cisco in North San Jose, let alone some of the more far reaching Silicon Valley areas like Scotts Valley, South San Jose (at the intersection of Hwy 85 and 101), over in Los Gatos (Netflix) or inching up the east Bay in Fremont or Hayward.

Second: know your commute tolerance and have your priorities organized

Everyone would like to live close to work (under a half hour commute) but if you are juggling multiple priorities such as having a house & yard for kids, needing good public schools, and bringing it in at less than $2 million, you may have to sort out which of the important priorities is the very most important and go from there.  For many, the commute gets longer in order to provide the other things (a house not a condo or apartment, better schools, lower price).  Most people say that they would like a commute of 30 minutes or less.  Often they end up with a longer one after seeing a few areas and properties. Continue reading

Welcome notes and a word about rental housing in Silicon Valley

Although normally I prefer to take photos than be featured in them or in videos, many of my Realtor friends from across the country have been telling me that our blog readers would like to see us on video (and not just read our typed words).  So I’m caving in – and saying hello!  Hope you enjoy this 4 minute video, shot from my home office in Los Gatos.

Comparing real estate market conditions in Almaden, Los Gatos, Saratoga, Cupertino, Sunnyvale and Los Altos

Days on market for several "west valley" communities within Silicon ValleyFor people relocating to Silicon Valley, often there’s not just one city, town or area which seems like a good fit.  Sometimes it may come down to what your money can buy or how difficult it is to purchase in one area versus another.   This is frequently the case with the “West Valley” areas where schools are good and the neighborhoods are tidy.

There are two statistics which are especially helpful in understanding the Santa Clara County real estate market.  One is the “days on market” or DOM.  The shorter this is, the hotter the market – and the harder it is to purchase.   The second is the sale price to list price ratio, which hints at the existence of multiple offers, overbids, and buyers giving away all of their rights.

Today, then, we’ll have a look at these, starting with Almaden, the southernmost area, and working our way north along the coastal range.  The charts below are all for single family homes (houses and duet homes, not condos or townhomes).

Almaden Valley is a district within the city of San Jose.  Its boundaries roughly follow the 95120 zip code, though there are some parts of nearby zip codes which somewhat overlap into Almaden too. How’s the Almaden market?  Red hot!  Days on market is crazy low – a mere 16! And the average sale price is almost 104% of list price…and rising!

Almaden Valley, San Jose, 95120 days on market and sale price to list price ratio

Almaden Valley days on market and sale price to list price ratio

 

Los Gatos is a bit north of Almaden and has many micro-markets within it based on proximity to downtown Los Gatos, the school districts, view of the hills or valley and many other factors. (This is “in town”, zip codes 95030 and 95032, not the Los Gatos Mountains 95033.)  The market is also red hot in Los Gatos! The days on market are significantly longer (36 as opposed to Almaden’s 16), but the sale price to list price ratio is a tad higher here.
Los Gatos days on market and sale price to list price ratio (95032 & 95030)
Los Gatos days on market and sale price to list price ratio.

How to find a rental home in Silicon Valley

Rentals from RealtorsFinding a rental home in Silicon Valley can be challenging.  Where to look?  Can a Realtor help you?  (Not very much.)

In many areas of the U.S., real estate agents actively work the rental market.  In those areas, owners are willing to pay a commission for the service, and houses and condos are listed in the local multiple listing service.

Not in Silicon Valley, though.  Instead, it’s a land of “for rent by owner”.  A few properties may be on the MLS (see link below), but hardly any. Far less than 5%.

Craigslist – http://sfbay.craigslist.org – houses, townhouses, condominiums (best resource)
MLSListings – http://www.MLSListings.com – very few listings of rentals, but all legit!
Trulia – http://trulia.com – click on “Rent” tab – mixed housing types
Zillow – http://www.zillow.com/ – click on “Rent” tab – mixed housing types
Padmapper – https://www.padmapper.com – apartments
Prometheus – http://prometheusreg.com – apartments
Please beware that there are many scams around rentals. Be extremely careful!  Some scams ask for money upfront, before you can even see the property.  Many of these homes are actually for sale, so Google the address to check.
Sometimes we Realtors have “courtesy rentals” where we share wants and needs without being paid (as a courtesy to our clients).  Don’t count on finding a property this way, but if you have a Realtor you’ve been chatting with, it’s not a bad idea to let him or her know what (specifically) you are wanting and if he or she hears of something, can get back to you with that match.  Odds of that working are less than 1% so use the list above, or drive around where you’d like to live!  If you’re a corporate relocation situation, your hiring company may be able to assist you with additional resources.
What do rentals cost?  One source of info is Rentometer.com.  I found it to be a little low in some areas but still a good starting point. www.Rentometer.com.

Related reading:

Why is it so hard to find a rental home in Silicon Valley now?

Finding Rental Housing in San Jose, Santa Clara County and Silicon Valley

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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Browse listings of homes for sale by map here on Move2SiliconValley.com by using this link: https://move2siliconvalley.com/homes-and-housing/homes-for-sale/.

Trends & Statistics

RE REPORT for Santa Clara, San Mateo, and Santa Cruz Counties:

Click the link below to get real estate data for Santa Clara County, San Mateo County, and Santa Cruz County (together making up about 98% of "Silicon Valley") care of the monthly RE REPORT.

Real Estate Market Statistics and Trends for Santa Clara County


Comps near any address in Santa Clara County
Listings and Sales Near Any Address in Santa Clara County

ALTOS RESEARCH weekly reports by zip code in Santa Clara County:

Use this link to sign up:
Altos Reports sign up link. The starting point is the city of San Jose, but you can request any zip code in Santa Clara County.