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.
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.
Keep reading for updates on the San Mateo and Santa Cruz county markets.
If you’re relocating to the San Jose area, there are a few tools you can use for resources as you evaluate different parts of the region. When I started this website, I had books listed that you could purchase. Today, mostly I have websites that you should bookmark – for free!
Natural & Environmental Hazard Information Tools You Can Use
Natural hazards are found throughout the United States, often the major one people consider is the one hundred year flood plain. Here in the Golden State, we have some additional concerns relating to fire and earthquake risks.
- California MyHazards can display a map anywhere in the state with information relating to liquefaction zones, earthquake faults, 100 year flood plains, and high fire risk areas. (The info for the very high fire hazard severity zone has not been updated, so use the Cal Fire map for that info.)
- Cal Fire map for all of California with the high fire severity zones shown – zoom in to find the areas of concern
- Flooding from Dam Failure (potentially caused by earthquakes as well as other possibilities) is scary. Learn more about those zones at the link I’m providing here. (As of this writing, the Approved Inundation Maps link is not working.)
A Barclay’s Locaide
will outline earthquake faults, flood plains, and other natural hazard zones you might want to know about. This is now out of date, but you may be able to locate a used one online or see if a local real estate association of Realtors bookstore has it available.
Something else to know is that there are state mapped earthquake faults (the more active ones, such as the Hayward or San Andreas Fault) and also the city, town or county mapped fault zones (for example, the Shannon Fault). The latter may have been dormant for 11,000 years or more.
Buying a home? Sellers usually provide a Natural Hazard Report, an Environmental Hazard Report, and a Tax Report from a company such as JCP
. This same company / site has a great amount of information on local conditions on its About the Hazards
page that newcomers would benefit from.
When buying a home in California, consumers are given a link to download brochures, or one combined document, on a variety of hazards. I’m not sure that most of them take the time to read it, but it’s excellent info and I highly encourage anyone living in CA, whether renting or owning, to read it:Homeowner’s Guide to Earthquake Safety & Environmental Hazards
Environmental Hazard Zones: Research Tools You Can Use
- Local concerns also include environmental ones, such as Superfund sites.
- Some sites with spills, leaking underground storage tanks, or other issues can be found at this Cleanups in my community page (nationwide info)
- Mercury, or quicksilver, was mined in Almaden (New Almaden and related mines) and east Los Gatos (Guadalupe Mine area) – it is a naturally occurring element in cinnabar. For that reason, creeks in those areas should not be entered or fished in. It can be found in other creeks and rivers, too, but primarily in Almaden.
- Asbestos is another naturally occurring element here. It was prized for being somewhat fire resistant and was mined under Communications Hill. It’s something to investigate if you want to live in that area.
- Oil, gold silver, and other elements were mined here as well as granite (we still have quarries active in Santa Clara County today, a couple in the Cupertino area and one in the hills by Lexington Reservoir just outside of Los Gatos). Some old mines are not mapped if they are on private land, so one of the disclosures we have relates to unmapped, abandoned mines., which may be found in more rural pockets of the county.
- Flooding from dam failure (dams are human made, hence it’s not a “natural” hazard ) is a risk in a large part of Silicon Valley. Most of the areas at risk from flooding due to dam failure are listed on this site.
- Noise pollution: use either How Loud or Noise-Map. We discussed the pros, cons, and shortcomings of these on our main blog: Measuring Noise Pollution.
Other Priorities for the Tools You Can Use list
In addition to natural and environmental hazards, there are big plusses that will attract new residents.
It is also helpful to have a knowledgeable Realtor as your resource! Please call me if you’d like assistance in your move to SIlicon Valley. I’d be happy to help you.
Related Reading to Tools You Can Use:
Silicon Valley liquefaction zones (on the Valley of Heart’s Delight blog)
Is there a radon risk in Silicon Valley homes? (Valley of Heart’s Delight blog)
Smoke and air quality
Silicon Valley liquefaction zones (on SanJoseRealEstateLosGatosHomes.com, our Valley of Heart’s Delight blog)
Elevation map – learn your home’s elevation (on SanJoseRealEstateLosGatosHomes.com, our Valley of Heart’s Delight blog)
Do you have a high water table? (on our Live in Los Gatos blog)
Are fire seasons new?
Today we’ll provide a few quick graphics to give you a Silicon Valley pricing snapshot on the 4 counties where we sell homes. These will be ranked by order of housing cost, from highest to lowest. After that, we’ll provide more resources from our other sites and blogs with a deeper dive on our main Silicon Valley real estate markets. We don’t cover all 9 of the San Francisco Bay Area counties, but here you’ll find 3 of them covered, and it’s a pretty good primer on the Bay Area housing market analysis.
Silicon Valley Pricing Snapshots
San Mateo County
San Mateo County is “The Peninsula”, the county just south of San Francisco and north of Santa Clara County and Santa Cruz County. About a quarter of Silicon Valley is in this area, generally.
For three of these counties, we have a newsletter with info by city.
Santa Clara County
Santa Clara County, our home base, is the second priciest area in this region and is the heart of Silicon Valley:
And the city by city market stats:
We also do monthly market updates on communities within the Santa Clara County and more on our other blogs. Check out some of those market reports through the link.
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.
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!
Now let’s have a look at that some older charts.
If you’re relocating because you’ve just been hired as a high level executive at Apple, Google, Microsoft or any other high tech or biotech firm in Silicon Valley, you may be coming to the San Francisco Bay Area and Silicon Valley from an enormous home (5,000+ square feet) on an enormous lot (1 acre +). You are a raging success. You are highly regarded. You are on the top of your game. Your house “back home” displays your accomplishments. What about your Silicon Valley Home?
Housing Costs & Relocation
Set Your Expectations
You’ve heard that prices are bad here, but how much worse could they really be? Surely you could downsize a bit to a 3,000 to 3,500 square foot house on a half acre with a 20 minute commute, right? And you’d still have great schools for “resale value,” right? You are prepared to give up the full basement, the pool and tennis court and the 4 car garage. That is enough of an adjustment, isn’t it?
No, I’m sorry to say, it isn’t.
That house you are leaving behind in the suburbs of New York, Connecticut, Massachusetts, Chicago, Denver, Miami, Seattle, San Diego, or wherever you’re coming from is a super high end luxury home. It’s probably worth $1,500,000 to $2,500,000. But guess what? Here, in a nice area, that’s a 2,000 SF house on a 10,000 lot in a good area that’s a tear down. And in traffic, it could be a +40 minute commute.
Want an acre in an area with really good public schools at all levels? Think $4 million plus. And that doesn’t mean that the house will be turn-key. You will very likely have to remodel or personalize so that you are happy with it, as most of our houses were built between the 1960s and 1980s. (Here a 25 year old home is considered relatively young.)
Why make the sacrifice to live in Silicon Valley?