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.
Historical Comparisons of Home Prices in the Same (or Similar) Areas
We’ll start off with something fairly recent, a report from December, 2021.
December 10th, 2021:
October 29th, 2019:
Back in 2019 I switched to analyzing the market using a 30 day window instead of the 60 days seen above. This short window of time was due to significant price changes over the course of the year – first dropping in the 2nd half of 2018, and climbing again in the latter half of 2019. You can see a chart from early 2019 down below.
In the past, I’ve done similar studies, but using a larger window of time to even out any aberrations.
Here’s a report from April 3rd, 2019 using the same formula the October report from the same year.
April 3rd, 2019:
Here’s similar info from almost 3 years ago (one change is that the lot sizes used before was a range of 6,000 to 10,000 SF, and in 2019 I went down to 5,000). I also thought it would be useful to share the number of sales represented, since obviously a small number may not be truly representative of home values in today’s market.
January 25, 2018:
In this set, areas that have moved up on the chart are in white and those which have moved down are in the darker rows.
WAY BACK in time to November 2013:
Please contact me if you’d like to discuss working together in home buying or selling anywhere in the “west valley” areas or in Santa Clara County generally.
Sell your home in 2021 (on the Valley of Heart’s Delight blog)