Cinnabar winery sign (Big Basin Way, Saratoga)

In many communities such as Saratoga, Los Gatos, Los Altos, Willow Glen, Campbell and Palo Alto, there is a high premium placed on homes which are close to the downtown area.  Many real estate agents advertise these as “walk to town” but the idea is simple: it’s nearby, you can stroll, skate, ride or bike, wheel yourself and forget the car.

Downtown Saratoga, also called Saratoga Village, welcomes residents and visitors to a charming, scenic area with fabulous shops, spas, wine tasting venues, restaurants and more.  This part of the city boasts top scoring schools as well as lovely older and historic buildings and a gorgeous park alongside Saratoga Creek. Whether you spend an afternoon or a lifetime in Saratoga, this part of town will call you back again and again!

What do you need to know about buying a house, townhouse or condo in downtown Saratoga?

There are a few points which you are well served to know when purchasing residential real estate in this upscale community. We’ll touch on a few of them here: historic homes, traffic & noise, natural hazards, parking, and special issues with condos, townhouses and PUDs (planned unit developments).

First, this downtown Saratoga Village zone is historic; while not every property is deemed historic, many are and that means that there will be restrictions on remodeling and expansion of single family homes or houses. For instance, original glass in windows may need to remain if you’ve got a Victorian house dating from the 1890s, and expansions may need to be off the back of the home so that the facade keeps its initial look and feel (just examples).  This can be frustrating if you buy a luxury home that “needs work” and you are surprised later. If the house was built before 1950 or so, double check the rules!

Second, traffic and noise can be an issue and vary from day to day as well as from one time of day to another; there are a variety of traffic related concerns.  Big Basin Way is an alternate route to Highway 17 for access to Skyline Boulevard and the coast.  Cars and motorcycles may be thick on Saratoga Avenue, Saratoga-Sunnyvale Road and Saratoga-Los Gatos Road when the weather is good.  Motorcycles can be especially loud when large groups go on a road trip together!  Of course there will be extra cars when a concert is featured at The Mountain Winery (off Big Basin Way) or Montalvo (off Saratoga-Los Gatos Road).  If you have a serene view property it might surprise you how much motorcycle noise can carry – so be sure to visit the property on a warm weekend afternoon or two to check it out.

Additionally, because Big Basin is an alternate route to Highway 17, it can also get a lot of traffic if there’s a problem on 17 in winter due to weather such as with downed trees, mudslides, car accidents with severe backups, etc. So when weather is good and when weather is bad, Big Basin and nearby roads can get very congested and move slowly.

Commuters who live in the mountains as well as others choke Saratoga Avenue at rush hour.  This is slowed further by having to pass two schools (Sacred Heart and St. Andrews) before getting to Highway 85.  Saratoga Avenue has just one lane in each direction through the historic zone, but after the freeway it’s much better.  (Saratoga-Sunnyvale isn’t bad as there are 2 lanes but remember to slow down at Saratoga High – the road is wide so the temptation is to go too fast.)

Natural hazards:  Depending on the location of the home in relation to the village, you could be in a wildland fire zone, in an unstable soils zone, a seismic zone or other “natural hazard” areas.  Also, if you are closer in to the hills or near a creek (and there are 2 in downtown Saratoga), there will of course be an increased contact with wild life, such as deer – but potentially also mountain lions, bobcats, racoons, possum, skunks, etc.  Most people love seeing the deer but others find it upsetting that their beloved garden is viewed as a buffet!

Finally, as with many downtown areas, parking can be a little tricky at times.  Valet parking can be a big help but no matter what, do pay attention to how long you’re in a spot and what the limit is – it can be expensive if you forget!

Are there special issues with Condos, Townhomes or PUDs in downtown Saratoga, CA?

In some cases, yes, PUDs, condominiums and townhouse communities may have special issues due to any of the items listed above.  In 2010 I had a great listing at Saratoga Oaks, a lovely and luxurious townhouse resort community.  Because of their proximity to the hills, the home owner’s association had earthquake insurance and that was quite costly.  The HOA dues covered not just the multiple pools, tennis courts, pool house, roads etc. but also fairly expensive blanket and earthquake  insurance as well. (That listing of mine on Placida Court is sold and closed but you can check the photos out here to get an idea of the area.)

A problem throughout Silicon Valley is condo, PUD and townhouse home owners defaulting on their monthly dues (and any special assessments).  Whenever you purchase one of these types of homes it is very important to know how financially sound the community is.  If there are many defaults, it is possible that the reserve account will run too low, resulting in either deferred maintenance, raised dues or special assessments  for those who are paying.  (With a short sale, some of the owed monies may be forgiven, and with a foreclosure there may be no recouping of debts owed at all.)

There are very few distressed sales in Saratoga, relative to the rest of Silicon Valley, so this risk should be lower in downtown Saratoga or anywhere in that city, but do check the situation out so that yo aren’t later handed a big bill to pay!  Here are a couple of related articles that you might find helpful:

Why are those Silicon Valley HOA dues so high?

Does your HOA have enough in reserves?

Want to learn more about living in this piece of paradise?  Browse listings below – no need to register, just have a look!  And if you want to buy or sell real estate in Saratoga, please contact me.  I grew up there (graduate of Saratoga HS), I sell there, and I’m happy to assist you in making it your home!

Find a home for sale in Saratoga, CA (all of Saratoga, not just downtown):

Saratoga California condominiums or condos for sale

Showing properties 1 - 3 of 3. See more city of Saratoga real estate.
(all data current as of 5/24/2012)

1. $539,888 : 14345 Saratoga Av #28, Saratoga
   
   2 beds, 2 full baths

   Home size: 1,347 sq ft

   Lot size: 1,344 sqft
   
2. $410,000 : 18944 Sara Park Ci, Saratoga
   
   2 beds, 2 full baths

   Home size: 1,100 sq ft

   Lot size: 1,364 sqft
   
3. $413,000 : 14345 Saratoga Av #25, Saratoga
   
   2 beds, 1 full bath

   Home size: 1,100 sq ft

   Lot size: 1,344 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Saratoga California townhouses or townhomes for sale

Showing properties 1 - 4 of 4. See more city of Saratoga real estate.
(all data current as of 5/24/2012)

1. $939,000 : 14593 Big Basin Wy, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,854 sq ft

   Lot size: 759 sqft
   
2. $728,000 : 14607 Oak St, Saratoga
   
   2 beds, 2 full, 1 part baths

   Home size: 1,556 sq ft

   Lot size: 920 sqft
   
3. $839,000 : 20580 Oak Creek Ln, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,807 sq ft

   Lot size: 1,512 sqft
   
4. $859,000 : 14611 Oak St, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,556 sq ft

   Lot size: 920 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Saratoga CA houses for sale – single family homes for sale in Saratoga California

Showing properties 1 - 5 of 82. See more city of Saratoga real estate.
(all data current as of 5/24/2012)

1. $674,000 : 16240 Wood Acres Rd, Saratoga
   
   2 beds, 1 full bath

   Home size: 712 sq ft

   Lot size: 1.24 ac
   
2. $699,000 : 13489 Chalet Clothilde Rd, Saratoga
   
   1 bed, 1 full bath

   Home size: 641 sq ft

   Lot size: 15,404 sqft
   
3. $999,999 : 0 Skyline Bl, Saratoga
   
   3 beds, 1 full, 1 part baths

   Home size: 1,300 sq ft

   Lot size: 11.16 ac
   
4. $1,095,000 : 12695 Saratoga Creek Dr, Saratoga
   
   3 beds, 2 full, 1 part baths

   Home size: 1,964 sq ft

   Lot size: 8,320 sqft
   
5. $1,108,000 : 18701 Wood Dell Ct, Saratoga
   
   4 beds, 2 full baths

   Home size: 2,018 sq ft

   Lot size: 9,000 sqft
   

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Last week a Realtor friend, Colleen Kulikowski, was visiting from the Buffalo & Niagra Falls area of New York. Together we attended the California Association of Realtors conference in San Jose, CAR EXPO, where we attended some great sessions and at which I was a panelist one day on social media and real estate blogging.   I very much wanted her to see more than just the inside of a conference center, though, so in the evenings and days before and after we saw some sights along the coast and went wine tasting in Los Gatos, Willow Glen, Monterey and central San Jose at the fabulously convenient J Lohr Tasting Room.

As we  walked up to the door, I volunteered to pay for our tasting – just before noticing that it’s at no charge!  This is pretty rare today in Santa Clara County, Monterey County or Santa Cruz County wineries.  (When a tasting is free I always buy a bottle anyway if I enjoy the wine, and normally I do.)

Our hostess was very nice and gave us a printout of what could be tried that day and explained that we could select 6 and then she would “put them in order”.  Colleen and I prefer different types of wines so had little overlap in our selections – it was great to have so much variety.We both liked a number of wines and both made purchases (so they did ok on the free tasting by us).

The J Lohr venue is very pleasant, by the way, with some shirts, wine items and other things of interest which can be purchased. Several would make great local gifts.  It is light and bright, unlike some tasting cellars which may be windowless, and there’s plenty of room in which to move around.  The counter where we stood also offered hooks for our purses.  It would have been wonderful had there been more seating – two seats at the end of the bar were occupied by a happy couple – after a long day at the conference it would have been so appreciated to be able to sit down.  Most tasting rooms don’t have seating, though, so we didn’t expect it per se: just would have been a plus.

The location in Silicon Valley is exceedingly convenient, as it’s just under 2 miles from downtown San Jose (near the Shasta-Hanchett areas of central San Jose), just off the Alameda near Race Street. (That neighborhood is great for other shopping too – both Greenlee’s Bakery and Schurra’s Chocolates are very close by.) The staff is very welcoming, personable and knowledgeable. The wine is great. Price for tasting – free – can’t be beat!  If you enjoy trying wines, this is a great opportunity to do so without going far.  Overall, it’s two thumbs up.

J Lohr Tasting Room
1000 Lenzen Avenue, San Jose, CA 95126
(408) 918-2160
Open 10am – 5pm except for a few holidays
http://www.jlohr.com

The Silicon Valley real estate market is a mixed bag and home buyers and sellers here may read the headlines and wonder why things seem so different in the news than in their own personal reality!

Here are a few quick facts and observations about the San Jose and Santa Clara County real estate market for houses, condos and townhouses:

• It is a seller’s market for both houses and condominiums in Santa Clara County (homes are selling well and very close to list price on average)
• The average and median sales price for houses & duet homes is down month over month and year over year (properties that are selling are those which are priced lower)
• For condos and townhomes, prices are up month over month (but down year over year).  The condo market here has taken a huge beating in recent years.
• The market is not equally hot everywhere!  It’s red hot in Palo Alto, Los Altos, Cupertino, and areas nearby (Santa Clara, Sunnyvale, Mountain View).  It is also hot where there are low priced foreclosure houses which can be bought at bargain rates.  The move-up market has been tough entry level houses in the best school areas are very sought after right now.  (The market is decidedly cooler in Los Gatos and Almaden Valley.)
• Homes that are selling best are completely remodeled and have no “issues” (such as high voltage lines, poor floorplan, proximity to something undesirable etc.) and priced aggressively  OR are distressed sales with great pricing

In the best areas, or those with the hottest markets, we are seeing some multiple offers with overbidding.  At the same time, we are finding homes that look great but languish on the market due to some issue or another or pricing that’s not as competitive as it needs to be for today’s market (or both).

Sellers: if your home isn’t selling and it’s had good exposure, plenty of photos etc. and been on the market for a month or more, see if there’s an issue that you can fix or mitigate.  Obviously you cannot move high voltage lines or a freeway, but if there are odors, clutter, or landscaping issues, it would be wise to fix them.  That failing, to get your house sold it will probably require a significant price cut.  The longer it’s been on the market without a price change, probably the deeper the adjustment will need to be.

Buyers: tired of losing out on multiple offers?  That “perfect home” is the one that gets all the attention – but sometimes, just around the corner, there’s a property that with a little fixing could be just as sweet and that one can be purchased without so much competition or overbidding, so ultimately will cost you a lot less.  Every other buyer wants what you want: a turnkey home that needs nothing (inside or out).  But if you will push yourself a little and buy one which only needs one or two changes, you will find that your offer would be most welcome!

For instance, we know that right now (in these frugal times), many buyers do not want a pool – probably because of the ongoing maintenance costs.  An in-ground pool can be filled for anywhere from $8000 to $20,000 or $25,000, depending on a lot of variables.  If you want to buy a home with less competition, find the house with a pool and be willing to take on removing or filling it and re-landscaping.   This is a fixable issue!

For more reading see:

A summary of tips for multiple offer situations in Silicon Valley real estate contracts
(links to multiple posts on various aspects of competing in multiples)

Silicon Valley real estate tip: pinpoint the pricing, beware common buyer mistakes and fears

In case you haven’t heard, The Carbon Monoxide Poisoning Prevention Act of 2010 (Cal. Health & Safety Code §§ 13260 et seq.) is now law.  As of July 1, 2011, California homes need to have a carbon monoxide detector installed.  This is not a “point of sale” ordinance just for people selling their homes, but instead is for all houses, condominiums, townhouses etc.  (whether occupied by owners or tenants).  For apartment buildings the deadline is later, January 1, 2013.

These detectors look a lot like smoke detectors and can be run on either batteries or plugged into the wall, depending on which model you purchase.  Experts suggest that you place the detector in the sleeping area of the home and on every floor of it (including basement, if your dwelling has one).

To learn more, I suggest doing research online, and be sure to include the Consumer Reports information on carbon monoxide detectors too.  The Cal Fire news release regarding the requirement can be viewed online also.

If you arrived into Silicon Valley via Highway 101, driving south from San Francisco, you might believe that the Santa Clara Valley, the San Jose area and Silicon Valley as a whole has got to seem to be the ugliest place on earth. Although heavily traveled, that is not the “scenic route”.

So, too, if you are looking for a place to live and are groping to find a place that is reasonably priced, fairly safe and not a terrible commute distance. You might not even have “is nice looking” on your wish list. You might not think it’s possible if all you ever see are the ugly concrete tilt-up buildings in north San Jose, Santa Clara, Alviso, or anywhere along the 237 corridor.  That area is an architectural wasteland.

Let me assure you: there are a lot of beautiful places in Silicon Valley where you can rent or buy a home. But how do you find them? It helps a lot to have a local give you a few pointers.  I’ll give you some tips today on finding a scenic place to live.

Hills – An easy way to find a scenic location to make your home is to settle near the hills, especially those in the west valley (the Santa Cruz Mountains or the Coastal Range) as they are green year-round. Communities at the base of the west valley foothills include, in Santa Clara County, Palo Alto, Los Altos, Los Altos Hills, Cupertino, Saratoga, Monte Sereno, Los Gatos, and the Almaden Valley area of San Jose. All of these areas are adjacent to the hills or mountains and offer far better than average schools (many of them qualify as great – compare costs between these areas).

Of course, if you go into the hills instead of just being near the base of them, there will be valley views as well.  If you go to the summit area of the Santa Cruz Mountains, you could really luck out and get a 360 degree view of the Monterey Bay on one side and the valley and San Francisco Bay on the other.  (But that would not likely be a short commute to most of Silicon Valley.)

In San Mateo County, there’s Menlo Park, Redwood City, Belmont, Hillsborough…most of these communities are more scenic as you go closer into the hills. Some even offer a view of the San Francisco Bay.

In the east foothills of San Jose, there are many lovely areas too. Among my favorite are the old section of Alum Rock (with beautiful Spanish style houses up near the country club), some of the rural areas of the Berryessa district in San Jose and the southern part of Evergreen (near Silver Creek and the Villages).

Other hills and knolls - the coastal range and east foothills aren’t the only areas with a higher elevation and views.  Think of the Santa Teresa Foothills Blossom Valley, Santa Teresa areas), Communication Hill (Blossom Valley, Willow Glen), or the occasional small little hill such as Lone Hill in the Cambrian district of San Jose.  You don’t have to get very high up to have a great view.  Look at the terrain maps for small elevations and check those areas out!

Waterways - In addition to the mountains, there are many scenic spots in Silicon Valley alongside rivers, creeks and streams.  When I was a newlywed (back in 1985), my husband and I lived alongside Stevens Creek – that is, the waterway, not the major road – in Sunnyvale.  The apartment complex had a number of units overlooking the creek and there were tons of trees providing a great, green view.  You can check out that apartment complex online – it’s called Brookside Oaks.

Back to the bayfront housing:  you can get waterfront homes in Redwood Shores and Foster City, which are on the north end of “Silicon Valley” on the Peninsula.  Many of those areas are on landfill, and although well compacted, that fill is sitting on old bay mud.  Some structures in those areas have had problem with an undue amount of movement.  Others have had salt water get to their foundations, which can cause the re-bar inside to rust (making the foundation far less strong).  Both communities are super clean and attractive (I have sold homes in both).

Not quite Silicon Valley, Santa Cruz does offer many really lovely places in which to live too – great views from many spots.  Adjacent to Neary’s Lagoon there are apartments, townhouses (some of which are for rent) and low income housing too.  It’s a very scenic part of Santa Cruz and just about a mile from the beach on foot.  A few high rise buildings, such as the condo complex on Broadway, feature views of the Santa Cruz Beach Boardwalk and the Monterey Bay.

Flatlands – not to worry if you strike out with the hills and waterways.  There are still many lovely areas in Silicon Valley that are not included in those areas.  One is the beautiful San Jose neighborhood known as The Rosegarden. It is centrally located, with a great wide open space at the park, and loads of lovely older homes with tons of character.

If you enjoy classic architecture, you might check out a few areas closer to downtown San Jose: Naglee Park, Vendome area and Japantown.

Outside of San Jose, there are scenic urban living or downtown areas in the Willow Glen part of San Jose, downtown Campbell, downtown Saratoga, downtown Los Gatos, downtown Mountain View, downtown Menlo Park, downtown San Mateo, downtown Los Altos and of course the great magnet of them all, downtown Palo Alto.

In some of these places, the downtown area is also right up against the hills – and that is truly beautiful!  (Think Los Gatos, Saratoga, Los Altos, Menlo Park.)  One nice townhome community in Saratoga has both green views within the complex, is right next to the coastal foothills and is just steps away from downtown Saratoga.  The area has top rated schools too.  If interested, check out Saratoga Oaks.) And don’t miss either Japantown or Santana Row for urban living!

Silicon Valley has a number of neighborhoods with great ambiance despite the absence of either hills or a quaint downtown.  Santa Clara’s “old quad” neighborhood (located near Santa Clara University) is just such a spot.

And, of course, there are spots in Santa Clara County with stunning golf courses, parks or heavily wooded or open areas that may not belong to the public but which create lovely vistas nonetheless.  A few orchards still dot Sunnyvale, San Jose, Saratoga and other parts of the valley. (New townhouses on Bersano Lane in Los Gatos are on a hill overlooking Lake Vasona. Beautiful views!)

For scenic senior housing, a retirement home or residential care facility for the elderly (which can mean independent living, assisted living, nursing or other), quite a few spots enjoy scenic views also:  Belmont Village in San Jose looks out over Santana Row on one side and the Winchester House on another; the Atrium in San Jose’s Blossom Valley has views of Mt. Umunhum; Saratoga Retirement Community enjoys a lovely campus but also is in among gently rolling hills and has a view of the Santa Cruz Mountains; the Villages in San Jose’s eastside community of Evergreen sits among lovely rolling hills and a golf course in the middle.

Many people relocating to the San Francisco Peninsula or the South Bay come from areas where homes cost half as much and seem to be twice as big, where there may not be so much congestion and where there is more open space.  We do have places like that, but it’s important to let whoever’s helping you know that this is important.    Whether you’re here to rent an apartment or purchase a townhouse or condo, it can be in a scenic place.  You just need to find them!

My Sereno Group real estate colleague and friend Lorraine Combs has some extremely gorgeous land listed for sale in Morgan Hill.  Many of us have the dream about building a home somewhere in Silicon Valley and getting more space – and this south county acreage is so scenic that I really wanted to showcase it here.  It’s a nice piece of the California heritage with views of the hills, trees and water all in one place. What a great place to enjoy horses or a vineyard!

So, take a few minutes, enjoy the photos and details, and see if these riverside lots might be just the thing for you or someone you know!

Two Riverfront Morgan Hill Lots For Sale: Some General Information

These two properties were recently subdivided, so share the same address, which is 12575 Watsonville Road, Morgan Hill.  The area is close to town and also near to the wine growing region.

One of these parcels is just shy of 3 acres and the other is 3.45 acres.  They are contiguous so two lots can be purchased together if you are looking for an even larger piece of land to call your own.

Both properties front the beautiful Uvas River, which runs year round.  And both are equestrian properties, zoned for horses.

Seller financing is possible for your real estate purchase – this is an enormous plus, especially given the current lending climate!

A well is shared between the two addresses. One lot has a P, G & E pole and the other has an electric easement.

One of the parcels has an existing structure and a new house can be built on that site, which includes views of the Uvas River.  The other does not currently have a building on it but does enjoy frontage on the river (and plenty of level land upon which to build).

Please note: do not go to these listings without an appointment!  It is imperative to call and make an appointment first to view this prime land (contact info will be listed at the end of this article).

Now let’s go over each parcel individually.

3.45 acres of beautiful riverfront land in Morgan Hill, offered at $685,000

APN # 756-43-022, MLS # 81107518

This large parcel includes site approval on a level area and river frontage (due to setback requirements, the home site itself does not have a river view). It is zoned for horses. Septic will of course be needed.  Lovely views and tremendous mature trees grace the land!  Please check out the listing below (and then continue on to learn about the second property).

We're sorry, but we couldn't find MLS # 81107518 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

Home site with view of Uvas River on 2.9 acres of land for sale in Morgan Hill, listed at $660,000

APN # 756-43-023, MLS # 81107536

What is truly unique and fantastic about this view property is that there’s an approved building site with views of the year round Uvas River.  With the current setbacks and codes, this would not be possible if there were not already a house situated in this location already. (The house there was never finaled and the highest and best use of the land would indicate that rebuilding is a good idea.)

Below please find more images and MLS information on this fine land:

We're sorry, but we couldn't find MLS # 81107536 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

Please do NOT go to the property without an appointment.

If you would like to walk the land and see the house, you will need an appointment.  Please contact Lorraine Combs at 408 335-1457 (or if you are working with a Realtor, have your agent set up the showing on your behalf).

If you call Lorraine after reading this article about her beautiful land listings in Morgan Hill, please tell her that you read about it on Mary’s blog!

Information in this post compiled from the MLS, from conversations with the listing agent and from her clients (the owners of the property), indirectly.  Every effort has been made to provide accurate information and it is deemed reliable but not guaranteed.

For retirees or senior home owners in Almaden who’ve been in their houses a very long time, the prospect of selling that beloved San Jose home can be quite daunting.  The longer you’ve been there, the more memories you’ve created and most of the time the harder it is to decide to sell and then do all the work needed to maximize that decision.

In today’s post we’ll go over the decision to sell the home (or not), the timing elements for selling and getting help in doing so.

Deciding it’s time to sell your Almaden Valley home

Perhaps the biggest hurdle is not the physical work involved with preparing a home for the real estate market or moving, but instead is the difficult decision of whether or not to move (and if so, when to do it).

As people age, there are a lot of losses.  There may be retirement that wasn’t chosen, but forced.  Loved ones pass away.  Vision diminishes.  It may become necessary to limit driving, or worse, give it up altogether. It is not hard for those over 65, 70  or 80 years of age to feel like it’s one unhappy challenge after the next. There’s a lot of change but it’s not all positive.

The prospect of also changing one’s residence can seem like one of the biggest, toughest and most unwelcome of all.    

Some home owners will elect to stay put.  I’ve been told more than once, “the only way I’m leaving this place is if they carry me out in a box!“  For them, perhaps home health care or live in help will enable them to remain in their house for the rest of their lives. Perhaps they can have family members move in with them.  They may consider a reverse mortgage if their financial situation requires more income to pay for that help.

For others, though, the prospect of downsizing to something more manageable (such as a condo or apartment or even an independent senior residence) looks like an attractive option.  When my grandmother was about 90, she suggested to my grandfather that he had been retired for many years, but she was still cooking and cleaning, and that either they needed more help or they needed to move out of their large house.  It was not an easy choice, but they eventually did move from their beloved Pasatiempo home to an independent senior place in Santa Cruz, Dominican Oaks. For her, it was like a wonderful new chapter of her life in the sense that she had a whole lot of new friends whereas at home she had become more isolated since by then she wasn’t driving any more.

Whether to sell the house and move or stay put is a decision that should not be made lightly and should be made with all kinds of supporting information.  I strongly suggest talking it over with your tax professional (a CPA or enrolled agent who understands your tax liability for both choices) and if you have one, your financial adviser too.  It is probably wise to also learn what your closest family members think would be in your best interest.  In some cases, they may ask if you’d consider moving closer to them so that they can help you as your needs change.  (This is actually very common.)

Often, putting the pieces together (financial, personal, practical) will make it fairly clear what’s best.  If selling your Almaden Valley home looks like the right decision for you, the next big question is timing.

When to sell your Almaden Valley home:  timing

There are multiple elements to the timing facet for senior home sellers.

• how long does it take to get ready to sell my home?
• is there a best time of year to put my house up for sale?
• how long will it be before a buyer makes an offer on my house?
• how fast will I have to move once my property is under contract?

It is hard to pinpoint how long the first job will take as it varies tremendously from one household to the next and depends on whether things have been occasionally purged or if the house has had a one-way flow of traffic: in.

It’s extremely helpful if you can get family members to assist you with the initial part of preparing your home to sell, which is downsizing and de-cluttering.  Most of us have things we’ve held onto for decades, sometimes unknowingly, and it may be time to give some of those items away, toss or sell them.  This enormous job can take forever to do without help.  Each box may reopen forgotten memories and stop you in your tracks.

There are people you can hire to help you move through this stage too; they are called professional organizers in most areas and can be immensely helpful!

So how long does this take? Depending on how much help you have and how much stuff you have, it could take anywhere from a couple of weeks or a month to well more than a year.  If you are thinking that sometime in the next 5 years you will want to downsize, you can do yourself an immense favor and begin to thin out your possessions starting today.

The best time of year to sell is often said to be spring (between February and April or May) but each year it varies a little so it’s not an exact science.  It is very possible to sell your home at ANY time of year if your house is priced right, in good shape, staged well and marketed well.  For retirees, seniors or elderly home owners, I would say that the first priority probably ought to be when the timing is best for them to move above all else.

Can we predict how long it will take to sell a home in Almaden? Somewhat, yes.  We know that if it’s well priced, staged, marketed, and easily accessible, it should sell fairly quickly. The trick is in being fully prepared and fully competitive at every level.  If your property backs to high voltage lines or a busy road, you cannot price it the same as if it had a greenbelt view.  The biggest sellers’ mistake that I see is overpricing because the seller believes that his or her property is worth more than the market will really bear.  That is the #1 reason why most homes either don’t sell at all or sell only after a very long time.

The Almaden Real Estate Market & Pricing

To understand the market conditions in the 95120 (Almaden) area, it’s important to first see the ratio of listings to homes that actually sell and close escrow.  Without studying the statistics, you might think that every home eventually sells – or even most.  But actually that’s not the case!  The odds are, in fact, against selling.  It’s imperative to understand things like the absorption rate or months of inventory and the ratio of list price to sales price.  If you are overpriced, the odds are greater that you won’t be successful in selling.

I should add here that while there’s a lot of info about recent home sales online, it’s not all either accurate or helpful. A “sale” might show up on the web when in fact it’s a price for a refinance, which is smaller.  A sales price might list a number, but the comments which real estate agents can see may indicate the reason or that the “net” price was actually higher.   I might be able to see the comps and know that one house sold low because it was a short sale, and another high because the sellers carried the loan.  An agent familiar with Almaden knows that a “radius search” is somewhat helpful, but sometimes the comparable sales on the online sites may pull from a different school district or lesser location and not adjust at all for that.  So it’s good to get professional help with the price analysis on your house.

When everything is “just right”, homes usually sell within a month.

Check the current real estate market report on my RE Report for Almaden (statistics, trends and data).

How long is escrow? How soon will I have to move once the house sells?

Most Silicon Valley homes which sell (where a buyer writes an offer and you accept it) close escrow about a month later. Sometimes, if the buyer is using FHA backed financing (somewhat unlikely in Almaden), it may be 45 days.  Sometimes sellers want a longer escrow so that they have more time to move, but there are risks with longer escrows so most Realtors will advise against it.

If the market is a hot seller’s market when you have the for sale sign put in your front lawn, you may be able to get a short rent back after close of escrow.  This can enable you to move knowing that the money is in the bank and to make sure that there’s no rush in getting the house and yard cleaned up for your move-out.  If it’s a normal market when you sell, though, you’ll probably have to move out of the house at least a few days prior to closing the sale (more if your home needs fumigation – if so, plan for nearly a week).

Getting help to make the most from your Almaden home sale

In addition to the weeding out of possessions, it’s also going to be necessary to get the home into show-ready state if you want to maximize the amount of money you get from your home sale.  In some cases, it may really be easiest for you to consider moving out of the house prior to selling it.  Why would you do that?

Homes sell for more if buyers think that it’s “turnkey” or ready just as it is.  Sellers tend to think “but they may not like my colors” or “buyers will want to personalize the home, so that’s a waste”.  But in actuality, most buyers cannot imagine how the home might look, they only know how it looks now.  To get you the most from your home’s sale, then, we need to make it look the way it will help the buyer to best envision himself or herself in the house.

Most of the time that means, at the very least, new carpet and paint if you’ve been in the property more than 10 years. Many times there will be more extensive things which need to be done, but this has to be determined on a case-by-case basis.

In my own real estate practice, my goal is that for every dollar spent, my clients will make 2-3 back at least.  It works and is not “a waste”!

To do the pre-sale preparation, it will be important to get help: gardeners, stagers, people to scrub the house to a fare-thee-well and more.  When you hire your Realtor, he or she can usually suggest people to help with all of this.  In the majority of cases, it goes much better all around if you hire people to assist with all of this rather than go it alone.

There are many decisions and milestones along the way for older Almaden Valley residents who choose to move and sell their home.  It’s an easier journey if you have good help from the beginning.  I am very familiar with Almaden, have sold homes here since the early 90s and have tremendous experience working with senior home sellers and their families.  (To make sure I wasn’t missing anything which my experience had provided, years ago I obtained the SRES or Seniors Real Estate Specialist designation.)  If you or a family member is interested in talking more with me about a possible home sale in Almaden, San Jose, Los Gatos or anywhere nearby in Santa Clara County, please call or email me.  I’d be very happy to hear from you.

For more reading, please also see:

When A Parent Has To Sell The House

What Do Silicon Valley Seniors Need to Know About Moving Their Property Tax Basis When Selling a Home?

What are the options for senior housing in Silicon Valley?

Browse homes for sale in San Jose’s Almaden Valley district (95120)

The weather’s great and there’s plenty to do to celebrate Halloween in and near Silicon Valley! Here are a few events you might consider in our Santa Clara County area:

And if you like “real” ghost stories, please stop by my Haunted Real Estate blog.

Happy Halloween!
Mary

The Silicon Valley real estate “Spring Buying Season” has been very active among anxious home buyers, but there’s not a lot of turnkey, well-priced inventory for them to choose among. Yesterday I previewed four homes in San Jose and Santa Clara, and noticed the same young gal doing a drive by while I was touring. Not surprising: there are only a few homes that are on the “need to see” list. And most of them are disappointing (dirty, unkempt houses that were not even properly cleaned up or staged minimally to sell).

The federal government’s tax credits for home buyers expires at the end of April. To qualify for it, move up, move down or first time home buyers must be in contract on a property by April 30th, and must close between May 1st and June 30th.  This is a great motivation for many Santa Clara County home buyers – the tax credit can pay for new carpet, curtains, or sprucing up the landscaping on that new purchase.

The good news for residents of the Golden State, though, is that California has created a new $10,000 tax credit. There are plenty of conditions and footnotes, though, the biggest being that it must be a single family home, attached or detached (not an apartment building or investment property). A confusing element of this credit is whether buyers can use all of it, or if the benefit will be capped due to the amount of state taxes paid. To read about it first hand, here’s a link to the California Franchise Board’s statement about the home buyer tax credit. Bookmark that site as the info will be updated periodically.

Here’s the best part: get into contract on a California home in April and close escrow in May, and you may qualify for both of these tax credits!

If that doesn’t get buyers out and looking, nothing will!

So take heart, weary house hunters!  Though the federal credit is expiring soon, the state credit is about to kick in, and there are loads of incentives for buying ASAP.  If you want to consider getting into the market, you can send me a list of what you’re looking for in a home by completing the form at Silicon Valley Home Hunt, where, and what your budget is and I can send you the matching list of homes for sale in San Jose, Los Gatos, Saratoga, or anywhere in Silicon Valley.  (The site says it’s automatic, and it is, but I have to do the initial setup so please allow time for me to do that – usually I set it up within a couple of hours. After that, it’s 100% automatic.)

Additionally, I have a page set up as a Los Gatos home buyer’s kit with links to tons of information, including pages you can browse Los Gatos homes for sale.   No forms to fill out – just loads of information and links to posts I’ve written about Los Gatos neighborhoods, for instance.

Although Ashland, Oregon, is the west coast Shakespeare magnet, there are many places in the San Francisco Bay Area that offer top notch performances of William Shakespeare’s most beloved plays.  If you’ve never enjoyed these series, do check them out!

Los Gatos: The Los Gatos Shakespeare Festival (happening now, mid July – early August, featuring both A Midsummer Night’s Dream and the Merry Wives of Windsor).

Santa Cruz: Shakespeare Santa Cruz (July 31 – Aug 30, current offerings are Julius Caesar and Midsummer Night’s Dream)

San Francisco: San Francisco Shakespeare Festival – midnight Shakespeare, a special effort of professional theater instructors and inner city, “at risk” youth to bring Shakespeare to school kids and their communities. Ongoing – check the site for their schedule.

San Jose: San Jose Youth Shakespeare presents Julius Caesar in mid-August.

Berkeley: California Shakespeare Theater

Already passed, but make a note for next year:

Menlo Park: Annual Midpeninsula Shakespeare Festival (June)

Almaden Valley in San Jose is comprised of many neighborhoods and subdivisions. One of them, close to the border with Los Gatos and Cambrian Park, is particularly popular: Oak Canyon.

There are many reasons for its draw among Silicon Valley homebuyers: the houses were well built by Shea Homes in about 1980, so they are relatively newer by Silicon Valley standards. They’re larger homes on comfortable lots, often 8000 sf or so but some as small as 6500 sf and others larger than a quarter acre.

Most of the homes boast a 3 car garage, which is a big help with storage of stuff, if not storage of cars. The roads gently turn, which makes a more pleasing look. It’s a very “conforming” neighborhood where everyone keeps up the homes and yards. Much of Almaden is viewed by consumers as somewhat remote, but this section, near the mouth of Almaden, is not too deep into the valley and is a better commute location for most. One of the largest pulls for the area, though, is the nearby elementary school, Guadalupe School, which has API scores in the 900s.

Where is the Oak Canyon neighborhood in Almaden Valley, San Jose?

Oak Canyon is found near the intersection of Camden Avenue and Coleman Road in San Jose but is bordered by Coleman on one side and the Guadalue Creek on the other sides. (The far side of the Guadalupe Creek at this point is Cambrian Park.)

 
And to provide some bearings, here’s a map of the Almaden Valley district of San Jose generally:

What Are Homes Like in the Oak Canyon Neighborhood of Almaden?

Most of the homes in the Oak Canyon neighborhood range between 2000 and 3000 square feet, though a few may be as small as 1700 or 1800 and if someone’s added on, it could be larger than 3200 – but those are the extremes. The floorplans are unusually well planned and open, particularly for homes built around 1980. They tend to have good, practical laoyouts that most buyers appreciate. Kitchens often face the back yard and are open to the family room (some with wet bar). A formal dining area normally sits adjacent to the living room. Ceilings are high and ordinarily there’s a good amount of built-in storage in Oak Canyon homes. One floorplan offers the master bedroom, which is upstairs, a private balcony overlooking the front yard. For many, that means a lovely view of Mt Umunhum.

Shea built a variety of elevations for different looks, with ranges from Spanish or mediterranean to contemporary or ranch. Some homeowners have renovated and made their homes appear to be Craftsman style too. This is definitely an upscale neighborhood, but still tract housing. It’s not hard to recognize the few floorplans as one walks or drives through the area. Something unusual is that the sidewalks are built directly against the street. The plus is that front
yards appear larger. The minus is that there is no uniform “tree lined street” feel since there’s no strip of land between the sidewalk and street where trees have been planted.

Special Concerns with Oak Canyon Homes

Every neighborhood has some issues. This one has very, very few!

Because of the proximity of Guadalupe Creek, and the closeness of the hills, wildlife can be a concern. For years there was an issue with large numbers of pigeons. More recently, hawks have become abundant and the pigeon population is down. It is possible that mountain lions, coyotes, skunks, possum and other wildlife will make their way into Oak Canyon as it’s an area close to the hills and close to a water source. However, I’ve never read of sightings of anything
scary in Oak Canyon.

Folks interested in Oak Canyon should view the natural hazards map to understand the proximity of the Shannon Earthquake Fault.

Water in the Guadalupe Creek should not be drunk or played with as it runs through areas with naturally-occuring mercury (there were mines for mercury up Guadalupe Road not far from this area).

Part of Oak Canyon is really close to high voltage power lines, which is a negative. Others back up to Coleman, so there’s a noise issue. Most, though, have no negatives in terms of location within the community.

What Does it Cost to Live in Oak Canyon?

Oak Canyon homes may be as inexpensive as the 900k range or run into well past a million dollars, depending on location, size of home, lot size, and condition. Large homes on large, interior lots with no “issues” will run 50% more than homes backing to Coleman or high voltage lines in need of updating. If you’d like more information on buying or selling a home in Oak Canyon or anywhere in the San Jose and Silicon Valley area, please contact me today!

Here in the Valley of Hearts Delight, aka Silicon Valley, the market continues to be a buyers market with downward pressure on prices, longer days on market, and bigger gaps between list price and sales price. What is happening area wide or county wide is not always exactly what we find in smaller market areas. Some parts of Silicon Valley, and some price points, are doing quite well relatively, while others are falling through the floor.

What is happening with San Jose real estate? Let’s look at four San Jose districts, mostly in the west valley area, by their zip code (or main zip): Almaden Valley (95120), Willow Glen (95125), Cambrian Park (95124) and West San Jose (95129).
Below, please find the trends for the median list price of single family homes for sale in these four areas of San Jose:
 
For the most part, it appears that the west valley area of San Jose real estate is continuing to experience noticeable declines in list prices throughout these districts. Interestingly, Almaden Valley and West San Jose (zip 95129) both saw improvement in spring before returning to the downward trend. By comparison, how is San Jose as a whole (the entire city) looking?
This time we’ll view all of San Jose by price quartile to see if the trends are price-point related.
 
It does not appear to be a price point issue – perhaps simply a location issue. The four areas we’re viewing today all appear to be faring much better than the city of San Jose as a whole. They are more expensive then others which are harder hit such as Blossom Valley, Santa Teresa, South San Jose and Evergreen.

Next, let’s have a look at the median list price for condominiums and townhomes in Almaden Valley, Cambrian Park, Willow Glen and West San Jose:
 
This is not nearly so consistent. What’s happening? The Silicon Valley real estate market for condos and townhomes has generally gotten pretty beat up this year; the reason is that many who could afford only a condominium or townhouse before can now get into a single family home instead. The areas in which there’s an uptick in pricing are those with stronger schools. Willow Glen is extremely charming and centrally located, but the public schools generally do not perform as well ss those in the other three areas in which prices are holding up a little better. So perhaps it is that good schools are driving home sales.
Again, let’s compare the San Jose condo market in these four areas to all of San Jose and see it by quartile:
 
Again, the San Jose condo market, especially in the lower price ranges, has had a very steady downward trend in list prices. In Almaden Valley, Cambrian Park, Willow Glen and West San Jose, there is decline noted, but not so severe.
What can we expect next? Economists vary on when they see recovery happening in Silicon Valley and San Jose in particular. As long as foreclosures are a large part of the resale market, it will put downward pressure on prices. As I see it, while there are adjustable rate loans continuing to adjust upward (which is happening now, particularly with the volatility in the indices used such as the LIBOR), there’s a threat of more short sales and bank owned sales pulling the market down. My sense is that things may improve a little after the election because the uncertainty has buyers additionally nervous. The market tends to go quiet as we enter November and December, even in “good years”, with the next burst of sales activity normally beginning again after the Super Bowl.

With prices declining and buyers nervous, it’s actually a good time for those who are a little more risk tolerant to buy now. This is especially true for investors as the demand for rentals is high and rents are climbing while sales prices have dropped. If you would like to investigate the possibilities of buying or selling, please call or email me today.

Recently I put together a Los Gatos Homebuyers Starter Kit page on my main website and thought I’d share it with you. There’s nothing to download, nothing to register for – just a page with an abundance of information offered by links tailored specifically to Los Gatos home buyers: Los Gatos real estate, Los Gatosneighborhoods, Los Gatos homes for sale, Los Gatos real estate market information, Los Gatos schools, Los Gatos parks, you name it. If you are thinking of buying a home in or near Los Gatos, please have a look & bookmark the page!

Silicon Valley residents are aware that Sunnyvale has a particularly low level
of crime, good schools, and a lot of strong businesses that call it home. Even
so, it’s nice to see that CNN took note too, and listed Sunnyvale in its top 100
of Best Places to Live .

Why Sunnyvale, as opposed to nearby Mountain View (a “contender"), Los Altos,
Cupertino (a “contender"), Saratoga, Los Gatos, Campbell, Santa Clara (also a
“contender") or San Jose?

Apparently it’s the combination of affordability, schools, low crime, and short
commutes that did the trick. Sunnyvale does a lot of programs in a more
efficient way, such as the amazing public safety department there.

The award is well deserved. Congratulations, Sunnyvale!

The other day I was hunting for local maps of Santa Clara County (Silicon Valley) dating back 100 years or so, and although I didn’t find exactly what I wanted, I did find a treasure trove that I hadn’t expected to find at all.

Here please find a tiny snippet of a USGS Map from the late 1890s (actually part of the Palo Alto Map). According to my husband, who has a hobby of viewing and collecting maps, each “dot” on this image represents a house. If that is the case, you can see how sparcely populated Saratoga and Cupertino were at this time.

And what is that Azule Springs? Was it another hot springs type resort, like Saratoga Springs? A map like this raises a lot of questions!

If you love – or at least enjoy – history, I invite you to visit the USGS website and look at the historic maps there. One section includes Palo Alto, Mountain View, Sunnyvale, Cupertino and the coastal areas such as Santa Cruz and Half Moon Bay. Another section of the map includes Los Gatos, Monte Sereno, Campbell, Almaden, Cambrian Park, Santa Clara and many parts of San Jose. 

It’s fun to see where things “used to be” and how they “used to be called”. Take a few minutes and enjoy!