Silicon Valley Real Estate Blog

_{(Redwood Gate houses)}

The corner of El Camino Real and West Charleston Road has undergone a lot of real estate development in the past few years. First it was the 181-unit Arbor Real on the corner and now on the old Elks Club property, beside Arbor Real, is the new Redwood Gate by SummerHill Homes development. (map.)

The properties are listed as detached and attached single-family homes, which are unlike the the condominiums and townhouses available at the previous housing developments we have reviewed, Altaire and Sterling Park.

Redwood Gate may have better features, a better location and more square feet than its “competitors,” but it also has a higher price tag – $1.15 million to $1.499 million. Continue reading to find out more about this Silicon Valley real estate development and see if it lives up to the old adage: you get what you pay for.

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Jul.07.2010 [ Filed under: Bay Area Real Estate, Palo Alto, Silicon Valley News ] Comment Here »

_{(Sterling Park exterior)}

Sterling Park is another of the recent housing developments in Palo Alto, which also includes Altaire and Redwood Gate. Located in the Midtown neighborhood, the use of mixed housing and two on-site parks helps Sterling avoid the compact feeling of standard developments in Silicon Valley and lets its residents enjoy some extra space. Click through to find out more about the property.

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Jun.28.2010 [ Filed under: Neighborhoods, Palo Alto, Silicon Valley News ] Comment Here »

In order to help visualize the previous posts on the 2010 quarterly updates for Palo Alto, Los Altos, Mountain View and Sunnyvale, the graphs below show each city in comparison of overall home sales, median selling price and average days on market.

The graphs cover quarterly results from 2008 to 2010 for single-family homes using data from MLS listings Inc. (link)

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Jun.08.2010 [ Filed under: Neighborhoods, Silicon Valley News ] Comment Here »

_{(Shoreline Lake in Mountain View)}

As in the neighboring cities of Palo Alto and Los Altos, the Mountain View housing market in the first quarter of 2010 has rebounded from the previous year.

The characteristics of Mountain View – situated in Silicon Valley and home to tech companies such as Google, Symantec and Intuit; one of the stronger school districts in California; a friendly downtown area next to Caltrain; and a more affordable single-family home and condominium and townhouse market compared to its northern neighbors – means that homebuyers are returning to the area to take advantage of reduced home prices that have occurred since the real estate crisis a few years back.

In the first quarter of 2010, the median sales price for single-family homes in Mountain View was $875,000, a slight decline from $900,000 in 2009. Though the median sales price dipped, the turnaround for this past quarter was that 50 homes sold with an average days on market of 24 days, compared to 41 sold and 62 days in 2009 during the same time period.

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Jun.01.2010 [ Filed under: Mountain View, Neighborhoods, Silicon Valley News ] Comment Here »

^{(Jazz festival in downtown Sunnyvale)}

The Sunnyvale housing market was one of the Bay Area cities that were hit harder by the recent real estate crisis.

Before the crisis hit in the first quarter of 2008, the median sales price for the 121 single-family homes that sold was $976,000 (including three short sales). The following year, the number of single-family homes sold during the first quarter dropped to 100 (including 23 foreclosures and 18 short sales) and the median sales price fell 46 percent, to $530,000.

The north region of Sunnyvale was most affected by the housing crisis, including the 94085 and 94089 area codes. Homes in the 94086 area code were slightly affected; and the homes that weathered the best, with sales in the million plus range, were in the 94087 area code.

This past quarter, 97 homes (including 12 foreclosures) sold for a median price of $820,000. Average days on market was 42 days, down from 85 days in 2009. The price range of home sales starts at $371,000, for a foreclosure home, all the way up to $1.45 million.

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Jun.01.2010 [ Filed under: Neighborhoods, Silicon Valley News, Sunnyvale ] Comment Here »

^{(Downtown Palo Alto on University Avenue)}

Palo Alto is one of the premier real estate markets in California, but that doesn’t mean it was able to pass through the mortgage and housing crisis, just two years ago, without a scratch.

Like most of the Bay Area, Palo Alto home prices and inventory dipped following the crisis but are now showing signs of recovering.

Comparing first quarter results between 2008 and 2010, the number of single-family homes on the market went from 81 to 68, and the median sales price from $1.681 million to $1.518 million. First quarter results in 2009 were even lower, with 66 homes sold and a median sales price of $1.275 million.

Again, because of a location in the Silicon Valley, neighboring Stanford University and a top performing school district (news link), Palo Alto homes are some of the last to be hit by a recession and a bellwether out.

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May.03.2010 [ Filed under: Market Updates, Neighborhoods, Palo Alto, Silicon Valley News ] 2 Comments »

September is the time of the year when the California Department of Education releases its yearly Academic Performance Index (API) scores. Here are the 2009 Growth API Scores for Santa Clara County and San Mateo County. 

We see an overall steady increase in scores compared to last year’s growth API scores.

A few notables in the following Silicon Valley Santa Clara County school districts:

Berryessa Union Elementary School District: Ruskin Elementary School continues to lead the pack and breaks the 900 barrier with a general improvement in most of the schools in the district

Cupertino Union School District: Continues to have a plethora of high achieving schools (Murdock-Portal and William Faria Elementary School and Joaquin Miller Middle School)

Fremont Union High School District: Monta Vista High increase it’s lead over Lynbrook High School from four to nine points.

Los Gatos Union Elementary: Significant increase across the board for most elementary schools

Moreland Elementary School: Leroy Anderson Elementary takes one of the largest increases in scores by an increase of 136 points to 810

Palo Alto Unified: Herbert Hoover and Duveneck Elementary Schools continue to lead the way

Santa Clara Unified: Overall Santa Clara schools had good improvement with notable Rivermark’s Don Callejon as well as Westwood and Briarwood Elementary jumping nearly 40 points.

Sunnyvale School District: Cherry Chase increases 28 points to an impressive while Cumberland drops 26 points to 905

Check out our previous post to find out what’s the difference between Growth and Base API scores and how they are calculated.

Sep.29.2009 [ Filed under: Schools, Silicon Valley News ] Comment Here »

US News and World Report published its list of best high schools and according to the report, the looked at "more than 21,000 public high schools in 48 states" to come up with a list of the top 100.  Three Silicon Valley high schools made the list:

73.  Monta Vista High, Cupertino
74.  Henry M. Gunn High, Palo Alto
80.  Saratoga High, Saratoga

These awards were based on how well-prepared students are for college as measured by Advanced Placement (AP) tests. 

California, as a state, did very well in the rankings, placing #4 out of all rated states — this means that out of all the high schools rated by US News and World Report, California has a higher percentage of silver and gold medal recipients than all but three states, based on the same criteria above. 

Of California’s 1,999 high schools rated, 126 (6.3%) received silver or gold.  The number one state, Massachusetts had 338 high schools rated and 29 (8.6%) silver and gold medalists.

US News’ rating by AP score is different from California’s standardized testing and Academic Performance Index (API), which focuses on California’s own standardized tests.  It’s no surprise that Bay Area high schools Monta Vista, Gunn and Saratoga each have API scores that are some of the best in California, exceeding 900 (out of 1000).

Dec.06.2008 [ Filed under: Schools, Silicon Valley News ] Comment Here »

Recently, reporter Kate Thompson of KRON 4 contacted me to get our on-the-ground experience with how home values and school qualities in Silicon Valley relate to one another.  We’ve put together a number of articles on real-life stories as well as an entire section for schools, dedicated to statistics and tips for understanding what those school rankings really mean.

We sent agent and Silicon Valley Real Estate Blog writer Alex Wang to talk about the details of a recent transaction he was a part of and he recounts how the demand for good schools pushed that sale to go faster and for a higher sales price.  And you can see what he had to say starting at 01:30 of the KRON 4 report below:

You can also see the report through its direct link.

Aug.22.2008 [ Filed under: Silicon Valley News ] 1 Comment »

The July issue of The Registry, the popular Bay Area real estate magazine, features the Silicon Valley Real Estate Blog, 1SiliconValley.com saying:

"…the site offers many well-written articles on a variety of relevant subjects, from school API scores to new developments built or approved in a particular neighborhood."

"…a great source of information for South Bay first-time buyers."

Our own Alex Wang is featured in their Residential Market Report on page 40, "Boom and Bust Still Exist Side by Side".  In an interesting anecdote about the lending crisis, he offers a story of a self-employed client with a $200,000 annual income who had to endure a complete third-party audit before his loan could close.

Jul.19.2008 [ Filed under: Silicon Valley News ] Comment Here »

Rep. Honda’s office contacted us about the workshop the Congressman is hosting on protecting your home from foreclosure.  This is a mainstream topic even for folks in Silicon Valley where we have a high average income and many people who are generally financially savvy. 

Here are some details of the event they’d like to publicize:

5:00 p.m. “? 7:00 p.m.
Wednesday, July 2, 2008

Berryessa Branch Library
Community Room
3355 Noble Avenue
San José, CA 95132

Attendance is free and open to the public.

Please RSVP by email at Honda.RSVP (at) mail.house.gov

For more information please contact Christine Pham or Chris Schwarz in the Campbell office at 408-558-8085.

Jun.30.2008 [ Filed under: Silicon Valley News ] Comment Here »

A contingency in a real estate purchase contract is a way in which a buyer (or seller) could get out of the contract within a set period of time for a particular reason. For example, if there is a buyer contingency that the home must appraise to purchase price, but the appraisal comes in low, the buyer can get out of the agreement because of this – as long as the buyer has not already signed for the removal of that contingency. A seller might have a contingency that the sale of the home is contingent upon the seller finding a replacement property.

Most home buyers and sellers in Silicon Valley understand that ordinarily, home purchases are contingent upon or "subject to" their approval of the property’s condition and upon getting the desired loan. Under the broad umbrella of property condition and financing, though, there are other relevant or supporting issues, and consumers may not be aware of them.

For instance, with a loan or finance contingency, there are several key steps to go through in order to be assured that the lending institution will extend the loan as planned.

A pre-approval means that the buyer has turned in bank statements, pay stubs, copies of recent income tax forms, debt information, and so on – and all of it has been submitted to a lender (not just the person taking the loan application, who has conditionally approved it). With that approval, the lender then should require only a ratified purchase agreement, a preliminary title report, and a satisfactory appraisal.  Actually, though, there’s a little more to it than that. What other issues could there be?

• if loan rates change substantially and the buyer has not "locked" the loan, it may not be guaranteed
• if there’s a delay in the close of escrow (rain forcing a delay in fumigating the property, for instance) and the buyer’s loan lock rate expires, the lender may not grant the loan
• many lenders require an "outside appraisal review" and if it doesn’t get through that step unscathed, the buyer may not get the loan
• natural disasters such as fire or earthquake can cause lenders to pull the loan until the property is reinspected and/or reappraised

So buyers and sellers will want a little more information than simply "the buyer is preapproved". Here’s what they need to know.

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Jun.27.2008 [ Filed under: Silicon Valley News ] 2 Comments »