Silicon Valley Real Estate Market Update

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Quick Market Summary: We’re in the hottest market period of the year as we get more buyer activity. As we get closer to the Memorial Day weekend (graduations, nearing the end of the school year) this activity tapers off as buying a home is a choice. In March, inventory of available homes for sale decreased in each county. with sales (accepted offers) down in Santa Clara County and up a bit in San Mateo County. Median prices increased 4.5% in Santa Clara County to $1,138,000 and 3.7% in San Mateo County to $1,395,000. Still, San Mateo County has the highest median price of all California counties with Marin and San Francisco not far behind. These levels represent record median prices for this time of year in March in the Silicon Valley real estate market. Demand continues to outstrip supply in Santa Clara County as 71% of homes that closed escrow sold for more than list price inferring multiple offers whereas in San Mateo County, it had an even higher percentage of homes that sold for more than list price of 76%.

Nuts and Bolts: Inventory or the amount of homes available for purchase in Santa Clara County was 854, down from 1,034 or 17.4% from the same month a year ago. Sales (accepted offers  decreased 2.9% in Santa Clara County to 1,170. In this measure, a downtrend continues in force since 2012!
For San Mateo County, inventory of single family residences stood at just 336 which decreased 10.4% from the same month a year ago. For both counties, the inventory continues to lag below the average for this time of the year placing pressure on buyers as evidenced in the predominance of multiple offer situations and heated competition between buyers.
Sale price to list price ratio, a key market condition indicator, shows that for Santa Clara County transactions completed during March, this ratio stood at 103.9% and among the highest for this time of year over the past 17 years! Currently, the highest ratio and the hottest market area belong to the Cupertino/Sunnyvale market area (median price of about $1.80 million) at 109.8%. It also registered the lowest median days on market at just 8 which means half the inventory disappears in less than 8 days! The coolest market area is South County (Morgan Hill/Gilroy).
San Mateo County’s overall sale price to list price ratio stands at 107.2% with the highest ratio and hottest market area in the Foster City/Redwood Shores market area (median price of about $1.79 million) at 109.7%. This indicates that this market area is the hottest. The coolest market area is the San Mateo Coast (Half Moon Bay, El Granada, Moss Beach, Montara).
As is always the case, market dynamics change and the supply and demand relationships can vary by area. If you would like specific market condition information for your area or neighborhood or a current home value, please feel free to call me, your Remax Agent! And as always, you are welcome to leave your comments or questions. Thank you.

Silicon Valley Real Estate Market Update

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Quick Market Overview: As is usual for this time of year, the number of available homes for sale have increased. While that is the case, inventory was lower by 18.2% in Santa Clara County and 21.7% lower in San Mateo County than at the same time a year ago. Median prices have increased some 16.8% in Santa Clara County to $1,084,000 but only 0.7% in San Mateo County to $1,350,000. Still, San Mateo County has the highest median price of all California counties with Marin and San Francisco not far behind. Record median prices for this time of year were seen in February in the Silicon Valley real estate market. Demand continues to outstrip supply in Santa Clara County as 60.9% of homes that closed escrow sold for more than list price inferring multiple offers whereas in San Mateo County, it had an even higher percentage of homes that sold for more than list price of 65%.

Nuts and Bolts: Inventory or the amount of homes available for purchase in Santa Clara County was 719, down from 879 or 18.2% from the same month a year ago. Sales (accepted offers  increased 0.5%% in Santa Clara County to 869. In this measure, a downtrend has been in force since 2012!
For San Mateo County, inventory of single family residences stood at just 238 which decreased 21.7% from the same month a year ago. For both counties, the inventory continues to lag below the average for this time of the year placing pressure on buyers as evidenced in the predominance of multiple offer situations and heated competition between buyers.
Sale price to list price ratio shows that for Santa Clara County transactions completed during February, this ratio stood at 103.1% and among the highest for this time of year over the past 17 years! Currently, the highest ratio belongs to the Cupertino/Sunnyvale market area (median price of about $1.77 million) at 107.7%, a continued very HOT marketplace! It also registered the lowest median days on market at just 9 which means half the inventory disappears in just 9 days! The coolest market area is South County (Morgan Hill/Gilroy).
San Mateo County’s ratio overall is at 104.4% with the highest ratio is in the Bay Cities (Belmont, Burlingame, Millbrae, San Carlos, San Mateo) market area (median price of about $1.74 million) at 105.9%. This indicates that this market area is the hottest. The coolest market area is the expensive areas of San Mateo County (Menlo Park, Atherton, Portola Valley, Hillsborough, Woodside).
As is always the case, market dynamics change and the supply and demand relationships can vary by area. If you would like specific market condition information for your area or neighborhood or a current home value, please feel free to call me, your Remax Agent! And as always, you are welcome to leave your comments or questions. Thank you.

May 2016 Silicon Valley Real Estate Market Update

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Quick Market Overview: Inventory, or the number of available homes for sale has increased 10.6% from the same month last year but continues well below the average of the past 16 years! With continued high demand, the real estate markets in both Santa Clara and San Mateo counties remain strong. Demand continues to outstrip supply in Santa Clara County as 71% (versus 73% last month) of homes that closed escrow sold for more than list price inferring multiple offers whereas in San Mateo County, this indicator was at 73%, versus 70% last month. The median price for a single family residence in Santa Clara County was $1,085,000, an increase of 14.2% over April 2015 so the Silicon Valley real estate trends continue in a positive manner. For San Mateo County, its median price settled at $1,358,000, also increasing over the same month a year ago. Remember, for the most relevancy, use year over year data. For the long term trends, I’ve included a chart below.

Here is a chart of the median sales price of a single family residence in Cupertino (zip code 95014) from January 2002 to April 2016 which shows the trend and an approximate doubling of the price since sometime in 2012. (Data source: mlslistings.com)

Cupertino Median Sale Price Trends

 

Nuts and Bolts: Inventory or the amount of homes available for purchase in Santa Clara County was 1,161, up from 1,050 or 10.6% from the same month a year ago. Sales or accepted offers also increased 5.3% in Santa Clara County.

For San Mateo County, inventory of single family residences stood at 418 which was an increase of 11.5% from the low level the same month a year ago. For both counties, the inventory continues to lag below the average for this time of the year placing pressure on buyers as evidenced in the predominance of multiple offer situations and heated competition between buyers.

Sale price to list price ratio shows that for Santa Clara County transactions completed or closed escrow during April, this ratio stood at 104.9%, and while not a record for this time of year it still was among the highest going back for 16 years! Currently, the highest ratio belongs to the Cupertino/Sunnyvale market area (median price of about $1.715 million) at 108.1%, an extremely hot marketplace! It registered a super low median days on market at just 9 which means half the inventory disappears in just 9 days! The Los Altos/Palo Alto market area (median price about $2.699 million) came in a close second at 106.9% with a median days on market also of 9! San Mateo County’s ratio overall is at 107.6% with the highest ratio in the Bay Cities (Belmont, Burlingame, Milbrae, San Carlos, San Mateo) market area (median price of about $1.548 million) at 110.6%.

As we approach the end of May and closing in on the Memorial Day weekend, this historically marks the end of what we call the primary selling season which garners the most buyer activity. If you would like specific market condition information for your area or neighborhood or a current home value, please feel free to ask me, your Remax Agent! And as always, you are welcome to leave your comments or questions or feel free to give me a call. Thank you.