Category Archives: Real Estate Update

Homes Selling the Fastest in 11 Cities & San Jose, CA being #8!


Here is another reason why sellers should feel pretty good if you own in San Jose, CA even if you are not selling and why buyers  shouldn’t wait any longer if you are truly ready to buy.  One of the many reasons why this is occurring is simply because the area is in high demand (climate, lack of space to build so no worries about builders lowering the prices, job market picking up) and supply is down by as much as 40% in some areas from a normal market! 

11 Cities Where Homes Sell the Fastest
California boasted the highest number of cities where homes tended to spend the shortest amount of time on the market last month, based on March housing data from Realtor.com.

In Oakland,Calif., the average days on the market for listings was 50 in March–the least amount of days for median days on the market for the 146 markets reviewed.

Nationally, the median for homes for days on the market was 160 in March, which is an increase of 40 percent in a year.

Here is a list of the cities with the fewest median days on the market from March:

Oakland, Calif.
Median days on the market: 50
Median list price: $319,000

San Francisco
Median days on the market: 63
Median list price: $639,000

Denver
Median days on the market: 66
Median list price: $259,900

Iowa City, Iowa
Median days on the market: 66
Median list price: $187,500

Los Angeles-Long Beach, Calif.
Median days on the market: 70
Median list price: $345,000

Stockton-Lodi, Calif.
Median days on the market: 70
Median list price: $175,000

Bakersfield, Calif.
Median days on the market: 70
Median list price: $141,500

San Jose, Calif.
Median days on the market: 71
Median list price: $470,000

Anchorage, Alaska
Median days on the market: 71
Median list price: $279,975

Fresno, Calif.
Median days on the market: 71
Median list price: $170,000

Tulsa, Okla.
Median days on the market: 71
Median list price: $147,900

Source: REALTOR® Magazine online (April 27, 2011)

San Jose Home Price Estimates and What You May Not Know!


Good day everyone! 

I’m always asked how the real estate market is doing on a daily basis especially now a days after we all experienced or know someone who has been affected by the huge price drop in Santa Clara County Real Estate or San Jose Real Estate over the last 4-5 years. 

I find that the most common question asked time and time again is, “what do you think my home is worth?”  Without visiting the actual home and doing an actual comparative market analysis, I always say here is my range after asking certain questions like, what size, location (corner lot, located on a busy street, freeway nearby ect.).  Then there are many more factors such as nearby comps from the last 3 months that tell a story of where the neighborhood is heading (depreciating or appreciating). 

Somehow, I always hear a different number from the homeowner and I ask where did you get that value from?  9 out of 10 times I hear websites such Zillow.  I proceed to tell people that they should be careful when reading what their values are stated as it is only based on a computer generated number rather than knowing the difference in value based on location, amenities, comps for that zip code, ect.  I say zip code because there are many areas in San Jose that change zip codes, or on one side of the street versus the other side that lead to more value or less for that matter.  

The problem I come across with sites such as this is that homeowners generally don’t read the fine print at the bottom stating how accurate they are, but tend to only read what is in front of them after inputting their address.   I’m not saying it’s Zillow’s fault since they do supply a graph listed below that states how accurate they are, but most don’t see it. 

5 years maybe 6 years ago I found that Zillow was saying a home was worth more than it can ever possibly receive on the sale, but these days it is stating the opposite.  The problem is that it is making buyers believe that the Santa Clara County Real Estate or San Jose Real Estate is still coming down when the reality is most areas are doing very well.  Here is the deal…if you are a buyer and waiting because you read the numbers on Zillow, you will want to wait on buying a home, but if you actually go out and experience in the real world of real estate you will see something very different such as multiple offers, prices increasing, buyers coming in with 20% down or more.  That leads to shock with my buyers 100% of the time…why because it’s different from what they read before entering the market.  I’m including a graph below not to bash Zillow, but to educate everyone on what most may have missed at the bottom of their website for disclosure.  I think if they read this they wouldn’t fear so much from buying or writing an offer for what the home is worth leading to missing out on a home.  That being said, I arm myself with lots of real number graphs for any particular area and stories to go with the neighborhood in order to validate myself with real estate and in turn the education to my clients are well taken.  It’s the buyer or seller that has not met with a good Realtor who can talk real numbers and has great experience with neighborhoods in the area who tend to lose out because of information taken the wrong way.  So, you can see how important it is to not only read, but talk with an actual Realtor before staying away from buying or selling in San Jose, CA!

Below you will see for Santa Clara County, Zillow states they are 80% within 20% of the sale price or in other words they are saying that 20% of the time they are 80% inaccurate or 68% of the time they are 95% inaccurate from the sales price.   Again, I’m not bashing Zillow only bringing forward what most don’t read as this graph provided by Zillow is not found on the front page of the site therefore homeowners or home buyers tend to be a little off on their expectations when it comes to a value for their home or want to buy a home.  Example, when writing an offer for a new client who wasn’t referred to me, but meeting online, they tend to write based on an online site saying what the home is worth, and ultimately losing out on the home after seeing how much it sold at close of escrow. 

I hope this helps buyers and sellers do their due diligence before learning the hard way after not listening to their Realtor on what is really happening in our great County of Santa Clara or San Jose, CA Real Estate!  Enjoy…

Real Estate Update for Santa Clara County March 2011!


Good morning everyone and welcome to Raymond’s Real Estate Update for Santa Clara County that includes San Jose Real Estate of course!  You will read how the market is consistently improving regardless of some major websites I won’t mention.  You will also note that I try to stay with facts by only stating actual numbers.  Should you want detail for a certain zip code as I have done for a few neighborhoods below feel free to email me and if I have numbers for that particular area I will supply them. 

The amount of homes that went into pending status for February 2011 jumped 22.1%↑ over January 2011.  I know what you’re thinking…that’s normal right?  Yes, it’s normal for more buyers to come out and jump into the market as we get closer to the spring months, but what’s better than that Jan.11-Feb.11 had an increase of 7.3%↑ vs. same months prior year Jan.10-Feb.10!  Also, Feb. 11 vs. same month 1 year ago increased by 19.8%↑In other words we are off to a great start.

While many believe there are many homes on the market when driving down their neighborhoods the reality is inventory is still very low.  When you think about there are 1,764,000 people who live here and only 2,380 single family homes available for sale is not very much.  The big reason why prices are climbing as you will see below in the graphs for many areas within the Santa Clara County is for that very reason…no supply and big demand. 

The absorption rate based on pending sales jumped nearly 8%↑ from Jan. 11 to Feb. 11 now at 50.4%, which means 50.4% of the homes that listed in Feb. 11 went into contract.  What’s the big deal you may ask? Well, it topped Feb. 10 by 2.7%, and when you think about the nice summer month September 2010 had only a 29.5% absorption rate.  The market is increasingly getting better right before our eyes…it’s too bad there are many out there who still do not realize it. 

Take a look at some graphs below showing actual numbers for San Jose Real Estate, Santa Clara Real Estate, Campbell Real Estate, and Los Gatos Real Estate.

ALMADEN VALLEY median price 12%↑ Jan. 11-Feb. 11 CAMPBELL median price .5%↓ Jan. 11-Feb. 11 

City of SANTA CLARA median price 5.6%↑ Jan. 11-Feb.11

LOS GATOS median price 21.2%↑ Jan.11-Feb.11

BLOSSOM VALLEY median price .2%↑ Jan.11-Feb.11

Should you have any questions or if you know someone who can use my assistance in the Real Estate Market please do not hesitate to call me at 408-655-7900!  In the mean time don’t forget to visit www.raymondchavez.com to connect with me on LinkedIn or Facebook!

Real Estate Update for Santa Clara County Jan.2010-Jan.2011!


While everyone talks about what the newspapers are saying when it comes to Real Estate and generally it’s negative, the newspaper never mentions all the good things that are happening in Santa Clara County.  For example…

  • Feb. 2009 59%↓ of homes listed were distressed
  • Feb. 2010 50%↓ of homes listed were distressed
  • Feb. 2011 35%↓ of homes listed are distressed

So, do the numbers and you will see we are down 24%↓ from 2 years ago when it comes to distressed homes for sale! 

The other thing is that our inventory while it is slowly climbing as it should at the beginning of the year is still well below normal currently hovering at 2,402 single family homes in Santa Clara County.  The absorption rate for pending sales in January 2011 jumped 9% from Dec. 2010 now at 45.6% (meaning 45.6% of the listing went into contract for that month), versus same 2 months a year ago when it dropped 24.9% The median price increased 2% over same month a year ago,  and the amount of homes that went into contract in Jan. 2011 over Jan. 2010 sky rocked by 22%

So, you have to ask yourself, why doesn’t the media ever talk about this rather than mentioning the County depreciated by 15% as some news channels recently talked about, and failing to note that this happens almost every year in the real estate market.  Also, the media failed to tell everyone that Dec. 2010 was one of the top 5 best months for home sales last year.  Something to think about for those who think Santa Clara County shuts down in our mild winters.

ALMADEN VALLEY median price  Jan. 2010-Jan.2011

                               CAMPBELL  median price  Jan. 2010-Jan.2011

CITY OF SANTA CLARA median price  Jan. 2010-Jan.2011

                                    Los Gatos median price Jan.2010-Jan.2011

BLOSSOM VALLEY median price Jan.2010-Jan.2011

Should you have any questions or if you know someone who can use my assistance in the Real Estate Market please do not hesitate to call me at 408-655-7900!  In the mean time don’t forget to visit www.raymondchavez.com to connect with me on LinkedIn or Facebook!