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December 2021 Almaden Valley Real Estate Market Update

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The year 2021 was, by all accounts, a banner year for Almaden Valley real estate. Extremely high demand due to low interest rates, the migration of tech employees from the office to the home, and San Jose’s approval of Google’s 80-acre campus in downtown San Jose helped push Almaden Valley’s prices up. The median sales price for a single family home was $2,080,000 in December 2021, a whopping 25% over December 2020’s figure of $1,660,000. TrendGraphix shows a similar 25% increase in Almaden average price per square foot, from $737 in December 2020 to $924 in December 2021.

Inventory remains tight, though we generally tend to see an increase as we move into spring. Interest rates have already inched up each week for the past month, and predictions are that rates will continue to rise in 2022. It remains to be seen if the predicted increase in rates will stimulate more buyers to enter the market sooner in order to take advantage of current rates. Even with rates going up, though, they still remain quite attractive, and we don’t believe they will have a significant dampening effect on our market, at least not for the next few months. If you’re thinking now might be the right time for you to buy or sell, give me a call!

Almaden Valley Real Estate Market 2017-2021

October 2021 Almaden Valley Real Estate Market Update

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Almaden Valley single family real estate appears to be easing into its annual holiday slowdown… or at least elements are. Sellers have pulled back on putting their homes on the market as we would expect with the holiday season upon us, with only 10 homes added in October (which is, if not a record low for inventory in our market, pretty close to it). 31 sales closed in October, up over 40% from the 22 closings in September.

When we compare 2021 numbers with those of the same time last year, we can see that tight inventory is running the proverbial show. This October’s data is across the board lower in three key factors: number of homes put on the market (10 this year versus 19 same time last year); number of sold listings (31 versus 39); and number of pending sales (25 versus 30). In 2020 October saw about half a month’s inventory, while this year we’re seeing not much over a week’s worth. In looking at the price per square foot, we can see just how tight inventory is. Last month we saw $868/sq ft, up from $825 in September. The average price per square foot in October 2020 was $712, representing an almost 30% increase.

There is no question that Almaden Valley real estate is highly competitive, even going into the holiday season. If you are thinking about selling your home, call/email/text me and let me show you how selling now can help you take advantage of the high buyer demand we’re seeing!

October 2021 Almaden Valley Real Estate Market

September 2021 Almaden Valley Real Estate Market Update

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Mortgage interest rates have been inching up but buyers are still keen on Almaden Valley real estate. Perhaps the rising mortgage rates are why we saw a dramatic increase of 80% in the number of pending homes last month as buyers may have hastened their purchases in order to lock in lower rates.

August/September is when we usually see the market cool for the holidays, and if it weren’t for this flurry of home purchasing we might be seeing it this year. Inventory is edging upwards and sales were slowing down in a predictable seasonal pattern. However, I anticipate the sold numbers for the next month or so will increase as the pending contracts close.

Average price per square foot has retracted a bit, to $825/sqft from August’s $866/sqft. Still, when compared to the same time last year we’ve still seen an almost 20% increase from $688/sqft in 2020.

Negotiating our unpredictable market requires a high level of experience. If you are thinking of buying or selling, call, text or email me and let me show you how I can help make the best deal!

September 2021 Almaden Valley Real Estate Market

August 2021 Almaden Valley Real Estate Market Update

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Leading real estate information news site Inman recently released their 2021 Fall Housing Market Outlook in which they predict that prices will cool but inventory will remain tight. We are seeing this general trend in the Almaden Valley market, which we tend to see as the year progresses towards the holiday season.

When examining the average price per square foot, we can see that the Almaden Valley real estate market for single family homes has remained pretty stable over the last several months. In April 2021, the average price per square foot was $885 and August ended with $866/square foot. We ARE seeing prices retract a bit, but this is very likely due to fact that inventory has risen and that we are entering the holiday season when the market tends to cool a bit. In May of this year, we were at about .3 months’ worth of inventory, which has gradually climbed to about .5 for August. Although this increase in inventory has relieved some pressure on the upward pricing trend we were seeing earlier in the year, as Inman suggests inventory is still tight.

These are unusual times, with factors affecting our real estate market that we haven’t seen before. If you are looking to buy or sell a home in Almaden Valley, contact me and let me show you what I can do to help get the best deal in this unusual market.

August 2021 Almaden Valley Real Estate

July 2021 Almaden Valley Real Estate Market Update

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After over a year of almost meteoric growth, it seems that the Almaden Valley real estate market is taking a slight breather. The current price per square foot of $852 has retracted a bit from the high of $888 we saw in May. The number of homes on the market remained virtually unchanged from June to July, while the number of sold homes dropped from 50 to 42 and the number of pending contracts decreased from 51 to 30 during that time frame. Nationally, most markets are experiencing a similar cooling; in addition, we are approaching the fall/winter holiday season and activity starts to slow this time of year.

Although the Almaden Valley market is still quite active, sales data indicates that inventory is increasing to the point of satisfying buyer demand a bit more than it has in the past. In June, the average days on market for a home was 8 days, which in July crept up to 12 days. When the days on market increase, it can mean that sellers might have to make their homes stand out in order to get that quick sale. However, interest rates remain at bargain prices and all but assure that we will see buyers in the market. If you are thinking about selling your home and want to take advantage of the robust market, call, text or email and let me show you how I can help!

July 2021 Almaden Valley Real Estate

Therese Swan Launches Tool for Searching Almaden Valley Real Estate by School – UPDATED 2022

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graphic: Search by School and API ScoreTherese Swan, Almaden Valley’s #1 Realtor, has just released a new tool to help Almaden home buyers find the home of their dreams. Buyers can now search Almaden Valley Real Estate by School and/or 2011 API School Scores!

UPDATE: Therese has since enhanced her website with the following pages that provide even more comprehensive tools to achieve your goals:

  • Almaden Valley Schools: The updated Almaden Valley Real Estate schools page contains links to all Almaden Valley public and private schools as well as links to their GreatSchools ratings. The Almaden Valley Schools page also has school locator links to all districts associated with Almaden Valley.
  • Almaden Valley Neighborhoods: The new Almaden Valley Neighborhoods page contains a list of all neighborhoods complete with demographics, unique features, and all real estate activity within the last six months.
  • Custom Email Alerts: Sign up for free, no-obligation email alerts that include MLS Listings in the Santa Clara Valley with your special criteria: property features, location, school assignments, etc.
  • Contact Therese directly for any additional help with your search.

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Therese Swan, Almaden Valley Realtor, Sponsors AccessAlmaden – UPDATED 2022

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Therese SwanAs a sponsor of AccessAlmaden, Therese Swan helps make it possible for residents of Almaden Valley to easily learn about all of the fun and interesting events and activities happening in their community.

Therese is a Realtor with Alain Pinel Realtors, and is focused on Almaden Valley real estate. [UPDATE: Compass purchased Alain Pinel Realtors in spring of 2019, and Therese is now a Realtor with Compass.] You may recognize Therese’s name through her ongoing involvement in the Almaden Valley community, as well as her numerous Almaden listings and sales.

According to Multiple Listing Service data, Therese is the #1 Real Estate Agent for Almaden Valley in 2009 and 2010 for both total number of homes sold as well as total dollar volume. [UPDATE: Therese has been the #1 Almaden Valley Real Estate Agent each year from 2009-2021. During each of these years she has sold more homes in Almaden than any other Agent, as measured by Dollars per Agent per Year. Data from Multiple Listing Service.]

Therese’s unique mix of sales and analytical abilities, proven market tenure, and personal brand recognition in Almaden Valley gives her clients a distinct advantage and positive experience when buying and selling their homes in the area.

For the past two years Therese has made generous donations to a number of Almaden Valley elementary schools. She supports Williams Elementary School by promoting its Annual Crab and Pasta Feed, which is the school’s biggest fundraising event of the year. She also makes contributions to our community through sponsorships of the Williams Wins Foundation, Graystone Spring Celebration, and Almaden Country School Yearbook.

Prior to becoming involved in real estate, Therese worked in the high tech industry, starting as a programmer and eventually growing into a top sales performer for both software and high-end business and technology consulting services. She leverages both her technology background and vast network of contacts when marketing and selling Almaden Valley homes for her clients.

logo: Therese Swan

Therese’s personal network extends beyond Almaden Valley and greater Bay Area to an international audience of potential home buyers and sellers through the leading real estate companies of the world and Alain Pinel’s own luxury home division, Luxury Portfolio. In fact, just this month she consummated a deal with buyers from overseas on one of her high-end listings.

Contact Therese today if you plan to buy or sell a home in Almaden Valley or the surrounding area. You can reach her at 408-656-8240 or tswan@tswan.com.