Selling a home in West San Jose

Bidding runs hottest here

measured: 24 months

Of the 10 San Jose neighborhoods that sold furthest over asking (at least 10 sales each, all home types), 9 are in West San Jose, led by Moreland West & Hathaway Park (7.5% over), Lynbrook (7.2%) and San Tomas Park & Westmont (7.0%). In 15 of its 18 neighborhoods the typical sale closed over asking. We price from your neighborhood’s record and the closest recent sales, and plan the offer date around the response.

Over asking, neighborhood by neighborhood

Measure E sits at the median

city rule

West San Jose’s median house sold for $2.25M, just under the $2.3 million line. Above it, Measure E adds 0.75% of the whole price up to $5 million (1% from $5 million to $10 million, 1.5% above that), on top of San Jose’s $3.30 and the county’s $1.10 per $1,000. A sale at exactly $2,300,000 owes $10,120 in transfer tax; at $2,300,001 it owes $27,372. In five of the 18 neighborhoods the median house sold above the line (Rainbow, Calabazas, Lynbrook, Country Lane and Strawberry Park), and in six more it sold between $2.05M and $2.2M.

By local custom the seller pays the county tax and the buyer and seller split the city taxes; all of it is negotiable, and the purchase contract decides. If your price could land near the line, we plan for it before you list.

San Jose transfer tax and Measure E

Price per square foot

measured: houses

In our ranking of San Jose neighborhoods by median price per square foot (at least 10 sales each), the top three, Lynbrook, Rainbow and Calabazas, are all in West San Jose. Here the median house sold for $1,403 per sq ft, against $980 across San Jose, and measured 1,562 sq ft. At those prices buyers check the size closely, so we confirm the measured square footage and the permits for any addition before launch.

Neighborhoods ranked by price per sq ft

Few flood or fire flags

measured: R-1 lots

In 13 of the 18 neighborhoods no lot zoned single-family (R-1) has its center in a FEMA high-risk flood zone, and none of the 18 has a lot in a CAL FIRE fire hazard severity zone. The exception is Blackford, where 81 of 279 lots (29%) are in shallow-flooding zone AO; Cypress & Northlake (21 lots), Lynhaven & Eden (17), Starbird (14) and Calabazas (1) have a few. The seller’s natural hazard disclosure states the zones for your parcel, and we order it before launch so buyers see it with the other reports.

Lots, flood and fire zones by neighborhood

Houses, condos and townhomes

measured: San Jose, 24 months

The area figures on this page are for houses. Across San Jose in the same two years, the typical condo sold for $680K, 0.3% under asking (34% sold over), and the typical townhome for $1.04M, 0.4% over (56%), against 2.0% over for houses. Counting every home type, the typical sale closed at asking in Santana Row & Valley Fair, 0.8% under in Loma Linda and 2.7% under in Cypress & Northlake. A condo or townhome is priced against its own kind, with the HOA documents ready up front.

Condo and townhome prices