General Area in Palo Alto>Question Details

Tegh2011, Home Buyer in Palo Alto, CA

Which neighborhoods in palo alto ca are a ft for young families seeking in at 1.8mm or less? Walking access to neighborhood park for kids?

Asked by Tegh2011, Palo Alto, CA Wed May 30, 2012

Priorities are schooling, community feel & neighborhood parks. Walking to a cafe would round up the dream location.

Thank you all. You rock for sharing your expertise.

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Answers

14
When you are looking at $1.8, think $1.4 list to get the house, we're in a seller's market!

I found three houses that I could like the neighborhoods...two were near the children's library off of Louis and one was in Barron Park.

The Barron Park home is on Laguna, and that's about 2 blocks from where my husband grew up. The park is great, and elementary school has a wonderful PTA, and it feeds to an excellent Middle and Gunn High. The streets are filled with people walking in the evenings, no sidewalks, and it's relatively easy to get to 280 for getting to work.

The other two are on Kenneth and Loma Verde, when I was a child, I liked getting over to the children's library and Rinconada and both are pretty close to those places.

When you're under $2M in Palo Alto right now, I recommend you get a fierce package together for your offer. Do these extra things:

*Write a heartfelt letter to the seller with your family's picture saying how you would love the home, care for the home, and why you would like this particular home

*Make sure you show exactly how you can close escrow. Show all the finances and then some, be very disclosure oriented around your capability to buy the house. If you say "400K down' show $400K in the bank! Whatever you say you want to do, show that you can do this with paperwork that is super clear about you.

*Be ready with this paperwork before you write any offer. Present it nicely. If you have a loan approval from a bank only your brother knows about, get an additional approval from a large well-known bank and include that with the offer. Use the lender you choose, of course! But show an approval from Chase, Wells, B of A, or a bank of that caliber so that the seller feels so safe choosing YOU!

*Shorten up contingency days by 1 or two days from whatever your agent recommends. These days stack up against each other when the listing agent is showing offers. So if your price is the same as an offer with 10 contingency days and you offer, say 8 days, you could "win."

These are a few of my secrets for getting offers accepted!

And definitely follow the advice of some of the other wildly Palo Alto agents. It's a lovely place to live and grow up, and it does feel so much safer than some of the other areas.

You also might like the areas of Mountain View that feel like Palo Alto.

Good luck!

Erica

Erica Glessing Nelson
Realtor(R)
DRE 01425475
Editor & Co-Publisher "Sell Your House Fast for the Right Price" slated for July 2012 release
Editor &Co-Publisher "Buy the Right House" slated for Thanksgiving 2012 release
http://www.EricaNelsonEstates.com
408-416-7090
1 vote Thank Flag Link Wed Jun 27, 2012
I would highly recommend Midtown Palo Alto, it easily fits into your range and will get you a decent house (at least yet). I am not an real estate professional, but a resident and have lived in other towns in Bay Area before. In my humble opinion, Palo Alto is the best and after living here and sending a kid to the local public school, I can see why people pay obscene amount of money to get relatively modest houses in Palo Alto -- it's the community and how much people care about their schools and community. Palo Alto also has a nice mix of activist types who are passionate about their cause -- be it organic gardening or environment protection or governance, alongside the tech CEO types.

You can check the individual API scores of schools but in general most schools in PAUSD are great due to the influx of parents who move in for the sake of education -- and that priority reflects in the school quality. Midtown has a good neighborly feel and good access to conveniences that you desire. Hope this helps.
1 vote Thank Flag Link Wed Jun 20, 2012
THANK YOU Terri, John, Grace, Stu, Marcy & Elena!

I appreciate all your input. I'm going "breathe in" the neighborhoods you have recommended to see if I can see myself in there.
1 vote Thank Flag Link Thu May 31, 2012
This is a new listing! Love this area! FYI!
Erica
**





General Property Information
1500 block CHANNING AVENUE, Palo Alto 94303 Status: Active MLS #: 81223394
Class: Single Family Residential Orig Price: $1,425,000 List: 06/21/2012
Area: Green Gables (238) List Price: $1,425,000 Original: 06/21/2012
County: SANTA CLARA COUNTY Sale:
0 votes Thank Flag Link Wed Jun 27, 2012
Richardson Ct in South Palo Alto has probably the nicest community feel of the five Palo Alto neighborhoods I've lived in. Parks, shopping, schools, a library and a YWMCA are all within walking distance. Midtown has similar opportunities.

I like Duveneck elementary. The children's museum and library are nearby but nearby shopping is limited to the Edgewood center(not my favorite). Green Gables neighborhood on north side of Embarcadero would be within your specified price but Community Center would tend to be higher.

Green Gables neighborhood between Embarcadero and Oregon is nice. Some parents would be concerned about their children crossing Embarcadero. I think for older children it's walkable but not so much so for younger children.

I would also keep an eye for homes in Professorville. A home on Tasso sold earlier this year matching your wishes.

Juliana
Web Reference: http://www.julianalee.com
0 votes Thank Flag Link Sun Jun 10, 2012
I think the Duveneck/St. Francis area may be a good fit too, especially if you have young kids. It is within walking distance to the neighborhood elementary school - Duveneck Elementary, as well as Eleanor Pardee Park, Rinconada Park, the Main Library, Children's Library, Junior Musuem, etc..

The Edgewood Shopping Center will undergo renovation soon, and I am sure you'd find a cafe or two there. Not sure when the renovation will complete though. Nonetheless depending on where you are in that neighborhood, you may be within walking distance to downtown.

Let me know If you'd like to speak with someone who lives in the area, I can arrange for you to speak with my client who bought a home a year ago in that neighborhood.
0 votes Thank Flag Link Fri Jun 1, 2012
I agree with earlier posts - Midtown and South Palo Alto would be my first choice. And don't forget Philz for coffee! Generally, most of Palo Alto is walkable and kids friendly. The challenge is to find a home in your price range. Good luck!
0 votes Thank Flag Link Thu May 31, 2012
Midtown hands down is the best. Of course being a midtown resident I am a little biased. There is Hoover Park, the midtown shopping area, and Philz Coffee, always voted the best in PA. There is also Starbucks, Cafe Sophia, and Palo Alto Coffee for variety. Most homes, although not all sell for under 2 million, which is not at all true in north Palo Alto. It is also only a little over a mile to California Ave from most areas of midtown.
South Palo Alto is also good with easy access to Mitchell Park, Piazza's shopping Center, and Pete's Coffee and is usually a little less expensive than midtown, although a large portion of south Palo Alto east of Middlefield is in the flood zone.
Barron Park has parks, schools, and shopping close by as well, but no sidewalks, so that may or may not be an issue. Also Bol Park is home to the Donkey who inspired Shrek, so that is kind of cool.
You can't go wrong in Palo Alto, and while inventory has been at historic lows making home buying here difficult, it has been improving, and I think will be easier this summer.
Marcy Moyer
DRE 01191194
Web Reference: http://www.marcymoyer.com
0 votes Thank Flag Link Thu May 31, 2012
As promised, other homes close to parks primarily in the Old Palo Alto area... http://stucarson.com/paloaltoproperties

Rock on! http://youtu.be/cVaLE4TTbwI

Stu

http://www.JustPaloAlto.com
0 votes Thank Flag Link Thu May 31, 2012
Need to read this with Boston's "More than a Feeling" or Van Halen's "Dance the Night Away" playing in your head.

Now this rocks... follow this link to EXACTLY what you asked for http://www.StuCarson/JustPaloAlto.com

JUSThomes that are within walking distance to parks AND shopping at Stanford Shopping Center. I'll be putting up another link later tonight to take you to homes that are within walking distance to other parks but not Stanford Shopping Center.

You understand the power of technology, you know that no industry stands still, status quo is tantamount to death. You very likely know that because you compete in the world market place for a Silicon Valley based enterprise. Excellence & innovation is a way of life for you... why not expect it from your Realtor?

Call or email me if you are looking for a 1 in a 1000 agent to represent you... we are Redefining Excellence in Real Estate by applying the principles of Kaizen to provide Smart, Trustworthy & Caring Representation!

Stu
408-209-0849
http://www.JustMyProperties.com
http://www.GetRealRealtor.com
https://twitter.com/#!/KaizenGroupRE
0 votes Thank Flag Link Wed May 30, 2012
Since Grace is going to do plugs - please allow me to plug Campbell. I don't work in that town, but I'm there frequently and it has much of what you are looking for in some vary affordable price ranges. The town is going through major upgrades and worth taking a day to look at.
0 votes Thank Flag Link Wed May 30, 2012
Hi Tegh2011 and thanks for your post.

As Terri V. noted below, when you use terms like "fit for young families", we, as Realtors can no longer answer the question since it steps perilously close to those areas that we cannot discuss and which would be in violation of fair housing laws.

However, if you're looking for parks in Palo Alto, check out the City's wonderful website describing all of the more than 50 parks in the area. You can see information about parks here at http://www.cityofpaloalto.org/depts/csd/parks_and_open_space…

Information about schools, API scores, and the opinions of the parents in the neighborhood can be found at http://www.greatschools.com and also at the State's website at http://www.cde.ca.gov/ta/ac/ap/.

Finally, for the best information about Palo Alto's real estate market, work with a Realtor that specializes in the local area like Marcy Moyer who works in Palo Alto and knows it like the back of her hand or John Souerby who also makes his "market" as a broker in Palo Alto. Working with a great local Realtor will ensure that you have someone who is intimately familiar with the neighborhood and has invested time and talent into the community.

Also, as plug for me and for Terri, don't limit yourself to just Palo Alto! There are great homes, great schools, great neighborhoods in Sunnyvale, Los Altos and Cupertino (where I live and practice) and Campbell, Los Gatos and Saratoga where you can find Terri Vellios and, I promise that we can find you a great property in the $1.8 million price range or less!!

So give yourself options for other great towns in the Santa Clara County!! And if you're set only on Palo Alto, work with a great local Realtor for the best information and results!! Good luck!!

Sincerely,
Grace Morioka
Area Pro Realty-People's Choice
Tel (408) 426-1616
0 votes Thank Flag Link Wed May 30, 2012
If you're looking for parks and schools with an easy walk to Starbucks, Barron Park is great. Juana Briones Park is a quick walk from just about any part of the neighborhood and there are three outstanding schools: Juana Briones Elementary, Terman Middle School and Gunn High School (considered the best high school in Silicon Valley). Terri is also right about Mid Town, though I believe Barron Park ranks higher in terms of what you're looking for within your price range.
0 votes Thank Flag Link Wed May 30, 2012
agents are prohibited from discussing family, children, etc. You may want to look to Midtown.
Web Reference: http://www.terrivellios.com
0 votes Thank Flag Link Wed May 30, 2012
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