Home Buying in 95051>Question Details

Bina, Home Buyer in Fremont, CA

santa clara vs san jose vs sunnyvale homes in cupertino SD.

Asked by Bina, Fremont, CA Wed Dec 23, 2009

why are the home prices lower in the city of Santa Clara (95051) that fall under Cupertino SD compared to similar homes in San Jose (95129) and Sunnyvale (94087)?
I'm mainly comparing homes in 95051 and 95129 with the same cupertino schools.

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Hello Bina and thanks for your question.

Having lived in this area for over 20 years, I can say that, for the most part, the homes in the 95129 area of West San Jose (Eisenhower School District) are priced often lower than the homes in Santa Clara that attend the same elementary school. The reason, of course, is that the homes and the lots in this narrow area of San Jose are much smaller than those in Santa Clara. The 95051 area of Santa Clara that qualifies for Eisenhower has both very large homes (Westwood area, for example bounded by Pruneridge and Tantau and Lawrence Expressway) and some very small ones (near Kiely), so the pricing can be higher (at or over $1 million) and lower (at $500K for a townhome or smaller Eichler)--the cost depends entirely on the home's age, size, location, and the lot size.

The San Jose area of 95129 encompasses a large section of homes that extend from 85 and De Anza Boulevard across to Lawrence Expressway (behind Cupertino HS) to a strip of homes along Stevens Creek near Lawrence and up to Kiely Boulevard. In the area by 85 and De Anza/Sunnyvale-Saratoga Rd, the homes are often newer and the older homes are on larger lots with elementary schools with better APIs. In these areas, the homes tend to be much higher priced than other sections of 95129. Similarly, there are other large homes and larger lots in the section of 95129 near Miller and extending along to Lawrence at the backside of Cupertino HS. These homes are also quite expensive and the students here attend a school with a slightly higher API than, for example, Eisenhower Elementary. Finally, the homes at Stevens Creek/Kiely/Lawrence in San Jose are more affordable than the other two areas. These homes are often only 1100-1200 square feet in size on lots of approximately 6500 square feet and there is also freeway noise from 280 that can negatively affect home pricing.

As for Sunnyvale (94087), that is a completely different area altogether for housing. The Sunnyvale homes that are within the Cupertino School District tend to be quite large--1400-2200 square feet in size on lots that range from 7000 to 12000 square feet, and are, for the most part, located near Los Altos. Most of these homes sell for between $900,000 to over $1.1-1.2 million dollars. Although both Stocklemeier and West Valley do not have the highest APIs in the Cupertino School District, the area is nicely maintained with wide, large streets and lots and a slightly more suburban feel than Los Altos (the neighbor to the north).

If you are interested in purchasing a home in these areas, it's best to work with a qualified real estate professional who can guide you to a home and home prices that meet your specific needs. Good luck!!

Sincerely,
Grace Morioka, SRES, e-Pro
Area Pro Realty
Tel (408) 426-1616
Email: GraceAreaProRealty@att.net
0 votes Thank Flag Link Wed Dec 23, 2009
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