American HS District Boundary map:
The fact that these two neighborhoods are lumped together like this may be part of the problem. It also might be the Birds area proximity to the railroad tracks. The tracks run very high behind the development â€“ you can actually see eye-to-eye with train personnel from the second story bedroom windows of homes that back to the tracks. The fact that it is next to Union City is not a factor.
There are currently 10 homes for sale in the Birds area and only one sale this past year. It was an REO that sold for $288 sq/ft. The average list price per sq. ft it is currently $315.
As for the Ardenwood area proper, although Forest Park is actually a part of Ardenwood, you have to keep in mind that the Forest Park area is technically separated out when doing comparative comps for the area. Home prices in the Forest Park area are higher than the remainder of Ardenwood.
Ardenwood Elementary school also services the part of Ardenwood that includes homes on the west side of the railroad tracks (over by Karl Nordvik Park).
As such, Ardenwood is a much larger area than the Birds area and has newer and more diverse homes.
Ardenwood (not including Forest Park) currently has 15 active listings, 12 pending and 66 sold in the past 12 months. The average list price per sq/ft is $389 and the sold average per sq/ft is $376.
As per the information on greatschools.org, Warwick school is 9 on a scale of 1-10 with 10 being the best. Ardenwood and Forest Park schools are both a number 10. So you can see that people that want a good school want the best.
Are you working with a realtor? Your realtor should be able to guide you through this process. If I can be of any help, you can reach me at 510-279-9580.
Help-U-Sell Achievers Realty http://www.helpusellachievers.com
As a matter of fact, the $/sqft in the Lake and Birds, regardless of the school districts, are the same in different years. This is quite troubling, as I would assume the triangular region should have higher housing price since it's a nicer neighborhood, pandrosa house, and nicer school district....
Hope this helps,