Ckp, Home Buyer in Santa Clara, CA

Evergreen prices

Asked by Ckp, Santa Clara, CA Sat Mar 8, 2008

I see that inventory is low near cupertino schools or mission san jose or even warm springs schools.
But in Evergreen around good schools, inventory is high and prices are low comparatively.
What is going on there? Am I getting the correct picture?

Help the community by answering this question:


Cupertino is a red hot area because of the Cupertino School District and low crime. The API scores are nearly perfect and it is highly sought after because of this reason. The average API combined for elementary, middle and high schools is ~930 (perfect is 1000!). Once families are settled in there, they don't move out, which equals low inventory of homes. The homes that are available there are pretty pricey.

Evergreen area of San Jose (95121, 95148, 95135 and 95122 respectively) is a little different. This falls into Evergreen Elementary School district/East Side School District and average API score is ~ 770. It is getting better than what it was in the past, but there is typically more ESL curriculum and it's a rougher neighborhood. Living in San Jose my entire life, I have to agree with K. Johnson below that it has never been the most sought after neighborhood, and it has a certain stigma associated with that area ('the east side'). When comparing Evergreen/East side to Cupertino, it is like comparing apples to oranges. Thus, the house prices are going to be a lot lower and inventory higher.
If great schools and surrounding crime is a determining factor of where you want to buy, Evergreen may not be the area for you. Otherwise you can get a great deal and a larger home in Evergreen.

Good luck to you with your home search

Sara Greenwood
5 votes Thank Flag Link Sat Mar 8, 2008
Ckp, Evergreen/Silver Creek area is a VERY desirable place to live. It has the BEST schools in San Jose. Just look at the API scores of JF Smith Elem, Matsumoto Elem, Carolyn Clark Elem, Norwood Creek Elem, Laurelwood Elem, Evergreen Elem. With schools like that do you think it would be infested with gangs or drive by shootings? Several miles down in East Valley there is a dramatic amount of inventory and foreclosures. They are two different areas. If you have small kids and want great schools, Evergreen/Silver Creek area is the place to buy. Good Luck
3 votes Thank Flag Link Sun Mar 9, 2008
The Evergreen has never been a very desirable place to live in the South Bay. Within the last 10 years there was a boom in new homes built (and overbuilt) because land was cheaper there than most other places. New schools and shopping centers have been built there recently.
I think what we are seeing there is that many people who couldn't afford a home previously bought new homes there that were relatively cheaper than any other neighborhood. There are many foreclosures there now. Historically, the Evergreen was a crime ridden, gang zone. I had friends that lived at Silver Creek and Capitol in the 90s and night would not go by without gunfire or a car being vandalized. But, that is not quite true anymore. The stigma remains.
In contrast, Cupertino has had highly rated schools and very low crime for over 30 years. It's reputation is long standing.
That's why the prices are so different.
1 vote Thank Flag Link Sat Mar 8, 2008
Hi Ckp, There does appear to be a disparity. Evergreen, near good schools, are relatively new homes and many have full value loans which leads to financial challenges...leading to more 'necessary' sales. Of course, that does not hold true for all of Evergreen. There are substantive differences in the schools you are considering 'good'. Monte Vista High ranked in the top 100 schools in the country again Remember this, Cupertino homes, within the Cupertino school district , are the most sought after properties in the South Bay. Inventory in Cupertino has historically proved to be low and homes there sell at a substantially quicker pace and there is no reason to expect that to change any time soon! If you are considering which area to buy into and schools are very improtant to you, in your investment consideration, then Cupertino will have to be highest on your list.

1 vote Thank Flag Link Sat Mar 8, 2008
CKP if you are still looking, you may notice that in the best parts of Evergreen (around Carolyn Clark Elementary for example), inventory here is low as well now. The other factor is newness. In Cupertino and West San Jose there are primarily older homes (25 is relatively "new") and the majority are age 50+. In Evergreen, there are newer (and even new) homes in those high performing (850+ API) areas.

I have a beautiful newer home with sparkling city lights views, a great floor plan and fabulous island kitchen that is not yet on the MLS that will be open Sat. & Sun. from 1:30-4:30 in Evergreen with Carolyn Clark Elementary, Quimby Oak Middle & Evergreen High - Hope to see you there.
0 votes Thank Flag Link Sat Jan 28, 2012
I am a home buyer and have done some detailed survey recently. I feel the quality of schools in evergreen heavily depend on its location inside the area.
In terms of test scores, I think some areas in evergeen, with elementary school over 900, middle school at 870, and high school at 820, are already compatible with certain areas in Cupertino (such as areas with hyde middle and cupertino high). Actually evergreen has quite several elementary schools with scores over 900.

I think it is silly to associate a particular area with some stereotype. Evergreen has shown constant school improvement in the past years and proved it has strong potentials. Quite some schools there are becoming excellent schools. I don't know much about the history of the east side. If the east side was such a un-desirable area in the past, then evergreen people should be really proud of themselves because they have changed a bad district into a very good one.
0 votes Thank Flag Link Thu Jul 16, 2009
I don't know how I missed your question, but you are right about the disparity. You can purchase a home in Evergreen and get good schools and great home prices. From the people that I have worked with and from my own personal experience is that the Evergreen infrastructure is bad. We have all these home east of 101 and there are some beautiful ones available, but if you leave home at 7:00 AM and need to get to Cupertino, Mtn View or Santa Clara you are trapped. 101 is a complete bottleneck! But the good news is, if you can start early or later you can avoid the trap! We have good to excellent schools and much better prices than west San Jose or Cupertino, this is great place to live. I would be glad to talk with you about this more, I have been an Evergreen/East Valley resident for over 25 years.
Happy House Hunting!

Charles Coachman
Keller Williams Realty
San Jose, CA
0 votes Thank Flag Link Wed Apr 23, 2008
Hi Ckp,

Yeah it is a unique market, dont be fooled by the inventory scenario though. Cupertino and Mission areas have very desirable schools, (APR scores+)

Alot of people dont leave the cupertino or mission area once they get in, they stay awhile, because of the schools. that is why inventory is lower.

evergreen has an older section as well but schools are decent their too. Silver Creek area comes with a higher price tag, that is for sure. Great location, lots of ammenities and schools are extremely desirable.

The question is ...What does Ckp want? or need? What is important for you and your family, we will find it!

I am here to help -- call me anytime!!

Best Wishes to you
0 votes Thank Flag Link Sat Mar 29, 2008
Inventory is high and prices are low almost everywhere. Not always a reflection that should be considered "bad".
0 votes Thank Flag Link Thu Mar 13, 2008
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