Cameo Park West neighborhood

Cameo Park West neighborhood in Campbell / Los GatosLos Gatos, Campbell, and Saratoga meet near the intersection of Quito Road and Pollard Road in the far northwest end of LG. People driving through for the first time are often confused about what city is where. To complicate matters, some areas belong to one municipality but have the mailing address, or postal label, of another.

Such is the case with Cameo Park West, a lovely residential pocket of Campbell which is a bit of an outpost for that city and hence has a Los Gatos mailing address to make it simpler for letter carriers. The schools, of course, are not impacted either way since they have nothing to do with the city or town boundaries.

This popular neighborhood, which has claims of some sort to both areas is well built and well kept. For Los Gatans commuting to Cupertino or Sunnyvale, homes in west Los Gatos and nearby offer a shorter commute than from downtown LG or east Los Gatos.

What are homes like in Cameo Park West?

Cameo Park West HomeThe houses found along Elwood Drive, Hyde Drive, Hyde Court, Bearden Drive, and Pollard Court were built mostly in 1966 and 1967 by a well respected, San Francisco Bay Area builder of houses, Leep Homes. There were many extras that went into homes built by Leep, among them copper plumbing (well before that was typical), two way fireplaces, front porches, formal entry halls, step down living rooms, central forced air heat, wood shake roofs (originally, now most are composition shingle) and beautiful hardwood floors. This builder was active in Santa Clara County and we see Leep subdivisions throughout San Jose, Los Gatos, Campbell and many other places within Silicon Valley.

Cameo Park West homes range in size from 1380 square feet to 2620 square feet and sit on lots as small as 6000 SF to as big as 12,600 SF. Most lots are around 8000 SF and a typical house might be about 1800 SF with 3-4 bedrooms and 2 bathrooms. Most of the homes in this area are single story but a few are two stories.

Most houses are “interior” to the neighborhood, but some are close to or face Pollard Road, others are next to the freeway (and with it, the high voltage power lines & towers and also the train tracks) or the school or the creek. Many would prefer a creekside setting or a school as a back neighbor, but not everyone shares that feeling.

How expensive is Cameo Park West real estate?

As of this writing, late July 2018, in the current market homes have sold between about $1,500,000 and $2,000,000. Homes may still sell as low as $1.5 million or less if they’re small, have location issues and / or fixer uppers, but within the last year one sold as high as $1,805,000.

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Silicon Valley Short Sale Snapshot

September 18, 2008

Today’s Merc headlines were the most depressing economically that we’ve seen in years with the highlights being the crash on Wall Street, the rise of foreclosures in many San Jose zip codes, and the state of California’s budget crisis.

The piece on foreclosed homes, written by Sue McAllister, focused on the zip codes in San Jose where foreclosures are between about 1% and 2.6% and on the issue of blight in vacant homes. Lenders can’t keep up with their paperwork on these distressed properties, let alone worry about watering and mowing lawns and keeping homes from being vandalized. As might be expected, the areas hardest hit with these problems are those with the lowest income. Cambrian Park, Willow Glen, The Rosegarden, West San Jose and Almaden Valley did not rank among the areas with high levels of foreclosures. The Mercury News article did not cover just short sales, but homes in any stage of foreclosure.

Short sales are usually the first step in the foreclosure process, as many homeowners who’ve been served a Notice of Default and know or believe that they cannot save their home will try to get out from under the mortgage burden with as little credit damage as possible, and thus turn their efforts to the hope and opportunity that a short sale may provide.

[Some agents are trying to help homeowners to not just cut their losses when they lose their homes, but instead to cut their debt pressure and keep their homes. A friend of mine in Tuscon, Frances Flynn Thorsen, has a forum to help homeowners keep their homes. (You can read about it here.)]

Back to the issue of distressed Silicon Valley properties:  I’ve been tracking short sales for about six months in selected areas of Silicon Valley. The parts I’ve been tracking are largely along the west and northwest part of Santa Clara County, where there is more wealth and stability generally in this market. There is not a shocking rise of short sales in these areas overall. Have a look at the snapshot of short sales among single family homes, condos and townhomes in Silicon Valley:

  3/26/2008 5/18/2008 7/19/2008 9/18/2008
Los Gatos 5 8 7 9
Monte Sereno 1 0 0 1
Saratoga 0 1 4 3
Los Gatos Mtns 3 2 3 0
Cambrian Park 59 63 68 49
Santa Clara 56 63 69 75
Campbell 13 19 23 20
Cupertino 1 1 0 1
Los Altos 0 2 1 0
Sunnyvale 50 58 51 48
Blossom Valley 196 217 190 177
San Jose (all) 1534 1777 1708 1578



Blossom Valley, which made the Merc’s list, has actually improved on short sales (but perhaps gotten worse with the number which are now bank owned?). Los Gatos is worse. Cambrian Park is better. The total number of San Jose short sales is lower than it was in July or May. (This may be a statistical blip as some homeowners may be getting an extra window of time before feeling pressured to sell.)


So what can be said from this for the Silicon Valley real estate market? We have had a bifurcated market for a couple of years already in which the wealthier areas have been fairly stable and the poorer areas have been badly impacted by the mortgage crisis and the general state of the economy. We are not yet seeing the end of the tunnel in terms of the foreclosures in Santa Clara County – more are to come as adjustable loans are reset and an oversupply of cheap, bank owned housing puts downward pressure on pricing in many districts.

At the same time, turnkey, fully remodeled homes in areas with excellent schools and aggressive pricing are still selling – and at times with multiple offers. Buyers are being picky, because they can be picky with so much selection available.

Buyers with large cash downpayments are calling the shots generally, but sellers with “like new”, high quality homes in areas where the schools have API scores over 900 are running their own show too. How’s the market? It completely depends on where you’re looking.