Local knowledge · Two counties, one team
Santa Cruz County & Santa Clara County city guides
We work both sides of Highway 17 — the coast, the mountains, and Silicon Valley. Real estate here is local: a good answer for one street or hillside parcel can be wrong for the next one over. These are the practical, property-focused considerations we help clients evaluate in every market we serve.
The coast & the mountains
Santa Cruz County
Shaped by coastal access, lifestyle demand, environmental restrictions, topography, wildfire exposure in the mountains, and commute tradeoffs over Highway 17 and Highway 1. Median single-family prices sit near $1.6M (early 2026), with premium coastal pockets well beyond.
Santa Cruz
Wide mix of housing types, from Westside beach cottages to UCSC-adjacent neighborhoods. Practical diligence often includes older construction, drainage, coastal exposure, Coastal Zone rules, and insurance costs. Strategy is driven by street-level comps.
Live Oak & Pleasure Point
Often value-oriented relative to nearby coastal pockets, with strong surf-lifestyle demand. Pay attention to condition, flood exposure in some areas, and permit history for additions and conversions.
Capitola
Small coastal city with strong walkability, limited inventory, and steady demand. Condos and townhomes require careful HOA review (including balcony inspection reports). Some areas need parcel-level flood review. Clean terms and timing matter.
Soquel
Micro-location matters. Strong access to both coastal and inland amenities. Inspection findings and disclosure quality can drive negotiations and timelines — verify permits and drainage carefully.
Aptos
Coastal and hillside properties with wide variation — Seascape, Rio Del Mar flats, and wooded parcels behave differently. Confirm slope/drainage and insurance early. Popular for second homes; review carrying costs and use restrictions first.
Rio Del Mar & Seacliff
Beach-adjacent homes where condition, rules that may affect use, and insurance availability can materially change monthly cost.
La Selva Beach
Limited turnover. Inspection focus often includes coastal exposure, drainage, and insurance availability.
Scotts Valley
The most commute-friendly city in the county — 25–35 minutes over Highway 17 to San Jose tech campuses. Suburban feel and schools draw families. Look closely at roof condition, drainage, and pest reports; wildfire review still applies near wooded terrain.
Watsonville
The county's widest range of price points and property types — often its best relative value, and a frequent investor focus. Parcel-level flood review recommended in some areas; accurate pricing and condition planning make for a smooth escrow.
Corralitos
Rural character with land-use considerations: wells, septic, ag-adjacent parcels, and access. Verify systems early.
Felton
Redwood/mountain setting with a charming town core: moisture, drainage, septic and well systems, access, and insurance should be verified early.
Ben Lomond & Brookdale
Classic San Lorenzo Valley living. Mountain diligence applies — plus road access and sun exposure vary dramatically parcel to parcel.
Boulder Creek
Rural mountain market — septic/well considerations and wildfire-risk diligence are common. Budget realistically for maintenance and confirm insurance eligibility, including Zone 0 ember-resistant buffer requirements.
Bonny Doon & Davenport
Larger properties with privacy — and correspondingly deeper due-diligence lists: parcel, access, and utility verification, plus wildfire and coastal-terrace considerations.
Silicon Valley
Santa Clara County
Driven by Silicon Valley employment, school-district demand, commute patterns, and strong competition for well-located homes. Median single-family prices are roughly $2M (early 2026), with well-priced homes averaging 14–21 days on market. Lance's property tax consulting background and years of Silicon Valley transactions inform strategy on this side of the hill.
San Jose
The largest city in the county, covering an enormous range of neighborhoods, price points, and school influences — Willow Glen, Cambrian, Almaden, Evergreen, and Berryessa all behave differently. Verify school attendance boundaries directly, review permit history, and price strategically for multiple-offer dynamics. Strong ADU demand for rental income and multigenerational living.
Santa Clara
Central location and access to major employers make it a practical favorite. Steady demand, commuter appeal, and a mix of mid-century housing stock where remodel quality and permit history deserve review.
Sunnyvale
One of the most competitive cities in the county — location, schools, job access, and limited desirable inventory. Long-term value depends on exact neighborhood, condition, and entry price; disciplined offer strategy matters here more than almost anywhere.
Mountain View
Tech-core location with strong rental and resale demand. Condos and townhomes offer entry points — review HOA budgets, reserves, and balcony inspection reports (SB 410) carefully.
Palo Alto
One of the region's most recognized and expensive markets: schools, prestige, and limited supply. Buyers focus on lot utility and remodeling potential; well-located, well-presented homes still attract aggressive interest.
Cupertino
School-driven demand is the defining force. District and attendance boundaries can move value materially — verify directly, never from listing remarks. Generally among the county's highest-priced markets.
Campbell
Small-town downtown charm with central Silicon Valley convenience. Popular with move-up buyers; watch remodel quality, permit history, and micro-neighborhood comp sets.
Los Gatos
Charm, prestige, schools, and an established small-town feel. Hillside properties need extra diligence: slope, drainage, access, vegetation, wildfire exposure, and insurance. For many buyers the premium is justified by long-term desirability.
Saratoga
Estate lots, top-rated schools, and low turnover. Hillside and creek-adjacent parcels warrant geotechnical and drainage review; lot utility drives value as much as the house.
Los Altos, Los Altos Hills & Monte Sereno
Premium low-density markets where land value dominates. Verify lot constraints, septic (in the Hills), and rebuild/expansion potential — buyers here are often planning the next house, not just buying this one.
Milpitas
Relative value with strong commute access to North San Jose and the East Bay. Newer townhome communities mean HOA review; established neighborhoods reward condition and permit checks.
Morgan Hill & Gilroy
South County: more space, newer construction, and land — at meaningfully lower price points. Commute burden is the tradeoff; some parcels bring rural systems (wells, septic) and ag-adjacency considerations.
Wondering how your area compares?
Ask about any street, school district, hillside parcel, or coastal lot in either county — you'll get a property-specific answer, not a generalization.
Ask Lance