Monday, December 7, 2015

Detailed Property Tax Component Breakdown Comparison 2015-2016

For buyers who are numbers driven, I did a detailed comparison of the property tax charges between sample houses in the 3 neighborhoods below:
1. Cupertino address with Cupertino schools
2. Santa Clara address with Cupertino schools
3. San Jose address with Berryessa schools

The overall property tax rates are very similar for all properties in Santa Clara County. The minor variations are mainly due to the differences in Special Assessments added on to the bills for different communities.



Some Special Assessments are based on mailing address CITY (not school district):

The house with Cupertino address (based on address city not school district) is charged special assessments for the following:

1a. Cupertino Sewer Services = $411.70
1b. Cupertino/Environment/Storm = $12
2. County Library CFD 2013-1 = $33.66

In comparison, the house with San Jose address pays:
1a. SJ Current Garbage Services = $384.84 (newly added to San Jose Property Tax bills)
1b. SJ Sewer/Sani/Storm = $499.44 (newly added to San Jose Property Tax bills)
2. San Jose Library Measure B of $31.34 (up from an Assessment of $27.80 back in 2011)

and the houses with San Jose + Santa Clara address (but not the house with Cupertino address) pay:
1. SCCOSA ASMT DIST 1 assessment of $12 (same as in 2011) +
2. SCCOSA Measure Q of $24.00 (newer charge that was not present in 2011).

Some Special Assessments are based on SCHOOL DISTRICT (not mailing address CITY):  

For instance, regardless of address, homes in the Cupertino Union School District (CUSD) and Fremont Union High School District (FUHSD) pay CUSD Measure A of $250 (up from Parcel Tax of $125 in 2011) and FUHSD Measure B of $98 (same as Parcel Tax of $98 in 2011). In comparison, homes in the Berryessa School District (BSD) only have to pay the Berryessa School District Measure K of $79 (same as Parcel Tax $79 in 2011).


The Santa Clara Valley Water District (SCVWD) charges:
1. SCVWD Safe, Clean Water = $59.24 fixed for all properties
2. SCVWD FLOOD
    a) North Central = $13.18 for Cupertino and Santa Clara
    b) East = $20.92 for Berryessa neighborhood of San Jose

Mosquito-Vector charges the same for all 3 properties:
1. Mosquito Vector Asmet #2 = $8.36
2. Mosquito Vector Control Assmt = $5.08




In summary:
1. Cupertino address with Cupertino schools = Total Assessed Value*(Tax Rate 1.1792%)+ Special Assessments $891.22
2. Santa Clara address with Cupertino schools = Total Assessed Value*(Tax Rate 1.176%)+ Special Assessments $469.86 
3. San Jose address with Berryessa schools = Total Assessed Value*(Tax Rate 1.2521%)+ Special Assessments $1,124.22

The final conclusion is that the property tax rates are only slightly different between different neighborhoods within Santa Clara County. If you are evaluating a potential purchase of investment property and need a rough property tax figure to enable you to compute cash flow then use a rough number of 0.0125 * Assessed Property Value (i.e. 1.25% * purchase price for year1)

Friday, November 27, 2015

Sunnyvale Open House Sat/Sun 1pm-4pm

Sunnyvale Open House Sat/Sun 1pm-4pm



Beautiful permitted addition has final approval bringing total living area to 1,500 sqft.
Possible 4th bedroom or home office.
Beautiful updated kitchen.  Granite countertops.  Stainless steel appliances.  Gas range.
Finished garage. New roof. Dual-pane windows.
Recessed lights. Solatubes in bathrooms.
Copper plumbing.
New gas wall furnaces (3).
New drain clean out.
New vinyl fencing and
New sprinklers.
New concrete driveway and parking areas.

Sunday, November 15, 2015

Top Cupertino Schools : Monta Vista High, Kennedy Middle, Lincoln Elementary (21087 Red Fir Court , Cupertino 95014)


21087 Red Fir Court , Cupertino 95014Status:PendingDates:
County:Santa ClaraOrig Price:$888,888Original:11/04/2015
Area:18 - CupertinoList Price:$888,888  List:11/04/2015
Class:Res. Townhouse / Sale Price:
Sale:11/12/2015

BRIGHT,QUIET AND COZY END UNIT TOWNHOUSE WITH THE BEST CUPERTINO SCHOOLS. UPDATED YARD, KITCHEN, APPLIANCES AND MANY DETAILS. LARGE LIVING ROOM, EXTRA STORGE SPACES. WALKIING DISTANCE TO DE ANZE COLLEGE, PARK, 99 RANCH SUPERMARKET AND CLOSE TO EVERYTHING! MOVE IN CONDITION AND MOTIVATED SELLER. MUST SEE!

3161 Cecil Avenue , Santa Clara 95050 (Open House 1pm-4pm)

3161 Cecil Avenue , Santa Clara 95050 (Open House 1pm-4pm)




Beds:4
Baths (F/P):4 (3/1)
Apprx.Sqft:3,367 SqFt (Tax)
Apprx Lot:9,583 SqFt (Other)
Apprx Acr.:0.23 Acre(Other)
Age/Yr B.:2/2013 (Tax)

This custom built home has a prime midtown location with luxury design; Solid Teak hardwood floor throughout; High ceilings with crown moldings and tray ceilings; Plantation shutters; Gourmet chef's dream kitchen w/granite countertops, Jenn-Air stainless appliances & large island; Spacious formal living, dining & family rooms; Huge master suite w/elegant spa bath + his & her closets; All bedrooms have its own bath; Fully landscaped yards; Walking distance to Santana Row shopping, dining & so much more!

11/05/2015Area 8, 18-19Silicon Valley Association of REALTORS
2 years new custom built home on a large lot; walking distance to Santana Row.

Features

Accessibility:Lower Light Switch(es)
Bath Features:Double Sinks, Granite, Jack and Jill, Shower and Tub, Skylight(s), Stall Shower, Tub(s)
Communication:Cable TVKitchen:220 Volt Outlet, Cooktop - Gas, Countertop - Granite, Dishwasher (s), Exhaust Fan - Vented, Garbage Disposal (s), Hood Over Range, Island with Sink, Microwave (s), Oven - Double, Pantry Cabinet, Refrigerator (s)
Construct Type:
Cooling:Central Forced AirLaundry:Hookups Only
Dining Rm:Breakfast Bar, Dining Area in Family Room, Formal Room
Energy Sav:Double Pane Windows, Low Flow Toilet(s), Skylight(s)
Ext. Amenities:Back Yard, Fenced, Sprinkler(s) - LawnLot Desc:
Other Rooms:Formal Entry, Laundry Room
Family Room:Kitchen/Family Room ComboPool:No
Fence:Fenced BackPool Features:
Fireplace:#2 / Gas Starter
Prop Condition:
Roof:Tile
Flooring:Hardwood, Stone, TileSecurity:
Soil Condition:
Foundation:Concrete PerimeterStories:1
Heating:Central Forced Air - Gas, Fireplace(s), Heating - 2+ ZonesStyle:Mediterranean
Horse:NoView:
Interior:High Ceiling(s), Skylight(s), Walk-in Closet
Garage/ParkingStructure(s)
Garage:2Type:
Carport:
2nd Structure:
Open Parking:
2nd Strct. Desc:
Features:Attached, Gate/Door Opener, On Street

Saturday, October 10, 2015

Open House Today 1pm-4pm 1723 Braddock Court San Jose CA 95125 (Hamilton Corners)





1723 Braddock Court , San Jose 95125


2 bedroom

2 bathrooms

1,044 SqFt





1984



 

Wonderfully maintained complex - Mature trees and beautiful grounds. One story, upstairs unit - 2 bedrooms and 2 baths. Approximately 1044 SF - living room/dining area and there is a private balcony off the living room. Washer/dryer hook-ups. Large master bedroom with walk-in closet. One-car garage and one assigned covered carport space. Central forced heating and air conditioner. HOA pool, 2 spas.

Property Flyer:  PDF  JPEG1  JPEG2

Monday, September 28, 2015

1723 Braddock Court , San Jose 95125

1723 Braddock Court , San Jose 95125


2 bedroom

2 bathrooms

1,044 SqFt





1984






Wonderfully maintained complex - Mature trees and beautiful grounds. One story, upstairs unit - 2 bedrooms and 2 baths. Approximately 1044 SF - living room/dining area and there is a private balcony off the living room. Washer/dryer hook-ups. Large master bedroom with walk-in closet. One-car garage and one assigned covered carport space. Central forced heating and air conditioner. HOA pool, 2 spas.

Property Flyer:  PDF  JPEG1  JPEG2