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

Friday, September 18, 2015

Open House 9/20/15 1:30pm-4:30pm @ 847 Colleen Drive , San Jose 95123




Property Flyer:  PDF    JPEG-Page1  JPEG-Page2






Light & Bright Home Originally Built by Pacific Standard Has Been Remodeled to Perfection!*Vaulted Ceiling*Dual Pane Windows*Copper Plumbing*Porcelain Tile Floors*Newer Carpeting*Remodeled Kitchen*Breakfast Bar Island*Maple Style Cabinets*Undercabinet Lighting*Tile Backsplash*Stainless Appliances*Indoor Laundry*Baseboards*Partial Crown Moulding*6 Panel Doors*Remodeled Master Bath*Porcelain Tile Custom Shower*Landscaped Front & Back*Grapes & Key Limes * FOOTHILL VIEWS !!

The schools for 847 Colleen Drive are:
Allen at Steinbeck Elementary School - Final API (2013) was 761
Castillero Middle School - Final API (2013) was 846
Gunderson High School - Final API (2013) was 695



 
SAN JOSE UNIFIED 799 805 D -6  
Elementary Schools
  Allen at Steinbeck 761 779 5 -18   No No No
  Almaden Elementary 807 773 5 34   Yes Yes Yes
  Anne Darling Elementary 813 799 1 14   Yes Yes Yes
  Booksin Elementary 938 927 A 11   Yes Yes Yes
  Canoas Elementary 735 745 5 -10   No No No
  Empire Gardens Elementary 661 697 5 -36   No No No
  Ernesto Galarza Elementary 704 785 5 -81   No No No
  Gardner Elementary 689 721 5 -32   No No No
  Grant Elementary 718 740 5 -22   No No No
  Graystone Elementary 935 947 A -12   Yes Yes Yes
  Hacienda Science/Environmental Magnet 883 883 A 0   Yes No No
  Hammer Montessori at Galarza Elementary 868 881 A -13   Yes No No
  Horace Mann Elementary 704 716 5 -12   No No No
  Los Alamitos Elementary 935 937 A -2   Yes Yes Yes
  Lowell Elementary 782 799 1 -17   No No No
  Merritt Trace Elementary 752 807 A -55   No No No
  Rachel Carson Elementary 855 854 A 1   Yes No No
  Reed Elementary 843 855 A -12   Yes No No
  River Glen 824 829 A -5   Yes No No
  Schallenberger Elementary 858 857 A 1   Yes No No
  Selma Olinder Elementary 741 762 5 -21   No No No
  Simonds Elementary 958 970 A -12   Yes Yes Yes
  Terrell Elementary 805 835 A -30   Yes No No
  Walter L. Bachrodt Elementary 773 762 5 11   Yes No No
  Washington Elementary 799 793 5 6   Yes No No
  Williams Elementary 964 970 A -6   Yes Yes Yes
  Willow Glen Elementary 868 870 A -2   Yes No No
Middle Schools
  Bret Harte Middle 926 919 A 7   Yes Yes Yes
  Castillero Middle 846 822 A 24   Yes No No
  Herbert Hoover Middle 705 698 5 7   Yes No No
  John Muir Middle 787 772 5 15   Yes No No
  Peter Burnett Middle 740 734 5 6   Yes No No
  Sunrise Middle 648 573* 11 75   Yes Yes Yes
  Willow Glen Middle 811 803 A 8   Yes No No
High Schools
  Abraham Lincoln High 739 761 5 -22   No No No
  Downtown College Preparatory 738 733 5 5   Yes No No
  Gunderson High 695 710 5 -15   No No No
  Leland High 895 898 A -3   Yes No No
  Pioneer High 822 837 A -15   Yes No No
  San Jose High 690 693 5 -3   No No No
  Willow Glen High 747 770 5 -23   No No No


Open House Saturday 9/19/15 @ 3360 Mount Wilson Drive , San Jose 95127


Affordable Single-Family Home in Santa Clara County

Bedrooms:--------------------------------------------------->3
Bathrooms:-------------------------------------------------->2
Approx. House Sqft:---------------------------------------->1,095 SqFt
Approx. Lot Size:------------------------------------------->5,036 SqFt
 
Year Built.:--------------------------------------------------->1960










Property Flyer:  PDF  JPEG

 
3360 Mount Wilson Drive , San Jose 95127Status:ActiveDates:
County:Santa ClaraOrig Price:$550,000Original:09/09/2015
Area:4 - Alum RockList Price:$550,000List:09/09/2015
Class:Res. Single Family / Detached



Land Use:SFR$/SqFt:$502.3



Expires:10/31/2015
   


Special Info: Zoning:R1-8


Incorp:Yes

 

City Limit:Yes

 
3 bedroom 2 bathroom single-family home with an open floor plan. Recently installed new laminate flooring. Freshly painted interior. Recess lighting in Living Room, Kitchen and Hallway. Kitchen with granite countertops. Master bathroom with granite vanity. Hallway bathroom with granite vanity. Double pane windows. Backyard with a fruit-tree. Short drive to local shopping and parks.


This house is located in the Mount Pleasant Elementary School District, which sits just north of the Evergreen Elementary School District and just south of the Alum Rock Elementary School District.

Click HERE for a larger map:
https://siliconvalleyhouses.files.wordpress.com/2012/10/santaclaracountyhsdistrictscoverwhichelemdistricts.gif

As you can see from the map, Alum rock forms an upside-down J shape that engulfs the Mount Pleasant Elementary School District on the top, left, and right (north, west, and east) and Evergreen Elementary School District.

All 3 of these Elementary School Districts are part of the East Side Union High School District, along with Orchard Elementary and Berryessa Elementary School Districts northwest of Alum Rock and Franklin-McKinley Elementary and Orchard Elementary School Districts southwest of Evergreen School District.



The schools in the Mount Pleasant Elementary School District are:

August Boeger Middle School

1944 Flint Avenue San Jose, CA 95148
Phone: 408.223.3770
Fax: 408.223.6959
Grades 6, 7 and 8
Principal Jeremia Cruz
Student Advisor 

Ida Jew Academies 
Charter School
Ida Jew Academies
1944 Flint Avenue. San Jose CA 95148
Phone 408.223.3750
Fax 408.223.7346
Grades K-8

Principal Blanca Herrera
Student Advisor Laura E. Alvarez

Mt. Pleasant STEAM Academy
14275 Candler Avenue, San Jose, CA 95127
Phone: 408.258.6451FAX: 408.272.9705
Grades K-5

Principal Jose Gonzalez

Robert Sanders Elementary 
3411 Rocky Mountain Drive, San Jose, CA. 95127
Phone: 408.258.7288
Fax: 408.272.9646
Grades K-5
Principal Julie Howard

Valle Vista Elementary

2400 Flint Avenue, San Jose, CA95148
Phone 408.238.3525
Fax 408.223.7465
Grades K-5
Principal Patty Pizziol



Mt. Pleasant Elementary School District's last API scores (2013) before the county stopped tracking API were as follows:






















MT. PLEASANT ELEMENTARY 759 775 D -16  








Elementary Schools
  Ida Jew Academies 825 834 A -9  Yes Yes Yes








  Mt. Pleasant Elementary 731 745 5 -14  No No No








  Robert Sanders Elementary 755 755 5 0  No No No








  Valle Vista Elementary 794 807 A -13  No No No








Middle Schools
  August Boeger Middle 718 756 5 -38  No No No


3360 Mount Wilson Drive sits between Mt. Pleasant Elementary and Robert Sanders Elementary. 


East Side Union High School District's last API scores (2013) before the county stopped tracking API were as follows:


























































































EAST SIDE UNION HIGH 751 747 D 4  







Elementary Schools
  Escuela Popular Accelerated Family Learn 581 629 9 -48  No No No







High Schools
  Andrew P. Hill High 713 713 5 0  No No No







  Evergreen Valley High 866 861 A 5  Yes No No







  Independence High 757 765 5 -8  No No No







  James Lick High 674 674 6 0  No No No







  KIPP San Jose Collegiate 875 900 A -25  Yes Yes Yes







  Latino College Preparatory Academy 679 683 6 -4  No No No







  Mount Pleasant High 711 715 5 -4  No No No







  Oak Grove High 716 693 5 23  Yes No No







  Piedmont Hills High 831 820 A 11  Yes No No







  San Jose Conservation Corps Charter               







  Santa Teresa High 773 776 5 -3  No No No







  Silver Creek High 793 783 5 10  Yes No No







  Summit Public School: Rainier 823 823* A 0  Yes Yes Yes







  William C. Overfelt High 676 658 7 18  Yes No No







  Yerba Buena High 682 684 6 -2  No No No







Small Schools
  ACE Charter High 605* B B B  N/A







ASAM Schools
  Apollo High 569* 605* 10 -36  No Yes No







  Escuela Popular/Center for Training and 746* 773* 5 -27  No Yes No







  Foothill High 513* 551* 12 -38  No No No







  Pegasus High 552* 570* 12 -18  No Yes No







  Phoenix High 533* 423* 19 110  Yes Yes Yes


Mount Pleasant High School's last API score (2013) was 711.