Woodside Single Family Residences Report by Golden Gate Sotheby's International Realty

Woodside SINGLE FAMILY RESIDENCES

2015 DATA ANALYSIS

Some notes on data SA L E DATE VS . C LO S E O F E S C ROW

BOX- A N D -W H I S K E R PLOT S

Some real estate sales statistics and graphics use Close of Escrow (COE) as the effective date of the sale. This makes some sense, as the sale isn’t final until escrow closes. It does, however, give a skewed view of the seasonality of the market since some sales may not close until a few months after the sale date. For all the statistics and graphics you see in this report, we have chosen to use the sale date (the date the contract was signed), to give you a more accurate picture of the state of the market.

To give you a sense of the range of home prices in a neighborhood, we include a type of diagram used in descriptive statistics: the box-and-whisker plot. This breaks down the homes sold into four quartiles, each with the same number of sales. The central rectangle (the “box”) shows the 2nd and 3rd quartiles, with the median between them. The whiskers that extend beyond the box show the 1st and 4th quartiles. Any outliers (sales that fall outside 1.5 times the width of the box) are shown as diamonds. $4.08m

SIZE INDEX

The size of a house in square feet is highly correlated with sale price and a commonly used measure, but it fails to take into account the size of the lot – often a significant factor in this region. For charts in the neighborhood section of this report, we use a size index that factors in lot size as well as house size, based on a regression analysis of their relative contribution to sale price in the city. The size index is more highly correlated with sale price than house size alone.

1Q min

3Q median

4Q max

outliers

SO U RC E S & O F F - M A R K E T SA L E S

Data for this report was provided by MLSListings, Inc., local county tax assessors offices, and other sources. Dreyfus Sotheby’s International Realty maintains our own database of off-market home sales – homes sold without being publicly listed. For this report, we incorporate these offmarket sales into the more generally available data. We believe the information in this report to be correct but have not independently verified the information and assume no legal responsibility for its accuracy.

Woodside SINGLE FAMILY RESIDENCES

The state of the market in one of the worldâ&#x20AC;&#x2122;s most desirable housing marketplaces. 2015 DATA ANALYSIS

Woodside

Woodside residents value secluded outdoor living while enjoying a strong sense of community. Separated from the ocean by the Santa Cruz Mountains, towering redwoods dominate its western hills, with oaks and eucalyptus in the lower areas. Residents value its privacy, access to nature, large parcels of land and diverse architecture. Settlers arrived in the early nineteenth century to log the rich stands of redwoods. Later, prosperous San Francisco families built country estates in Woodside with regular stagecoach service to San Francisco established in 1852. Farms, small cattle ranches and vineyards replaced the sawmills and its hillsides and steep ravines are now filled with vines, tended by notable winemakers such as Thomas Fogarty. Rapid growth after World War II alarmed local residents, who feared that their rural haven would be transformed into an urban area. Residents incorporated in 1956 to retain local control and stop urbanization. This town of just over 5,000 enjoys a rurual lifestyle with local trails, horse properties, open space preserves, an artists’ colony and summer jazz at the beautiful Filoli Garden. Popular cycling routes draw cyclists in droves on the weekends along Cañada Road, Old La Honda Road, Kings Mountain Road, Skyline Boulevard and Highway 84. Woodside is also home to several open space preserves, including Purisima Open Space, Huddart County Park, the Phleger Estate and Skeggs Point. The small business district includes Roberts Market, a hardware and horse tack store, and a few restaurants, including the iconic Buck’s of Woodside, where many venture capital deals have been inked. Woodside is home to a mix of Silicon Valley movers and shakers – CEOs and venture capitalists, as well as famed musicians and artists.

$4 million

2 015 WOO D S I D E S U M M A RY

Number of Homes: 2,340 Homes sold in 2015: 88 Median sale price: $2.85m Average sale price: $3.84m Average price/sq ft: $1,099 Average days on market: 50

CHANGE F RO M 2 014

-16.2% +31.5% +32.8% +23.5% -27.6%

$3 million

Sept 2008: Sub-prime bubble bursts

$2 million

Feb 2004: End of the $1 million dot.com bust

Jan 2012: Start of the Unicorn Run

The graph of median prices for Woodside (2002-2015) reflects three housing cycles, starting with the dot.com crash of 2000 with a fitful recovery beginning in 2003. The next – the sub-prime bubble – can be seen in the run from 2005 to 2008, collapsing with the fall of Lehman Brothers and the banking crisis in September 2008. The most recent “Unicorn Run,” fueled by startup companies valued at $1 billion or above, has put steady upward pressure on home prices.

*Graph shows 6 month rolling average

2003

2004

2005

2006

2007

2008

2009

2010

2011

2012

2013

2014

2015

101

SKYLINE AREA

EMERALD HILLS AREA WOODSIDE HILLS WOODSIDE GLENS

280

WOODSIDE HEIGHTS

CENTRAL WOODSIDE 82

Woodside Neighborhoods Woodside consists of eight distinct neighborhoods. This report also includes the adjacent unincorporated Skyline area as defined by the Multiple Listing Service (MLS), which stretches from highway 92 in the north all the way past the southern edge of Palo Alto Hills in the south.

SKYLINE AREA 84

SKYWOOD

HIDDEN VALLEY OLD LA HONDA ROAD AREA

280

The box-and-whisker plots here span the range of home sale prices within each neighborhood, with the large dot marking the median. Diamonds beyond the reach of the whiskers are outliers: unusual sales both high and low. There were no sales in Hidden Valley during 2015. See inside front cover for a more detailed explanation of box-andwhisker plots.

Woodside Home Sales by Neighborhood - 2015 $2m

$4m

Skyline Old La Honda Road

$12m

$14m

$16m

$18m

$20m

4 38

$3.20m

Woodside Hills

Woodside Glens

$10m

$5.94m

Central Woodside SKYLINE AREA

Skywood

$8m

$6.50m

Woodside Heights

Emerald Hills

$6m

$2.39m

$2.19m

$2.06m

$1.73m

$1.35m

$2m

1 $4m

$6m

$8m

$10m

$12m

$14m

$16m

$18m

$20m

Woodside Schools Multiple school districts serve students in Woodside, depending on the location of the residence. K–8 students are part of the Woodside, Redwood City, Las Lomitas, and Portola Valley Elementary School Districts. Almost all of Woodside is in the attendance area for Woodside High School, with approximately half of high school students attending Woodside High School, and the rest attending local private high schools. A few homes send students to Menlo Atherton High School.

E LE M E NTARY/M I DDLE SC HOOL S WO O D S I D E

Woodside Elementary · API Score: 968 Woodside Glens, Central Woodside, Skywood, Skyline, and Emerald Hills R E DWO O D C I T Y

Henry Ford (K–5) · API Score: 826 Kennedy Middle (6–8) · API Score: 723 Woodside Hills L A S LO M I TA S

Las Lomitas (K–3) · API Score: 948 La Entrada (4–8) · API Score: 968 Woodside Heights P O RTO L A VA L L E Y

Ormondale Elementary · API Score: 935 Corte Madera Middle · API Score: 944 Hidden Valley, Old La Honda Road H IG H SC HOOL S Woodside High · API Score: 749 All neighborhoods Menlo Atherton High · API Score: 811 Woodside Heights

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Foundation Hospital

Woodside Hills

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Sequoia Hos

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Av e

City Hall

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Bay

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Hetch Hetchy

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Cordilleras Creek

Av e

Semicircular Rd

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Va lo

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Fai r

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Lower Emerald

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Menlo College

Neighborhood Perspective Av e

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Selby Lane Elem. School

Menlo High School

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2015 saw an active market in Woodside Hills with a St. Joseph’s Ele na School (pvt.) the majority of sales clustered in the $3–5M range Av e Sacred Heart and one outlier of a modern estate property for Preparatory School (pvt.) nearly $13M. Buyers tended to be relocating from San Francisco or move up buyers from Redwood Ala me City or Park. dMenlo aD

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Hillview Middle School

H O M E SA L E S DATA F O R 2 015

280

Las Lomitas Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . 287 Elem. School Homes Sold in 2015 . . . . . . . . . . . . . . . . . . . . . . . . . 13 Median Sale Price . . . . . . . . . . . . . . . . . . . $3,200,000 Bear Gulch Reservoir Average Sale Price . . . . . . . . . . . . . . . . . . . $3,937,538 Oak Knoll Average Price/Square Foot . . . . . . . . . . . . . . . $1,006 Sharon Hills Park Elem. School Average Days on Market . . . . . . . . . . . . . . . . . . . . . 38 La Entrada

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Av e

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Ca Red w

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N or t h g

Hig

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Woodside High School

Av e

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Menlo Country Club

Val p

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Sto

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Canada College

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Ath

Emerald Hills Golf Course

Ford Elementary School Ave Creek

Mt. Alverno Arroyo Convent Private School

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Cloud Elementary School

Emerald Lake

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Holb Palm

Sel

la m

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Library

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St Main

se lro Me

Broadway St

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Ch est nut St

Arling

N E I G H BO R H OO D S C H OO L S e Rd

Elem. School

Country Club

Sharon Park

Trinity Episcopal Elem Sch. d Hill Rd

Stanford Hills Park

San

Homes for Salea dero Closed Sales

Ar a s

dsi

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Jan

Feb Mar Apr May

San Jun Fr a Jul

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s qu

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Wunderlich

San

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8 7 6 5 4 3 2 1 0

Homes for Sale vs. Closed Sales Sharon Heights

M o n t e R os

Woodside Hills Inventory - 2015

od Cre

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Bea

odsid HenryWoFord (K-5) Town Hall Firestation Woodside 84 Kennedy (6-8) Elementary Wh iske School yH Woodside High ill R d Approximately 90% of residents attend local private schools

nta in Rd

Aug Sep Oct Nov Dec

Woodside Hills is a community of 252 homes located in the Town of Woodside to the northeast of 280, north of Woodside Road and west of Alameda de las Pulgas. The homes are situated on minimum one-acre lots, many with views of San Francisco Bay. A homeowners association governs land use, and architectural design.

Woodside Hills Home Sales 2015 Sale Price $20m

$16m

$12,875,000

$12m

$8m

$4m

Median

City Median

$1,940,000 Jan

Feb

Size Index

Mar

Apr

May

Jun

Jul

Bubble area reflects the property size index, which takes into account both the house size and lot size of each property. The highest and lowest sales for the year are highlighted.

Aug

Sep

Oct

Nov

Dec

Off-market sales are drawn from our proprietary database of private sales. See the inside front Off Market cover for more details. MLS Sale

Jan

n aks L

Av e

Fai rO

5th

Va lo

r Ve

Isab

Menlo College

Menlo High School St. Joseph’s School (pvt.) Sacred Heart Preparatory School (pvt.) Av e

St. Raymond’s School (pvt.)

iso

Neighborhood Perspective Hillview Av e

Las

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Middle

2015 saw only a few sales in theSchool neighborhood, with Las Lomitas almostElem. halfSchool being off the MLS. Typically in Woodside we see about 30% of homes being sold off market, and this is more than typical in Woodside Heights. Expect turnover to continue to be low, with the majority of Rd homes being land value or “fixer uppers”. Oak Knoll ill San t

280

ood W

d eR sid

Av y

Av e

Bear Gulch Reservoir

Sharon Hills Park

Sharon Heights Country Club

N E I G H BO R H OO D S C H OO L S

Las Lomitas Elementary (K–3) La Entrada Middle School (4–8) Menlo Atherton High

Rd ero

San Fr

a s qu ek Cre ito

Jan

Jasper Ridge Biological Preserve

Feb Mar Apr May

Jun

Jul

Aug Sep Oct Nov Dec Woodland Elem Sch.

Homes for Sale Closed Sales os ranc Los T

Searsville Lake

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8 7 6 5 4 3 2 1 0

Homes for Sale vs. Closed Sales

Ar a s

San

ill

Woodside Heights Inventory - 2015

Cam pu

M o n t e R os

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Number of homes . . . . . . . . . . . . . . . . . . . . . . . . .Stanford 123 University Homes Sold in 2015 . . . . . . . . . . . . . . . . . . . . . . . . . . Golf 4 Course Median Sale Price . . . . . . . . . . . . . . . . . . . $6,500,000 J u n Trinity i pe Sharon SaleEpiscopal Average Price . . . . . . . . . . . . . . . . . . $5,687,500 ro Se Park Elem Sch. Average Price/Square Foot . . . . . . . . . . . . . . . $1,209rra Blvd Stanford l Rd Sand Hilon Market . . . . . . . . . . . . . . . . . . . . . Hills Park Average Days 22 r

od Cre

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Elem. School

La EntradaF O R 2 015 H O M E SA L E S DATA

Town Hall

Po r

Nea Par

ara

N or t h g

Fremont Park

Val p

Ala

Gle

Ath ge Av e

Woodside High School

a te

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Menlo Country Club

Av e

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Sto

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Dr si d e

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Creek

Stulsaft Park

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Na Sc

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Hil

Selby Lane Elem. School

Ford Elementary School Ave

Sel by Ln

lvd

Holbrook Palmer Pk

Av St. Pius e School (pvt.)

la m

Kennedy Middle School

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Semicircular Rd

Woodside Heights ve aA

Jam e

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Woodside Heights sits on the southeast side of Woodside Road between Alameda and 280, in the highly-regarded Las Lomitas School District. With lots generally one acre or more, it combines the woodsy, rural feel of Woodside with a convenient location. The combination of quiet roads and hilly, tree-covered terrain offers great privacy for residents.

Woodside Heights Home Sales 2015 Sale Price $20m

$16m

$12m

$7,250,000 $8m Median

$4m City Median

$2,500,000 Jan

Feb

Size Index

Mar

Apr

May

Jun

Jul

Bubble area reflects the property size index, which takes into account both the house size and lot size of each property. The highest and lowest sales for the year are highlighted.

Aug

Sep

Oct

Nov

Dec

Off-market sales are drawn from our proprietary database of private sales. See the inside front Off Market cover for more details. MLS Sale

Jan

Woodside Glens

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Av e

Menlo Country Club

o W

r de D rid

Canada College

si od

ts et us h c

Creek

Emerald Hills Golf Course

Mt. Alverno Arroyo Convent Private School

m Far e Agua Stulsaft Ojo D Park

Ford Elementary School Ave

Selby Lane Elem. School

ckb

Jef

lvd

lB Hil

od Redwo

Kennedy Middle School

Woodside

Neighborhood Perspective High School

Sto

Cloud Elementary School

Emerald Lake

Av St. Pius e School (pvt.)

la m

so fer

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a te

la Woodside Rd Glens continued to be popular with buyers med h aD r th g point to Woodside, ig N oentry whoHvalued the relatively low eL proximity to town and access to Woodside Elementary School. Homes in this neighborhood tended to be priced under $2 million and sold reasonably quickly, often with multiple offers. St

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H O M E SA L E S DATA F O R 2 015 Rd of homes . . . . . . . . . . . . . . . . . . . . . . . . . 166 eNumber sid Homes Sold in 2015 . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Bear Gulch Reservoir Median Sale Price . . . . . . . . . . . . . . . . . . . $2,055,000

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Average Sale Price . . . . . . . . . . . . . . . . . . $2,345,833 Average Price/Square Foot . . . . . . . . . . . . . . . . . $976 Average Days on Market . . . . . . . . . . . . . . . . . . . . . 29

N E I G H BO R H OO D S C H OO L S

d nta Woodside Schooloodside R in W Rd Woodside High School Firestation Woodside 84 Elementary School

Town Hall Wh Woodside Glens - 2015Redwood Creek isk

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Bea

e Homes yfor Hil Sale vs. Closed Sales lR 8 d

Sh Co

Jan

Feb Mar Apr May

Jun

Jul

Cre

7 6 5 4 3 2 1 0

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Mo u

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Emerald

Aug Sep Oct Nov Dec

Homes for Sale Closed Sales

Originally an area for vacation homes and employee housing for workers on the local estates, â&#x20AC;&#x153;The Glensâ&#x20AC;? has evolved into a closely knit community of residents who value knowing their neighbors and small town living, while being within walking distance of downtown Woodside and enjoying easy access to Woodside Elementary School.

Woodside Glens Home Sales 2015 Sale Price $20m

$16m

$12m

$8m

$4,588,000

$4m City Median Median

$1,217,000 Jan

Feb

Size Index

Mar

Apr

May

Jun

Jul

Bubble area reflects the property size index, which takes into account both the house size and lot size of each property. The highest and lowest sales for the year are highlighted.

Aug

Sep

Oct

Nov

Dec

Off-market sales are drawn from our proprietary database of private sales. See the inside front Off Market cover for more details. MLS Sale

Jan

C San

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De vo nsh ire

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Pulgas Creek

Ind

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Police Station

hip

Kaiser Foundation Hospital

ve lA

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280

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Sharon Heights Country Club

Sharon Park

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Sand Hill

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Stanford Hills Park

Menalt

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Wil low

Ring woo d Av e

Lincoln Ave

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Galve

Via

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Laqunita Lake

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Dr pus Cam

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San Fr

Pag

Ar a s

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San

Jun

Trinity Episcopal Elem Sch.

Serra

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Stanford University Golf Course

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Stanford Stadium

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Bea

Teague Hill Open Space Preserve

Cree dwood

Stanford University Hospital

W ave r

Cam pus

Woodside Elementary School

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Emb

Alm

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Av e

Av y

La Entrada Elem. School

Town Hall

Firestation

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p Ap

Oak Knoll Elem. School

Sharon Hills Park

Mo u

Hoover Pavilion Rd Hospital

The local wealth created by the stock market and successful startups continued to be invested in Central Woodside in 2015, with a number of sales in the $10M–$20M range. Many buyers appreciate the larger lots (3+ acres) and greater privacy of Woodside over newer construction in Atherton which pushed prices in prime locations. M o n t e R os

Rd e tre

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tain

Ki n

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Library

LS Packard Children's Hospital

Bear Gulch Reservoir

Mid dle

El Camino Park

Neighborhood Perspective

Dr y

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Kings Mo

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Stanford Children’s Convalescent Hospital

San t

Las Lomitas Elem. School

C El

Hillview Middle School

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Av e

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Las

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Nealon Park

Av e

Huddart County Park

St. Raymond’s School (pvt.)

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Fremont Park

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Okeefe

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San Fra nci squ ito Cre ek

Sacred Heart Preparatory School (pvt.)

Ave

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Burgess Park Alm

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N or t h g

St. Joseph’s School (pvt.)

man

Stanford Research Institute

Library Rec. Center

Valp

Ala

Hig

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Av e rid

Menlo Country Club

Av e

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Canada College

Sto

d oo W

Ele

Dr si d e

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Menlo High School

Rav ens wo o

ella Ave

er t on Av e

Menlo College

Cole

St. Patrick’s Seminary

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Menlo-Atherton High School Nativity School

Ath

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Emerald Hills Golf Course

Selby Lane Elem. School

Ford Elementary School Ave Creek

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od Redwo

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Kennedy Middle School

lvd

Hil

Holbrook Palmer Pk

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Av St. Pius e School (pvt.)

la m

Hetch He

101

es Av e

fer

Jam

Cloud Elementary School

Av e

Emerald Lake

oaks

Flood County Pk

Semicircular Rd

Va lo

5th

ve aA

r Ve

Fair

da me Ala

Edgewood County Park

Green

Ma rsh Rd

fie

d Re

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Lower Emerald

15th Ave

Mid dle

ve dA

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Ave ilton Ham Ivy Dr

Library

Post Office

Wil low

e Av elt ev

Cordilleras Creek

o gew

Bay

Hetch Hetchy

R od

Jef fer

Sequoia Hos

Spring

Mar sh

City Hall

St Main

s lro Me

Broadway St

on Rd

dA ve

Arlingt l eP

Av e

Ave

Brittan

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Bauer D r

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Central Woodside k

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Wunderlich County Park

H O M E SA L E S DATA F O R 2 015 Rd

Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . 875 Homes Sold in 2015 . . . . . . . . . . . . . . . . . . . . . . . . . 38 Median Sale Price . . . . . . . . . . . . . . . . . . . $5,938,500 Average Sale Price . . . . . . . . . . . . . . . . . . $6,780,586 Average Price/Square Foot . . . . . . . . . . . . . . . $1,754 Average Days on Market . . . . . . . . . . . . . . . . . . . . . 54

Jasper Ridge Biological Preserve

Searsville Lake

Woodland Elem Sch.

e Cre

Sau sal

stra der oR

Arast rader o Rd

ree k

il Pa ge M l

LosTra ncos Creek

Boronda Lake

Homes for Sale

Cre

Closed Sales

Feb Mar Apr May k

mia

ee Cr

Jun

Jul

Foothills Park

Aug Sep Oct Nov Dec

e Cr ee k

Jon

Jan

Alpin

Ad o b

Cre

Bozo

e Rd

s Gulch

Hamm

Palo Alto Hills Golf & Country Club

Pu r is

Cre

Windy Hill Open Space

280

ro de tra ras

Gulch

Arastradero Open Space Preserve re ero C

32 28 24 20 16 12 8 4 0

lvd

ylin

Open Space Preserve

Homes for Sale vs. Closed Sales ola

Bull

La Honda Creek

Matad

La Honda Rd

rt Po

rte Madera Creek Co

Ormondal Elem. School

i m a Rd

Central Woodside Inventory - 2015

k ree

iss Pur

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ils G

Old a Ho nd a L

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ro R

rade

Arast

Felt Lake

Portola Valley Town Hall

eek Run Cr

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Pag

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La Ho nda Cree k La Honda Creek Open Space

Preserve

lvd

B line

Woodside School Woodside High School

r Po

Sky

N E I G H BO R H OO 35D S C H OO L S

Old

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Open Space

Ara

Thornwood

W es tr

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anco Los Tr

Alem

Po r

Adobe Creek

Central Woodside is the most expensive part of Woodside with large, sunny, very private properties, with many close to town and in the Woodside Elementary School District. Many of the homes have views of the foothills and open space. Horse owners enjoy the network of trails that runs through the area.

Central Woodside Home Sales 2015 Sale Price $20m

$19,250,000 $16m

$12m

$8m Median

$4m City Median

$979,000

Jan

Feb

Size Index

Mar

Apr

May

Jun

Jul

Bubble area reflects the property size index, which takes into account both the house size and lot size of each property. The highest and lowest sales for the year are highlighted.

Aug

Sep

Oct

Nov

Dec

Off-market sales are drawn from our proprietary database of private sales. See the inside front Off Market cover for more details. MLS Sale

Jan

his

Redwo

Golf Course

ill R

Jun

Trinity Episcopal Elem Sch. d Hill Rd

i pe

ro S

Stanford Hills Park

San

ero

Ar a s

San dh ill

Hidden Valley

Sharon Park

Sharon Heights Country Club

M o n t e R os

key H

San Fr

a n ci s qu ek Cre ito

Po r

Jasper Ridge Biological Preserve

Woodland Elem Sch.

eek s Cr

o ranc Los T

Searsville Lake

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There have been very few listings in Hidden Valley over the years and these properties donâ&#x20AC;&#x2122;t turn over very often. None sold in 2015. Each property is almost its own market depending on whether it is on Stanford land or if the homeowner owns the land along with the house.

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Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Homes sold in 2015 . . . . . . . . . . . . . . . . . . . . . . . . . . 0 Median Sale Price . . . . . . . . . . . . . . . . . . . . . . . . . . n/a Ormondal Elem.Average School Sale Price . . . . . . . . . . . . . . . . . . . . . . . . . n/a Average Price/Square Foot . . . . . . . . . . . . . . . . . . n/a Average Days on Market . . . . . . . . . . . . . . . . . . . . n/a

la rto Po

k CreeH N EunI G BO R H OO D S C H OO L S

Windy Hill Open Space

Bozo

Gulch

Portola Valley Schools Woodside High School

rte Madera Creek Co

Portola Valley Town Hall

Bull R

Old a Ho nd a L

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Hamm

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one

Hidden Valley Inventory - 2015

8 7 6 5 4 3 2 1 0

Homes for Sale vs. Closed Sales

LosTra ncos Creek

rtin

Cre

H O M E SA L E S DATA F O R 2 015

Arast rader o Rd

Preserve

W es

tri

r Po

Open Space

Neighborhood Perspective

Thornwood

e Rd

Alpin

Jan

Feb Mar Apr May

Jun

Jul

Aug Sep Oct Nov Dec

Homes for Sale Closed Sales

lt C

k ree

The Hidden Valley/Family Farm area is nestled between Jasper Ridge Open Space Preserve and Portola Road. Residents enjoy the quiet seclusion with ample open space that attracts many wild animals. Just a minute or two from Portola Valley Town Center, Hidden Valley is a convenient location that somehow manages to remain hidden.

Hidden Valley Area Home Sales 2015 Sale Price $20m

$16m

$12m

NO SALES IN 2015 $8m

$4m City Median

Jan

Feb

Size Index

Mar

Apr

May

Jun

Jul

Bubble area reflects the property size index, which takes into account both the house size and lot size of each property. The highest and lowest sales for the year are highlighted.

Aug

Sep

Oct

Nov

Dec

Off-market sales are drawn from our proprietary database of private sales. See the inside front Off Market cover for more details. MLS Sale

Jan

oo W

San dh ill

Old La Honda Road de dsi

Rd San Fr

a n ci s qu ek Cre ito

Wunderlich County Park

Jasper Ridge Biological Preserve

Searsville Lake

Woo Elem

Thornwood

sal

Preserve

W es

tri

r Po

Open Space

Cre

rtin

Cr ee

Po r

Several homes came up for sale in the Old La Honda Road area in 2015, but only one actually sold. Values drop quickly as one climbs up from the valley floor â&#x20AC;&#x201C; the steep, narrow roads scare off many potential buyers from the flats. This keeps prices relatively low, and buyers who donâ&#x20AC;&#x2122;t mind the narrow roads and steep Valley can find great values. Portola slopes ulch

ils G

Old a Ho nd a L

rtin

Cre

Neighborhood Perspective

rte Madera Creek Co

Ormondal Elem. School

rt Po

ola

H O M E SA L E S DATA F O R 2 015

eek un Cr

Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . . 57 Homes Sold in 2015 . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Median Sale Price . . . . . . . . . . . . . . . . . . . $1,350,000 Average Sale Price . . . . . . . . . . . . . . . . . . $1,350,000 Average Price/Square Foot . . . . . . . . . . . . . . . . $665 Average Days on Market . . . . . . . . . . . . . . . . . . . . . . 8 Rd

ylin

Bull R

Bozo

lvd

Gulch

N E I G H BO R H OO D S C H OO L S

Portola Valley Schools Woodside High School

Old La Honda Road Inventory - 2015

Homes for Sale vs. Closed Sales

Windy Hill 8 Space Open

7 6 5 4 3 2 1 0

s Gulc

Hamm

es Jon

Jan

LosTra ncos Creek

La Honda Rd

Town Hall

e Rd

Alpin

Cre

Feb Mar Apr May

Jun

Jul

Aug Sep Oct Nov Dec

Closed Sales Homes for Sale

Old La Honda features a wide variety of homes, from older cabins to newer large and luxurious properties. Tranquility abounds in this heavily wooded area and many properties have beautiful views of Silicon Valley and the San Francisco Bay. The quiet road winding through oaks and towering redwoods is a popular route among local cyclists.

Old La Honda Road Area Home Sales 2015 Sale Price $20m

$16m

$12m

$8m

$4m City Median Median

$1,350,000 Jan

Feb

Size Index

Mar

Apr

May

Jun

Jul

Bubble area reflects the property size index, which takes into account both the house size and lot size of each property. The highest and lowest sales for the year are highlighted.

Aug

Sep

Oct

Nov

Dec

Off-market sales are drawn from our proprietary database of private sales. See the inside front Off Market cover for more details. MLS Sale

Jan

st We

d eR sid

tain

Skywood

Bear Gulch Reservoir

h ulc

ide R

nta in Rd

ds Woo

tre

ple

Mo u

Woodside Elementary School

d Creek

iske yH

Redwoo

ill R

Be a

gue Hill en Space serve

La Entrada Elem. School

Town Hall

Firestation

Oak Knoll Elem. School

Sharon Hills Park

Gulc

ulc

Sharon Park

Sharon Heights Country Club

k ree

M o n t e R os

Rd Tripp

Ki n

Av yA ve

ek Cre Dr y

k ree

Kings Mo

ood W

C ion Un

Trinity Episcopal Elem Sch. Hill Rd

Stanford Hills Park

R ero

Ar a s

R de dsi oo W

San dh ill R

Sand

San Fr

a n ci s qu ek Cre ito

Wunderlich County Park

Alem

Po r

Jasper Ridge Biological Preserve

Searsville Lake

Woodland Elem Sch.

biqu

rte Madera Creek Co

H O M E SA L E S DATA F O R 2 015 ola

Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . 187 Homes Sold in 2015 . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Median Sale Price . . . . . . . . . . . . . . . . . . . $2,190,000 Average Sale Price . . . . . . . . . . . . . . . . . . . $2,161,111 Average Price/Square Foot . . . . . . . . . . . . . . . . $688 Average Days on Market . . . . . . . . . . . . . . . . . . . . . 61

Bull R

un Cre

lvd

Gulch

ylin

La Honda Creek

LosTra ncos Creek

Bozo

Open Space Preserve

N E I G H BO R H OO D S C H OO L S

Woodside School Woodside High School

Ormondal Elem. School

rt Po

La Honda Rd

Portola Valley Town Hall

Windy Hill Open Space

s Gulc

Hamm

e Rd

Alpin

Skywood Inventory - 2015

8 7 6 5 4 3 2 1 0

Homes for Sale vs. Closed Sales ek Cre es

Jon

Jan

La nda

Wood ru

ek Cre

ff Cre

Feb Mar Apr May

ree

ian

m Da

Homes for Sale Closed Sales Jun

JulS

kyl

ine

Aug Sep Oct Nov Dec Blv

lch

off Gu

Rengst

Arast rader o Rd

Cre rtin

ulch

ils G

Old a Ho nd a L

Traditionally, Skywood has been a slow moving market relative to the flats, but 2015 saw the intensity of the market move up the hill. Homes sold more quickly and for higher prices than we have seen before as buyers saw value in an additional few minutes of driving. tri

Blvd

La Ho nda Cree k La Honda Creek Open Space

Neighborhood Perspective eD

Cre

r Po

line

Sky

Preserve

W es

sal

Thornwood Open Space

rtin

Cr ee

e Cr eek

ulc

The Skywood neighborhood borders Skyline Boulevard on its upper, western edge and drops down the hill toward the town of Woodside, offering homes there stunning views of the Bay. The large lots and heavily treed hillsides offer space and privacy for the residents, making for a nice blend of neighborhood and rural feel.

Skywood Area Home Sales 2015 Sale Price $20m

$16m

$12m

$8m

$3,400,000 $4m City Median Median

$945,000

Jan

Feb

Size Index

Mar

Apr

May

Jun

Jul

Bubble area reflects the property size index, which takes into account both the house size and lot size of each property. The highest and lowest sales for the year are highlighted.

Aug

Sep

Oct

Nov

Dec

Off-market sales are drawn from our proprietary database of private sales. See the inside front Off Market cover for more details. MLS Sale

Jan

C San

Skyline arlo s Ave

ay W

ay is W

ple

e Av

Kaiser Foundation Hospital

Ave

Marsh

5th Rd

w Rd

University Ave

Av e

uis

Mtn nal

ale

101 Shoreline at Mountain View Park

Shoreline Golf Course

Dr ve eA

rd Ve

y Dr

ek Cre

Laqunita Lake

D ow

ead

Alm

Library

e harl

Dr d

Old Middlefield

ill R eM

is q

uito

les Ch W

W M id dlef

ek Cre

tral

Cam

Cre

ino

N Shoreline Blvd vd

e Bl

Shor elin

El Monte Ave

Alv

iso

Cas

Cre ek

Ha l e

Bur

Mary Ave

Berna

Miramonte Ave

S Springer Rd

Remington Dr

Skyl

ine

Hon da

uff Cre

k Cree

Adobe Creek

Blv

ff Gul

Rengsto

Fremont Ave

W Fremont Ave

ek Cre

Page Mill Rd

Fork

Russian Ridge Open Space i n dego C reek

Homestead Rd

Rancho San Antonio Open Space

280

Rancho San Antonio County Park

Foothill Blvd

be Ado

Lost Trancos Open Space

Creek

Adob

Coal

e Cr eek

Cree k

k ree ns C Steve

Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . 447 Homes Sold in 2015 . . . . . . . . . . . . . . . . . . . . . . . . . 18 Median Sale Price . . . . . . . . . . . . . . . . . . . $1,730,500 Average Sale Price . . . . . . . . . . . . . . . . . . . $1,643,995 Average Price/Square Foot . . . . . . . . . . . . . . . . $638 Average Days on Market . . . . . . . . . . . . . . . . . . . . . 56

Stevens Creek Blvd

N E I G H BO R H OO D S C H OO L S

Woodside School Woodside High School

Skyline Inventory - 2015

8 7 6 5 4 3 2 1 0

Homes for Sale vs. Closed Sales

Homes for Sale

Jan

Feb Mar Apr May

Jun

Stelling Rd

e Cr ee k

H O M E SA L E S DATA F O R 2 015

Cre

Ad o b

mia

Grant Rd

Foothills Park

Hollenbeck Ave

rdo Av e

Ave

nte

ams Woodh

Real

Creek

Ele

eek s Cr

Jone

Woodr

ino

El Camino Hospital

Foothill College

El C

Cuesta Park

Boronda Lake

Exwy

ill

Alpin

Central W Ev elyn Ave

iew

Av e

nte

Chapin Rd

leda

Library

n St

il Page M l

Evel yn A ve

Mai

a n e nte Perm

La Pa

ree k

City Hall

o Fo

LosTra ncos Creek

Bozo Gulch

Old Altos Rd

Edith Ave

e Rd

s Gulch

Hamm

Ad obe

Cre

Windy Hill Open Space

Post Office

Pu r is

lvd

Palo Alto Hills Golf & Country Club

re ero C

ylin

Open Space Preserve

280

Matad

ero ad str

Ara

W Fremont

Rob

stra Ara Arastradero Open Space Preserve

City Hall

r ee

ola

rt Po

La Honda Rd

Ormondal Elem. School rte Madera Creek Co

Creek

Rd dero

ek Cre tin Mar

Arast rader o Rd

i m a Rd

ulch

Bull Run

La Honda Creek

Library

Prices in the valley pushed some buyers up to Skyline where they discovered value in large, private lots, and quickly snapped up many of the better homes. 2015 saw a jump in both median sale price and price per square foot. iss Pur

ls G

Nei

Portola Valley Town Hall

ield Rd

ro Rd

San Antonio Rd

ek Cre

Sunnyvale Municipal Golf Cours

E Mi

ddlef

trade

Aras

Felt Lake

Old a Ho nd a L

La Honda Creek Open Space

Blv

tro St

Dr ge trid

Blvd La Ho nda Cree k

tt ffe

Neighborhood Perspective

W es

ine

Preserve

P Old

Expy

Rengstorff Park

in art M

Skyl

r Po

Open Space

age

eek al Cr

Thornwood

Saus

Rea l

Perm an

Cen W

f Ave

R Mill

torf

k Cree

engs

Fo o

thill

ente Cree k

Veterans Hospital

onio

Woodland Elem Sch.

Cree k

Ant

Jasper Ridge Biological Preserve

Searsville Lake

ncos

ique

San

Los Tra

Alemb

ield Rd

Greyhound Bus Station

Dr y Cree k

tola

Way

Matadero Cree k

Pag

Ar a s

d ro R

ado w

d lR dh il San

a de

Ave

dsi Po r

to nR d

N Rengstorff

oo W

San Fr

Wunderlich County Park

Amphitheatre Pkwy

Rd ston

s Charle

Dr pus Cam

N Shoreline Blvd

Fabian Way

Slou gh

wy Ex Ore go n

ling

San Antonio Ave

Serra St

lou

his

Ster

ve oA

rad

lo Co

Galve z St

Palo u

May field Slough

New ell R

Lincoln Ave

yA ve Un ive rsit

Palm Dr

San Fra nci squ ito Cre ek

Via

l C ana

View

Menalt o Ave

Ring

wood Ave

Will ow

Oak Gro ve A ve dA ve

Rav ensw oo

dA ve

Ave Avy r

M o n t e R os

ey S

Cam pus

ood W

W ave rl

Alm Stanford Stadium

ero

Ave

Stanford Hills Park

ro Rd

rcade

Emba

tad

a rci

k Cree

Sand Hill

ch Gul

Sharon Park

Sharon Heights Country Club

ore E Baysh

Bear

Stanford University Golf Course Jun i pe ro Se rra B lvd

Trinity Episcopal Elem Sch.

fie

Redwoo

n Ca

d Cree

Hill

Hil

ore

g rlin

d an

Stanford University Hospital

Hoover Pavilion Hospital

aysh

Ste

skey

Oak Knoll Elem. School

La Entrada Elem. School

Whi

LS Packard Children's Hospital

Bear Gulch Reservoir

Mid dle

Library

oret um

Channing Ave

El Camino Park

Arb

Stanford Children’s Convalescent Hospital

San t

Hillview Middle School

Las Lomitas Elem. School

Town Hall

Firestation

Willo

Ave Jam es

Oak sL n Fair

nw oo

Gle

Ave Val par aiso

Nealon Park

ito Cree k

Woodside Elementary School

St. Raymond’s School (pvt.)

nF rancis qu

Hamilton Av e

al Re

Gul

ple

Teague Hill Open Space Preserve

in o am

k ree

ds Woo

PA Duck Pond

R re ho

lgas

oo W

Laur el St

Burgess Park Alm

Fremont Park

Palo Alto Municipal Golf Course

ys Ba

ide Rd

nta in Rd

Library Rec. Center

nd d la

San Francisco Bay

Okeefe St

Las

Ave

C El

k Cree

tree

Sacred Heart Preparatory School (pvt.)

Sharon Hills Park

Mo u

82 PO

St. Joseph’s School (pvt.)

eman

Stanford Research Institute

Rd side

Dry

Gulch

280

tain Tripp

Ki n

ek Cre

Kings Mo

a te

da ña Ca

Gul

Ala

N or t h g

Red w

nion tU Wes

aler

ella Ave

rid Woodside High School

Huddart County Park

Ave

Menlo Country Club

Hig

Isab na

Ave

Menlo High School

Ele

r i de D

Sto ckb

Jef

oo W

Canada College

Menlo College

Col

St. Patrick’s Seminary

Nativity School

Ath ert on Ave

Mas

Ford Elementary School Ave

Menlo-Atherton High School

Emerald Hills Golf Course

ts et hus

Selby Lane Elem. School

Creek

H m Far Agua Stulsaft Mt. Alverno Arroyo Ojo De Park Convent Private School

od Redwo

lv ill B

Selb yL n

a Kennedy Middle School

Holbrook Palmer Pk

A ve

Hetch Hetchy

101 Bay Rd

Ave Nim itz Av St. Pius e School (pvt.)

la m

so n

aks Dr

Semicircular Rd

fer

Flood County Pk

Gree no

Mar sh

fie

Ave ilton Ham Ivy Dr

15th Ave

Mid dle

o wo ed

A Cloud Elementary School

Emerald Lake

Post Office

Library

ve dA

d Re ark P Val ota

ve aA

r Ve

Lower Emerald

Edgewood County Park

e Av

5th

da me Ala

r Mo

Ave

St Main

o gew

g St

elt ev

Cordilleras Creek

Sprin

Bay R

Hetch Hetchy

City Hall

Sequoia Hos

R od

Broadway St

ton Rd

tnu t

Arling

se lro Me

Ch es

Ave

Police Station

hip

Av e

c an Fr

l Pear

Brittan

ruz

Jeff er so nA ve

le Me

tta

Bri

e Av

Bauer D

Cre

ras

dille Cor

ial

e Alam

tr us Ind

De vo nsh ire

r yD verl Be

Pulgas Creek

Club Dr

Jul

Aug Sep Oct Nov Dec

Closed Sales

De Anza College

Skyline is a lifestyle. A short drive up the hill and you feel a world away from the frenzy of Silicon Valley below. Weather is more varied up in the mountains â&#x20AC;&#x201C; the sunny days are brighter and the winter storms are stronger. Skyline Boulevard, with its iconic Aliceâ&#x20AC;&#x2122;s Restaurant, is a popular weekend destination for motorists and cyclists.

Skyline Area Home Sales 2015 Sale Price $20m

$16m

$12m

$8m

$2,850,000

$4m City Median

Median

$550,000 Jan

Feb

Size Index

Mar

Apr

May

Jun

Jul

Bubble area reflects the property size index, which takes into account both the house size and lot size of each property. The highest and lowest sales for the year are highlighted.

Aug

Sep

Oct

Nov

Dec

Off-market sales are drawn from our proprietary database of private sales. See the inside front Off Market cover for more details. MLS Sale

Jan

Emerald Hills

s lro e M

l eP

Jef fer so

Sequoia Hos

Hetch Hetchy

Cordilleras Creek

o wo dge

da me Ala

r Mo

ra Ve

Lower Emerald

Edgewood County Park

d Re ark P

e Av

Va lo

A la m a

Kennedy Middle School

Jef

Neighborhood Perspective lvd

od Redwo

fer

Cloud Elementary School

Emerald Lake

n A ve

Emerald Hills Golf Course

Ma ss

Creek

Ford B Elementary l l i 2015 saw more closed sales in Emerald Hills (9) than any H ve School rm ua a ts A F et year in the lastjo Ddecade. Typically this small area averages Ag Stulsaft s e hu Mt. Alverno Arroyo O Park ac Convent 2 or 3 sales or new listings in a year. The widely different Private School

properties and price points ranged from a Tuscan villa estate to a rustic vintage cabin.

Dr si d e H O M E SA L E S DATA F O R 2 015 d oo W Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . 162 Menlo Country Homes Sold in 2015 . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Club

Canada College

dC k ree

let

p Ap

Homes for Sale vs. Closed Sales

d eR sid

ood W

8 7 6 5 Ki n gs 4 Mo un 3 tai n 2R 1d h ulc G 0 ee

k ree

tain ulch

G Tripp

ide R

ds Woo

Firestation Woodside Elementary Feb Mar Apr SchoolMay Jun Jul

Jan

ulc

Bea hC

Teague Hill Open Space

280

C Dr y

Cre

Kings Mo

d aR

ion

Red w

Emerald Hills Inventory - 2015

st We

ale

e qu

d Ăąa

Woodside School Woodside High School lc Gu

a te

N E I G H BO R H OO D S C H OO L S

art ty Park

Median Sale Price . . . . . . . . . . . . . . . . . . . $2,390,000 Woods Average Sale Price . . . . . . . . . . . . . . . . . . $2,644,183 High Sch d hR Average Price/Square Foot . . . . . . . . . . . . . . . . . $911 N or th g Hig Average Days on Market . . . . . . . . . . . . . . . . . . . . . 51

Town Hall

Homes for Sale Closed Sales

W k Aughisk Sep Oct Nov DecRedwood Cree ey Hil lR d

Emerald Hills sits adjacent to CaĂąada College and Edgewood Park on the east side of 280. The neighborhood feels rural, with windy roads, many acre lots, open space, hiking, running and horse trails. The diverse architecture includes former summer residences from the 1940s, smaller ranch homes, new large custom homes, and horse properties.

Emerald Hills Area Home Sales 2015 Sale Price $20m

$16m

$12m

$8m

$4,300,000 $4m City Median

Median

$1,100,000

Jan

Feb

Size Index

Mar

Apr

May

Jun

Jul

Bubble area reflects the property size index, which takes into account both the house size and lot size of each property. The highest and lowest sales for the year are highlighted.

Aug

Sep

Oct

Nov

Dec

Off-market sales are drawn from our proprietary database of private sales. See the inside front Off Market cover for more details. MLS Sale

Jan

SOTHEBY'S REACHES THE RIGHT BUYERS Woodside Buyers are Unique

Woodside home buyers belong to the top 2% income class in the country. Sotheby’s International Realty’s marketing approach is designed to reach these buyers where they go for information, purchasing and entertainment. High value real estate demands a high income buyer. Most Woodside homes sell in this range...

$1.5m

$8m

which means buyers’ incomes should be in this range... $250K

$1.3M

putting them in the top 2% of households in the U.S. Where are these high income buyers?

Sotheby’s reaches high net worth, high income buyers where they are.

ONLINE

AROUND THE WORLD

READING SOPHISTICATED PUBLICATIONS

Web Exposure Like No Other

Annually, sothebysrealty.com receives millions of visitors from all over the world. A N N UA L E X P O S U R E O N S I R .CO M

M O R E W E B S ITE V I S IT S

10 million

sothebysrealty.com receives more than four times the visits of other luxury real estate websites

WEBSITE VISITS

sothebysrealty.com

75 million PAG E V I E W S

25 million

P RO P E RT Y D E TA I L PAG E S V I E W E D

5,802,390

luxuryrealestate.com

1,332,818

christiesrealestate.com

1,194,185 803,877

luxuryportfolio.com 0M

Data from SimilarWeb for the 6 month period from Sept 2015 to Feb 2016

A Global Audience Group traffic share by country (top 10 non-U.S.)

More than half of visitors come from outside the United States. S H A R E O F G LO BA L TR A F F I C for top 10 countries outside of U.S. sothebysrealty.com luxuryrealestate.com christiesrealestate.com luxuryportfolio.com

A Sophisticated Readership

Sotheby's is in the publications that high netsothebysrealty.com worth buyers read most. 5,802,390 luxuryrealestate.com

Publication christiesrealestate.com

1,332,818 Median Household 1,194,185 Income (US)

luxuryportfolio.com New York Times 803,877

$74,083

$0M $1M $2M $3M $4M $5M $6M

Canada UK

Wall Street Journal

$160,518

Architectural Digest

$102,500

Dwell

$82,250

France

Bloomberg

$271,528

Italy

Hearst

$95,747

India

Financial Times

$251,706

SCMP

$200,000

PropGOLuxury

$235,000

Spain Germany Australia Brazil Poland 0%

20%

40%

60%

80%

Data from SimilarWeb for the 6 month period from Sept 2015 to Feb 2016

Dreyfus Sotheby’s International Realty 640 Oak Grove Avenue Menlo Park, California 94025

650.847.1141 dreyfussir.com

About Us Dreyfus Sotheby’s International Realty is a local, full service, real estate brokerage specializing in sales and purchases of homes in the mid-Peninsula/Silicon Valley area. We achieve exceptional sales results for our seller clients using a proprietary Premium Pricing Process fueled by deep local market knowledge. Our inspiration comes from deep involvement and care for the communities we represent. We live and work here. We have insider knowledge of homes available both publicly and privately, and advantageous real-time information on local pricing. We see ourselves as community caretakers and do all we can to help our friends and neighbors make living here a rich experience.

Dreyfus was selected by Sotheby’s International Realty to manage their business in the finer Peninsula markets of the San Francisco Bay Area and their important luxury real estate clientele. The global platform of Sotheby’s International Realty, combined with our local expertise and understanding of the region, affords Dreyfus Sotheby’s International Realty clients the best of local, national, and international representation and exposure. Within the Sotheby’s International Realty network, over 150 independent luxury brokerages work together representing more than $100 billion in annual real estate sales - by far the most important and successful residential brokerage association in the world.

Copyright ©2016 Dreyfus Sotheby’s International Realty. All Rights Reserved. Sotheby’s International Realty and the Sotheby’s International Realty logo are registered (or unregistered) service marks used with permission. Each office is independently owned and operated. Woodside-2015.2