Woodside SINGLE FAMILY RESIDENCES
2016 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.
©2017 Golden Gate Sotheby’s International Realty
1Q min
2Q
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. Golden Gate 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 off-market 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 world’s most desirable housing marketplaces. 2016 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 rural 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.
2 016 WOO D S I D E S U M M A RY
Number of Homes: 2,340 Homes sold in 2016: 83 Median sale price: $2.91m Average sale price: $4.66m Average price/sq ft: $1,163 Average days on market: 72
$4 million
CHANGE F RO M 2 015
-15.3% -2.6% +8.8% -2.5% +44.0%
$3 million
Jan 2012: Start of the Unicorn Run Sept 2008: Sub-prime bubble bursts
$2 million
The graph of median prices for Woodside (2002-2016) 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.
Feb 2004: End of the dot.com bust
*Graph shows 6 month rolling average
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
84
101
84
SKYLINE AREA
82
EMERALD HILLS AREA WOODSIDE HILLS WOODSIDE GLENS
280
WOODSIDE HEIGHTS
84
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
35
SKYWOOD
HIDDEN VALLEY OLD LA HONDA ROAD AREA
280
84
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. Not shown on the graph is one Central Woodside outlier at $50 million. See inside front cover for a more detailed explanation of box-andwhisker plots.
Woodside Home Sales by Neighborhood - 2016 $2m
$4m
Central Woodside
Woodside Glens Skyline
$12m
$14m
$16m
$18m
$20m
$22m
$24m
33 2 5
$3.71m
Woodside Heights
Emerald Hills Area
$10m
$5.30m
SKYLINE Woodside Hills AREA
Skywood
$8m
$5.80m
Hidden 35Valley
Old La Honda Road
$6m $6.02m
6
$2.60m
1
$2.23m
7
$2.11m
4
$1.46m
6
$1.38m
$2m
19 $4m
$6m
$8m
$10m
$12m
$14m
$16m
$18m
$20m
$22m
$24m
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 Woodside Glens, Central Woodside, Skywood, Skyline, and Emerald Hills R E DWO O D C I T Y
Henry Ford (K–5) Kennedy Middle (6–8) Woodside Hills L A S LO M I TA S
Las Lomitas (K–3) La Entrada (4–8) Woodside Heights P O RTO L A VA L L E Y
Ormondale Elementary Corte Madera Middle Hidden Valley, Old La Honda Road H IG H SC HOOL S Woodside High All neighborhoods Menlo Atherton High Woodside Heights
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Number ofLashomes . . . . . . . . . . . . . . . . . . . . . . . . . 287 Pu lga Hillview s Middle 5 Homes Sold . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . School Las Lomitas Median Sale Price . . . . . . . . . . . . . . . . . . . $5,300,000 Elem. School Average Sale Price . . . . . . . . . . . . . . . . . . $4,586,000 Average Price/Square Foot . . . . . . . . . . . . . . . $1,350 Bear Gulch Reservoir Average Days on Market . . . . . . . . . . . . . . . . . . . . . 53 Sharon Hills Park
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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 2016 Sale Price $16m
$12m
$8m
$6,350,000
Median
$4m City Median
$2,725,000
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
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Number of homes . . . . . . . . . . . . . . . . . . . . . . . . .Stanford 123 University Homes Sold . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Golf 6 Course Median Sale Price . . . . . . . . . . . . . . . . . . . $3,707,500 J u n Trinity i pe Sharon SaleEpiscopal Average Price . . . . . . . . . . . . . . . . . . $3,477,500 ro Se Park Elem Sch. Average Price/Square Foot . . . . . . . . . . . . . . . . . $851rra Blvd Stanford l Rd Sand Hilon Market . . . . . . . . . . . . . . . . . . . . Hills Park Average Days 120 r
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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 2016 Sale Price $16m
$12m
$8m
$5,200,000
$4m
Median City Median
$1,650,000 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
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Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . 166 Rd Sold . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 eHomes sid Median Sale Price . . . . . . . . . . . . . . . . . . . $1,455,000 Bear Gulch Reservoir Average Sale Price . . . . . . . . . . . . . . . . . . . $1,651,333 Average Price/Square Foot . . . . . . . . . . . . . . . $1,297 Average Days on Market . . . . . . . . . . . . . . . . . . . . . 29
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Originally an area for vacation homes and employee housing for workers on the local estates, “The Glens� 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 2016 Sale Price $16m
$12m
$8m
$3,150,000
$4m City Median
Median
$1,000,000 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
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The local wealth created by the stock market and successful startups continued to be invested in Central Woodside in 2016, 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
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H O M E SA L E S DATA F O R 2 016 Rd
Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . 875 Homes Sold . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Median Sale Price . . . . . . . . . . . . . . . . . . . $6,025,000 Average Sale Price . . . . . . . . . . . . . . . . . . $8,043,242 Average Price/Square Foot . . . . . . . . . . . . . . . $1,551 Average Days on Market . . . . . . . . . . . . . . . . . . . . . 73
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Central Woodside Inventory - 2016
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W es tr
84
Fe
biqu
ek
s Cre
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 2016 Sale Price
231 Winding Way Sold for $22m in September
$16m
Off the Charts
Flood Estate Sold for $50m in December
$12m
$8m
Median
$4m City Median
$1,200,000 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
a
ill R
d
Jun
Trinity Episcopal Elem Sch. d Hill Rd
i pe
ro S
er
Stanford Hills Park
San
ad
ero
Rd
Ar a s
tr
San dh ill
Rd
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
to
la
Rd
Jasper Ridge Biological Preserve
Woodland Elem Sch.
eek s Cr
o ranc Los T
Searsville Lake
sal Cre
eD
r
ek
There have been very few listings in Hidden Valley over the years and these properties don’t turn over very often. When they do come, they sell quickly with two selling in 2016, one after only 7 days on the market. 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. Arast rader o Rd
ulch
ils G
Ne
Old a Ho nd a L
rte Madera Creek Co
Gulch
Rd
s Gulc
Hamm
k ree
sC
one
h
lt C
Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Homes Sold . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Ormondal Elem.Median School Sale Price . . . . . . . . . . . . . . . . . . . $5,797,500 Average Sale Price . . . . . . . . . . . . . . . . . . $5,797,500 Average Price/Square Foot . . . . . . . . . . . . . . . $1,570 Average Days on Market . . . . . . . . . . . . . . . . . . . . . 16
la rto Po
Bozo
Hidden Valley Inventory - 2016
8 7 6 5 4 3 2 1 0
Homes for Sale vs. Closed Sales
LosTra ncos Creek
Ma
rtin
Cre
ek
Rd
Rd k CreeH N EunI G BO R H OO D S C H OO L S
Bull R
Windy Hill Open Space
Fe
H O M E SA L E S DATA F O R 2 016
Portola Valley Town Hall
Portola Valley Schools Woodside High School
Fe
la
Preserve
W es
to
tri
dg
r Po
Open Space
Neighborhood Perspective
Sau
Thornwood
e Rd
Alpin
Jan
Feb Mar Apr May
Jun
Jul
Homes for Sale Aug Sep Oct Nov Dec Closed Sales
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 Home Sales 2016 Sale Price $16m
$12m
$8m
$5,995,000 Median
$5,600,000
$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
Sa
oo W
San dh ill
Rd
Old La Honda Road de dsi
Rd San Fr
a n ci s qu ek Cre ito
Wunderlich County Park
to
la
Rd
Jasper Ridge Biological Preserve
Searsville Lake
Woo Elem
Thornwood
sal
eD
la
Preserve
W es
to
tri
dg
r Po
Open Space
r
ek
Cre
84
Sau
Ma
rtin
Cr ee
k
Po r
Rd
Only one home sold in the Old La Honda Road area in 2016. Values drop quickly as one climbs up from the valley floor –the steep, narrow roads scare off many potential buyers from the flats. This keeps prices relatively low, and buyers who don’t mind the narrow roads and steep slopes can find great values.
ulch
ils G
Ne
Old a Ho nd a L
Ma
rtin
Cre
ek
Rd
Neighborhood Perspective
La Honda Rd
Portola Valley Town Hall
Ormondal
rt Po
rte Madera Creek Co
H O M E SA L E S DATAElem. F OSchool R 2 016 Rd
ylin Bozo
lvd
Gulch
eB
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 - 2016
Homes for Sale vs. Closed Sales
Windy Hill 8 Space Open
84
7 6 5 4 3 2 1 0
s Gulc
Hamm
es Jon
Jan
h
LosTra ncos Creek
Sk
Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . . 57 Homes Sold . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Median Sale Price . . . . . . . . . . . . . . . . . . . $2,600,000 Average Sale Price . . . . . . . . . . . . . . . . . . $2,600,000 Average Price/Square Foot . . . . . . . . . . . . . . . . $773 Average Days on Market . . . . . . . . . . . . . . . . . . . . . 53 ola
eek un Cr
Bull R
e Rd
Alpin
ek
Cre
Feb Mar Apr May
Jun
Jul
Homes for Sale Aug Sep Oct Nov Dec Closed Sales
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 Home Sales 2016 Sale Price $16m
$12m
$8m
$4m
$2,600,000
City Median
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
st We
d eR sid
tain
Skywood
Bear Gulch Reservoir
h ulc
d
ide R
nta in Rd
ds Woo
84
eG
tre
ple
Ap
Mo u
Woodside Elementary School
Wh
d Creek
iske yH
Redwoo
ill R
Be a
d
rG
gue Hill en Space serve
La Entrada Elem. School
Town Hall
Firestation
Oak Knoll Elem. School
r
h
Sharon Hills Park
aD
Gulc
gs
ulc
Sharon Park
hC
Sharon Heights Country Club
k ree
M o n t e R os
Rd Tripp
Ki n
Av yA ve
ek Cre Dr y
un
k ree
Kings Mo
ood W
h
C ion Un
Trinity Episcopal Elem Sch. Hill Rd
Stanford Hills Park
ad
R ero
d
Ar a s
tr
R de dsi oo W
San dh ill R
d
Sand
San Fr
a n ci s qu ek Cre ito
Wunderlich County Park
Alem
Po r
to
la
Rd
Jasper Ridge Biological Preserve
Searsville Lake
Woodland Elem Sch.
biqu
rte Madera Creek Co
Portola Valley Number 187 Town Hall of homes . . . . . . . . . . . . . . . . . . . . . . . . . Ormondal Elem. School Homes Sold . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Median Sale Price . . . . . . . . . . . . . . . . . . . $2,230,000 Average Sale Price . . . . . . . . . . . . . . . . . . $2,323,143 Average Price/Square Foot . . . . . . . . . . . . . . . . $787 Average Days on Market . . . . . . . . . . . . . . . . . . . . . 76 ola
rt Po
La Honda Rd
H O M E SA L E S DATA F O R 2 016
ek
Sk
Bull R
Rd
un Cre
lvd
Gulch
eB
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
Windy Hill Open Space
84
s Gulc
Hamm
e Rd
h
Alpin
Skywood Inventory - 2016
8 7 6 5 4 3 2 1 0
Homes for Sale vs. Closed Sales ek Cre es
Jon
35
Jan
La nda
Ho
Wood ru
ek Cre
ff Cre
ek
Feb Mar Apr May
Jun
k
ree
iC
ian
m Da
JulS
kyl
ine
Homes for Sale Aug Sep Oct Nov Dec Closed Sales Blv
d
lch
off Gu
Rengst
Arast rader o Rd
Cre rtin
ulch
ils G
Ne
Old a Ho nd a L
Rd
Rd
Ma
r
dg
la
2016 saw a continuation of some of the increased sales activity from the prior year, with prices continuing to rise as buyers saw value in an additional few minutes of driving. tri
to
Blvd
La Ho nda Cree k La Honda Creek Open Space
Neighborhood Perspective eD
ek
Cre
r Po
line
Sky
Preserve
W es
Ma
sal
Thornwood Open Space
35
Sau
84
rtin
Cr ee
k
e Cr eek
ek
ulc
rG
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 Home Sales 2016 Sale Price $16m
$12m
$8m
$3,850,000 $4m City Median Median
$1,500,000 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
C San
Skyline arlo s Ave
ay W
da
ay is W
ple
e Av
Kaiser Foundation Hospital
Ave
Marsh
5th Rd
w Rd
University Ave
ve
Av e
uis
Mtn nal
Ca
ale
101 Shoreline at Mountain View Park
Rd
Shoreline Golf Course
Dr ve eA
rd Ve
y Dr
ek Cre
r
Laqunita Lake
D ow
ead
EM
Alm
aS
82
Library
t
EC
e harl
Dr d
Old Middlefield
to
W
nR
d
Me
ill R eM
nc
is q
uito
les Ch W
W M id dlef
ek Cre
tral
El
Cam
Cre
ek
ino
N Shoreline Blvd vd
e Bl
Shor elin
El Monte Ave
Cas
iso
Alv
tV
un
Mo
Cre ek
Ha l e
Rd
ke
Bur
Mary Ave
Berna
Miramonte Ave
S Springer Rd
Rd
Remington Dr
Skyl
La
ine
Hon da
uff Cre
k Cree
ek
Adobe Creek
Blv
d
ch
ff Gul
Rengsto
Fremont Ave
W Fremont Ave
Ho
ad
Rd
ek Cre
W
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
te
Adob
Coal
e Cr eek
Cree k
ms
k ree ns C Steve
Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . 447 Homes Sold . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Median Sale Price . . . . . . . . . . . . . . . . . . . $1,385,000 Average Sale Price . . . . . . . . . . . . . . . . . . . $1,527,144 Average Price/Square Foot . . . . . . . . . . . . . . . . $678 Average Days on Market . . . . . . . . . . . . . . . . . . . . . 77
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 - 2016
24 21 18 15 12 9 6 3 0
Homes for Sale vs. Closed Sales
Homes for Sale Closed Sales Jan
Feb Mar Apr May
Jun
Stelling Rd
e Cr ee k
H O M E SA L E S DATA F O R 2 016
ek
Cre
Ad o b
ni
mia
Da
85
Grant Rd
Foothills Park
M
Hollenbeck Ave
rdo Av e
Ave
nte
Mo
El
na
ams Woodh
Real
Creek
wy
Ele
eek s Cr
Jone
Woodr
ino
El Camino Hospital
Foothill College
35
El C
Cuesta Park
Ex
Boronda Lake
Exwy
am
ill
Alpin
84
Central W Ev elyn Ave
iew
Av e
nte
Mo
W
Rd
Chapin Rd
leda
lo
Rd
82
El
Library
n St
th
il Page M l
Evel yn A ve
Mai
a n e nte Perm
ma
La Pa
ree k
City Hall
o Fo
LosTra ncos Creek
k
Bozo Gulch
C
Old Altos Rd
Edith Ave
ek
e Rd
s Gulch
Hamm
Ad obe
i
Cre
Windy Hill Open Space
Post Office
ma
Rd
Pu r is
Rd
ek
lvd
Palo Alto Hills Golf & Country Club
re ero C
eB
ylin
Open Space Preserve
280
C
Matad
Rd
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
W
N
Rd dero
Fe
ek Cre tin Mar
Arast rader o Rd
Rd
i m a Rd
ulch
Bull Run
Sk
La Honda Creek
Library
Prices in the valley continued to push some buyers up to Skyline where they discovered value in large, private lots, and quickly snapped up many of the better homes. The median sales price tapered off slightly from the prior year, but the price per square foot rose. iss Pur
ls G
Nei
Portola Valley Town Hall
ield Rd
ro Rd
San Antonio Rd
lt
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
Rd
Blvd La Ho nda Cree k
d
tt ffe
Mo
Neighborhood Perspective
W es
la
ine
Preserve
P Old
Expy
Rengstorff Park
SR
in art M
to
Skyl
r Po
Open Space
35
age
eek al Cr
Thornwood
Saus
84
Rea l
Perm an
Cen W
f Ave
wy
d
R Mill
torf
k Cree
Ex
engs
Fo o
thill
ente Cree k
Rd
Veterans Hospital
onio
Woodland Elem Sch.
Cree k
Ant
Jasper Ridge Biological Preserve
Searsville Lake
ncos
ique
San
Rd
Los Tra
Alemb
ield Rd
Greyhound Bus Station
Dr y Cree k
tola
Way
ar
Matadero Cree k
Rd
Pag
de
Ar a s
tr
d ro R
ado w
d lR dh il San
a de
a
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
ma
Lo
Fabian Way
Dr
us
Slou gh
Ma
wy Ex Ore go n
ling
Lo
San Antonio Ave
mp
Serra St
gh
lou
nS
ma
his
W
Ster
ve oA
rad
lo Co
Se
Galve z St
Palo u
May field Slough
New ell R
d
Lincoln Ave
yA ve Un ive rsit
Palm Dr
San Fra nci squ ito Cre ek
Ca
Via
t
t
l C ana
View
Menalt o Ave
Ring
wood Ave
Will ow
Rd
Oak Gro ve A ve dA ve
Rav ensw oo
dA ve
Ave Avy r
aD
M o n t e R os
ey S
aS
Cam pus
ood W
W ave rl
Alm Stanford Stadium
ero
Ave
Stanford Hills Park
Rd
ro Rd
rcade
Emba
tad
a rci
k Cree
Sand Hill
Rd
Ga
ch Gul
Sharon Park
Sharon Heights Country Club
ld
ore E Baysh
Bear
Stanford University Golf Course Jun i pe ro Se rra B lvd
Trinity Episcopal Elem Sch.
fie
al
Redwoo
Rd
Rd
n Ca
S
k
d Cree
Hill
Hil
ore
g rlin
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Stanford University Hospital
Rd
Hoover Pavilion Hospital
aysh
Ste
skey
l
Oak Knoll Elem. School
La Entrada Elem. School
Whi
Rd
LS Packard Children's Hospital
Bear Gulch Reservoir
Mid dle
Library
oret um
EB
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
d
Woodside Elementary School
St. Raymond’s School (pvt.)
nF rancis qu
Hamilton Av e
al Re
84
Gul
ple
Teague Hill Open Space Preserve
t
in o am
k ree
ds Woo
aS
PA Duck Pond
R re ho
lgas
oo W
Laur el St
Burgess Park Alm
Fremont Park
Palo Alto Municipal Golf Course
A
ys Ba
Pu
ide Rd
nta in Rd
Library Rec. Center
nd d la
San Francisco Bay
Okeefe St
W
Las
Ave
C El
dC
k Cree
ch
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
Rd
gs
Gulch
Ap
De
280
tain Tripp
Ki n
da
St
oo
Rd
un
ek Cre
Kings Mo
me
a te
da ña Ca
Gul
Ala
N or t h g
Red w
nion tU Wes
ch
aler
ue
ella Ave
rid Woodside High School
d
hR
Huddart County Park
Ave
ge
Menlo Country Club
Hig
Sq
Isab na
Ave
ds
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
s
Mas
ac
Ford Elementary School Ave
Menlo-Atherton High School
Sa
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
d
lv ill B
Selb yL n
a Kennedy Middle School
Holbrook Palmer Pk
W
ed
A ve
Hetch Hetchy
101 Bay Rd
Ave Nim itz Av St. Pius e School (pvt.)
la m
so n
aks Dr
Semicircular Rd
Rd
84
fer
Flood County Pk
Gree no
Rd
ld
Mar sh
fie
R
n
Ave ilton Ham Ivy Dr
15th Ave
Mid dle
o wo ed
A Cloud Elementary School
Emerald Lake
Post Office
Library
ve dA
to
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
d
elt ev
os
Ro
Cordilleras Creek
Ed
Sprin
Bay R
Hetch Hetchy
d
St
City Hall
Sequoia Hos
R od
Rd
Broadway St
Broadway St
ton Rd
Pl
tnu t
Arling
se lro Me
Ch es
Ave
84
Police Station
hip
W
Av e
c an Fr
l Pear
Brittan
St
ruz
Dr
Jeff er so nA ve
y
nd
le Me
n
tta
Bri
r
e Av
aC
Bauer D
ek
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
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 – the sunny days are brighter and the winter storms are stronger. Skyline Boulevard, with its iconic Alice’s Restaurant, is a popular weekend destination for motorists and cyclists.
Skyline Home Sales 2016 Sale Price $16m
$12m
$8m
$2,900,000
$4m City Median
Median
$375,000 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
nA
s lro e M
Rd
l eP
Jef fer so
Sequoia Hos
Hetch Hetchy
d
Cordilleras Creek
dR
o wo dge
da me Ala
E
r Mo
ra Ve
Lower Emerald
Edgewood County Park
n
to
d Re ark P
e Av
Va lo
ta
Rd
A la m a
Kennedy Middle School
Jef
Neighborhood Perspective lvd
od Redwo
so
ed
fer
Cloud Elementary School
Emerald Lake
n A ve
Emerald Hills Golf Course
Ma ss
Creek
Ford B Elementary l l i Following an unusually active 2015, Emerald Hills H ve School rm ua a ts A F g Stulsaft et returned to previous patterns in 2016 with few sales A s e hu Mt. Alverno Arroyo Ojo D Park ac Convent in a patient market, with the average days on market Private School
topping 100.
H O M E SA L E S DATA F O R 2 016
Canada College
St
dC k ree
Rd
r
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
d
ide R
ds Woo
Firestation Woodside Elementary Feb Mar Apr SchoolMay Jun Jul
84
Jan
ulc
rG
Bea hC
Teague Hill Open Space
280
C Dr y
un
ek
Cre
Kings Mo
oo
d aR
ion
Un
h
Red w
Emerald Hills Inventory - 2016
st We
r
ale
e qu
S
d Ăąa
Woodside School Woodside High School lc Gu
a te
Ca
N E I G H BO R H OO D S C H OO L S
art ty Park
e Dr
d Number of homes . . . . . . . . . . . . . . . . . . . . . . . . . 162 d si oo W Homes Sold . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Menlo Country Median Sale Price . . . . . . . . . . . . . . . . . . . . $2,112,500 Club Average Sale Price . . . . . . . . . . . . . . . . . . $2,061,250 Woods Average Price/Square Foot . . . . . . . . . . . . . . . . $840 High Sch d hR Average Days on Market . . . . . . . . . . . . . . . . . . . . 101 N or th g Hig
Town Hall
Homes for Sale Closed Sales reek
W Aughisk Sep Oct Nov DecRedwood C 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 Home Sales 2016 Sale Price $16m
$12m
$8m
$3,200,000
$4m
City Median Median
$820,000
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
21 million
sothebysrealty.com receives more than five times the visits of other luxury real estate websites
WEBSITE VISITS
sothebysrealty.com
75 million
22,109,379
christiesrealestate.com
3,793,709
PAGE VIEWS
45 million
PROPERTY DETAIL PAGES VIEWED
luxuryrealestate.com
1,978,412
luxuryportfolio.com
1,760,483 0M
5M
10M
15M
20M
25M
Data from SimilarWeb for the 12 month period from Feb 2016 to Jan 2017
Group trafficAudience share by country (top 10 non-U.S.) A Global
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 net worth buyers read most. Publication New York Times
Median Household Income (US) $74,083
Wall Street Journal
$160,518
Architectural Digest
$102,500
Canada UK
Dwell
$82,250
France
Bloomberg
Germany
Hearst
Brazil Spain Italy Sweden Belgium Netherlands 0%
20%
40%
60%
80%
Source: SimilarWeb for the 6 month period from Aug 2016 to Jan 2017
$271,528 $95,747
Financial Times
$251,706
SCMP
$200,000
PropGOLuxury
$235,000
Golden Gate Sotheby’s International Realty 640 Oak Grove Avenue Menlo Park, California 94025
650.847.1141 GoldenGateSir.com
About Us In early 2017, Golden Gate Sotheby’s International Realty brought together two very successful independent brokerages, each with a reputation for excellence in their local markets. Dreyfus Sotheby’s International Realty, serving the Silicon Valley and mid-Peninsula region, and Decker Bullock Sotheby’s International Realty in Marin County. Soon after, it was announced that a third brokerage, Bay Sotheby’s International Realty, would merge with Golden Gate Sotheby’s International Realty to expand the company’s reach into the East Bay region. The increasingly mobile and global marketplace has added a demand for our deep local expertise to be communicated with a regional, national and international audience as buyers come to the Bay Area from all over the world. embedded in the community
Our inspiration comes from deep involvement and care for the communities we serve. Real estate has always been hyper-local, and always will be. 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.
regional connection
The regional strength of Golden Gate Sotheby’s International Realty complements the deep local expertise of our agents with broader regional market knowledge and connection. Golden Gate Sotheby’s International Realty is an entry point to living in the Bay Area, just as the Golden Gate is the gateway to California. international reach
The global platform of Sotheby’s International Realty, combined with our local expertise and understanding of the region, afford our clients the best of local and international representation and exposure. The Sotheby’s International Realty network includes over 20,000 affiliated independent sales associates located in approximately 880 offices in 66 countries and territories worldwide.
Copyright ©2017 Golden Gate 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-2016.0