Recent headlines show pending sales are up 7.4% in August.  For the Evergreen area, there were definitely more pendings than previous months as indicated by the data below.

95148 Actives = 124
95148 Pendings = 50
95148 Solds = 3
Average Price = $705k

95135 Actives = 124
95135 Pendings = 12
95135 Sold = 3
Average Price = $965k

95138 Actives = 162
95138 Pendings = 20
95138 Solds = 4
Average Price = $1,351,000

In comparison with solds within the past month, pending sales are up sharply, especially in 95148 where prices are in the $700 thousands.  There’s lots of bargain hunting in that price range.  Although credit markets are tightening , those who have been waiting to buy and are pre-approved are finding homes that they have been waiting for.

95138 Evergreen San Jose, CA Listings

$500k to $1.5 MM
# of New Listings -22

AVG PRICE of New Listings - $1,002,000

95135 Evergreen San Jose, CA Listings

$500k to $1.5 MM
# of New Listings -26

AVG PRICE of New Listings - $903,000

95148 Evergreen San Jose, CA Listings

$500k to $1.5 MM
# of New Listings -37

AVG PRICE of New Listings - $715,000

San Francisco tops the nation’s list of the most walkable cities in the US, followed by New York and Boston. And of course, Evergreen didn’t make the list, but that doesn’t mean we’re not walkable.

Walkscore is a neat online tool that scores your neighborhood on walkability based on many factors including proximity to schools, stores, fitness centers, restuarants quite a few other criteria. Its algorithm weighs all of these factors and scores them based on scoring system below:

• “90–100 = Walkers’ Paradise: Most errands can be accomplished on foot and many people get by without owning a car.
• 70–89 = Very Walkable: It’s possible to get by without owning a car.
• 50–69 = Somewhat Walkable: Some stores and amenities are within walking distance, but many everyday trips still require a bike, public transportation, or car.
• 25–49 = Car-Dependent: Only a few destinations are within easy walking range. For most errands, driving or public transportation is a must.
• 0–24 = Car-Dependent (Driving Only): Virtually no neighborhood destinations within walking range. You can walk from your house to your car!”

With a score of “43″ for the Evergreen Village Square address, we’re definitely in the “Car-Dependent” group, but anyone who lives in the South Bay is comfortable with driving around to do errands. It’s just a fact of life to commute around here. Would we want a few more walkable points ? Sure , we have lots of retail space in the area that can accommodate more restaurants and amenities. Here’s a nice snapshot from Walkscore using Google’s streetview.

…is realtively low , as reported by www.crimereports.com

95135 

There were 12 new listings between $600k and $1.5k in Evergreen 95135 during the last 2 weeks.
The average new listing price was $1,100,000
During the last month there were 6 new pending sale homes and 1 home that closed escrow.

95148

There were 12 new listings between $600k and $1.5k in Evergreen 95148 during the last 2 weeks.
The average new listing price was $955,000.
During the last month there were 10  new pending sale homes and 0 home that closed escrow.

21 new listings in 95135 Evergreen San Jose, CA

34 new listings in 95148 Evergreen San Jose, CA

25 new listings in 95138 Evergreen San Jose, CA

Recently the California Department of Education released it’s 2008 list of distinguished schools. It’s a delight to see several Evergreen Schools making the 2008 list including Carolyn Clark Elementary and Silver Oak Elementary. With an already impressive API track record for the area , this solidifies Evergreen’s position as an area for educational excellence and growth.

Orchard Heights  is a fine collection of magnificent estate homes built by Pinn Bros.  in the Evergreen foothills area of San Jose.   Successfully established a few years ago, Orchard Heights is now back with 51 new homes for sale.  Prices in its latest release range from $1,150,000 to $1,300,000 for three different floor plans. 

“Plan 1 - The Cortland -  - 5 Bedrooms with Retreat and Bonus Room 3 Baths Approx 3628 sq. ft.

Plan 2 - The Spring Crest  -  - 5 Bedrooms with Loft and Super Family Room ~ 4.5 Baths Approx 3766 sq. ft.

Plan 3 - The Comice -  - 5 Bedrooms with Retreat and Bonus Room ~ 4.5 Baths Approx 4085 sq. ft.” 

This is indeed a great addition to the Evergreen housing community.  Welcome Orchard Heights - Part Deux!

Evergreen San Jose, CA 95148 -22

Evergreen San Jose, CA 95135 - 12

Evergreen San Jose, CA 95138 -10