What is Proposition 13 and how does it affect my property taxes?

Prop 13 caps California property taxes at roughly 1% of assessed value plus local add-ons, and limits annual increases to about 2% until the property changes hands. When you buy, the home is reassessed to the purchase price, which becomes your new tax basis.

Anna Nguyen

San Jose · Santa Clara · Sunnyvale · Mountain View

Specializing in buying & selling homes in the South Bay

Q: How much do I need for a down payment in the South Bay?

Conventional loans often start at 5% down, but in a competitive market like Silicon Valley many buyers put down 20% to strengthen their offer and avoid mortgage insurance. There are also low-down-payment and first-time-buyer programs. The right amount depends on your goals, cash, and the home's price.

Q: How long does it take to buy a home?

From getting pre-approved to closing typically runs 30 to 60 days once you're in contract. Finding the right home can take days to months depending on inventory and your criteria.

Q: Is it a good time to buy if mortgage rates are high?

Higher rates raise monthly payments but often mean less buyer competition and more room to negotiate. Many buyers purchase now and refinance later if rates fall. The best time depends on your finances and how long you plan to stay.

Q: What does it cost to sell a home in California?

Sellers typically pay real estate commissions, a share of escrow and title fees, county transfer tax, and any agreed-upon credits or repairs. Total costs commonly run in the range of 6 to 8% of the sale price.

Realtor® · Intero Real Estate Services · DRE #02339207

Data-driven guidance, daily market intelligence, and a trusted advocate from offer to close.

I'm Buying → I'm Selling →

Explore

Everything in one place

Tap any card to open it — live South Bay market data, tools, neighborhood guides, and more. Live figures refresh automatically every day.

Let's Talk

Ready to buy or sell in the Bay Area?

Whether you're making your first move or your fifth, I'll guide you with data, care, and local expertise. Reach out for a free, no-pressure consultation.

Call 408-823-1538 Email Anna@annabayhomes.com

Serving San Jose · Santa Clara · Sunnyvale · Mountain View

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Market Trends

Live market snapshot Updated daily

Real South Bay & U.S. housing signals — refreshed automatically every day from the Federal Reserve (FRED). Each stat below shows what's moving and why it matters for buying or selling.

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Compare by time window: weekly, monthly & seasonal

Week-over-week, rates move fastest — they set your payment and how much home your budget reaches.

Month-over-month, listing prices, new supply and local jobs show where negotiating power is shifting.

Over a season, inventory, days-on-market and home values reveal whether it's tilting toward buyers or sellers.

Leading Indicators

Daily market dashboard Updated daily

The key economic and housing signals that move the South Bay market — refreshed automatically each day.

Indicator	Why it matters	Latest	7-Day	14-Day	30-Day	60-Day
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Plan Your Purchase

Mortgage affordability calculator

Estimate your monthly payment on a South Bay home. The interest rate is pre-filled with today's live 30-year average — adjust any field to see your payment update instantly.

Home price $1,500,000

Down payment (%) Loan term

Interest rate (%) Property tax (%/yr)

Home insurance ($/yr) HOA ($/mo)

Estimated monthly payment

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Estimate only — not a loan offer or pre-approval. Property tax, insurance, and HOA vary by home. Reach out for financing guidance.

Know the Market

Factors that affect buying & selling in the South Bay

The Silicon Valley market has its own drivers. These are the forces I watch most closely for my clients.

Tech job market

Hiring, layoffs, RSU vesting and IPO activity at major employers directly shape buyer demand and budgets across the South Bay.

Mortgage rates

Every move in the 30-year fixed shifts monthly payments and purchasing power — critical in a high-price market.

Inventory & lock-in

Homeowners holding low pandemic-era mortgages are slow to sell, keeping supply tight and supporting prices.

Schools & location

Top-rated school boundaries, commute access and walkability command persistent premiums.

Taxes & Prop 13

Property tax basis, transfer taxes and capital-gains considerations factor heavily into seller timing.

Seasonality

Spring and early summer bring the most activity; timing your listing can affect both speed and price.

Step by Step

Your roadmap to buying or selling

Know what's ahead. Here's how each journey unfolds in the South Bay — and where I'll guide you at every step.

Buying a home

Get pre-approved. Meet with a lender to confirm your budget and get a pre-approval letter — essential for competing in Silicon Valley.
Define needs & budget. We pin down must-haves, cities, schools, and commute so we search with focus.
Tour homes. We see listings quickly while they're fresh, and review disclosures and comps together.
Make an offer. We craft competitive terms — price, contingencies, timeline — to win without overpaying.
Escrow & inspections. Open escrow, complete inspections, and review reports before removing contingencies.
Appraisal & loan. Your lender finalizes the appraisal and underwriting toward loan approval.
Close & get keys. Sign, fund, record — and the home is yours.

Selling a home

Prep & price. We review comps and set a strategic price designed to attract strong offers.
Stage & photograph. Repairs, staging, and professional media make your home stand out.
List & market. We launch on the MLS with targeted online and local exposure.
Review offers. We evaluate price and terms together and negotiate the strongest deal.
Escrow & contingencies. Buyer completes inspections and removes contingencies on schedule.
Appraisal. The buyer's lender confirms value to keep financing on track.
Close. Sign, record, and hand over the keys — congratulations.

South Bay Neighborhoods

City guides

A quick look at the four communities I serve — each with its own character and market.

San Jose

The Bay Area's largest city offers the widest range of neighborhoods and price points — from Willow Glen and Almaden to Evergreen and North San Jose. Strong for first-time buyers seeking relative value and for families wanting space.

Big employers nearby · Diverse housing stock · Broadest price range in the South Bay

View active listings in San Jose →

Santa Clara

Central and convenient, home to major tech campuses, Levi's Stadium, and Santa Clara University. Popular with buyers who want a short commute and a mix of established homes and newer townhome communities.

Tech-campus adjacent · Central location · Mix of homes & townhomes

View active listings in Santa Clara →

Sunnyvale

Consistently in-demand for its top-rated schools, walkable downtown, and proximity to major employers. Inventory moves fast, and well-priced homes routinely draw multiple offers.

Strong schools · Walkable downtown · High demand, fast market

View active listings in Sunnyvale →

Mountain View

Home to Google and a vibrant Castro Street, Mountain View blends tech energy with community charm. Among the most competitive — and priciest — markets in the South Bay.

Premium pricing · Major employer base · Vibrant downtown

View active listings in Mountain View →

For Buyers & Sellers

10 most important home inspection tips in the South Bay

Our older housing stock, seismic risk, and expansive clay soils make some inspections matter more here than almost anywhere. Use this checklist when touring or preparing a home — tap each item to check it off.

This is a general guide, not a substitute for a licensed home inspector. Have questions about a specific property? Reach out — I'm happy to help.

Know the Numbers

California closing costs: who pays what

A general guide to typical closing costs in a South Bay transaction. These are customary — every term is negotiable and actual costs vary by contract and city.

Cost	Typically paid by	Notes
Real estate commission	Seller	Negotiated; the largest single closing cost.
Escrow fee	Split (varies)	Often shared 50/50; custom varies by county.
Owner's title insurance	Seller (customary)	Protects the buyer's ownership.
Lender's title insurance	Buyer	Required by the mortgage lender.
County transfer tax	Seller (customary)	$1.10 per $1,000 of value in Santa Clara County.
City transfer tax	Varies by city	Some cities add their own; many South Bay cities have none.
Loan origination & points	Buyer	Lender fees; points are optional to buy down the rate.
Appraisal & inspections	Buyer	Appraisal, home, pest, and any specialty inspections.
Prorated property taxes	Both	Split based on the closing date.
Recording fees	Buyer	County fees to record the deed and loan.
HOA transfer & documents	Varies	Applies to condos/townhomes with an HOA.

Customary, not fixed — everything in a purchase agreement is negotiable. I'll walk you through your specific estimate. Not legal or tax advice.

Learn the Lingo

Glossary & FAQ

Plain-English answers to the terms and questions that come up most for South Bay buyers and sellers.

Key terms

Pre-approval: A lender's written estimate of how much you can borrow, based on verified finances. Essential for a competitive offer.
Escrow: A neutral third party that holds funds and documents until all sale conditions are met.
Contingency: A condition in the contract (loan, appraisal, inspection) that must be satisfied or the buyer can cancel.
Contingency removal: When the buyer formally waives a contingency, signaling commitment and putting their deposit at risk.
PITI: Principal, Interest, Taxes, and Insurance — the four parts of a typical monthly mortgage payment.
Points: An optional upfront fee (1 point = 1% of the loan) paid to lower your interest rate.
Appraisal gap: The difference when a home appraises below the offer price; the buyer may need to cover it in cash.
Earnest money: A good-faith deposit that shows you're serious; it's credited toward your purchase at closing.
Prop 13: California law capping property tax at ~1% of assessed value, reset to your purchase price when you buy.
HOA: Homeowners Association — collects dues for shared maintenance in many condos and townhomes.

Frequently asked questions

How much do I need for a down payment in the South Bay?

Conventional loans often start at 5% down, but many Silicon Valley buyers put 20% down to strengthen their offer and avoid mortgage insurance. Low-down-payment and first-time-buyer programs also exist. The right amount depends on your goals, cash, and the home's price.

How long does it take to buy a home?

Once you're in contract, closing typically runs 30–60 days. Finding the right home can take days to months depending on inventory and your criteria.

What is Proposition 13 and how does it affect my taxes?

Prop 13 caps California property taxes at roughly 1% of assessed value plus local add-ons and limits annual increases to about 2% until the home changes hands. When you buy, it's reassessed to your purchase price — your new tax basis.

Is it a good time to buy if mortgage rates are high?

Higher rates raise payments but often mean less competition and more negotiating room. Many buyers purchase now and refinance later if rates fall. The best time depends on your finances and how long you'll stay.

What does it cost to sell a home in California?

Sellers typically pay commissions, a share of escrow and title fees, county transfer tax, and any agreed credits or repairs — commonly in the 6–8% of sale price range.