The San Carlos Real Estate Week in Review: 4/20/2020.

April 20, 2020


The Recap.

The numbers below tell several interesting and somewhat different stories about what is happening in the San Carlos real estate market.  First, some sellers are still opting to put their homes on the market during the pandemic, despite the onerous restrictions on how the homes can be shown and marketed.  This past week alone there were eight single family homes that listed in San Carlos, which is an increase from five the week before.  Eight is a pretty decent weekly number in a normal market, let alone one that is operating on life support.

The second interesting data point is the number of homes that went to pending status last week.  Buyers were obviously venturing out during the week, and six of the available homes in San Carlos were put into contract.  That is a surprisingly strong number, and it certainly implies that a non-trivial percentage of the local population is bullish on our economy in the long game.

The final number that brings things somewhat back to reality, though,  is the number of homes that closed escrow this week –  zero.   Closed sales data usually lags behind the pending sales data by about 30 days, for obvious reasons.  So up until last week, you were seeing home sales data from contracts that were executed mostly before the shutdown occurred on March 17 — just over a month ago.  Now, you will start to truly see the effects of the pandemic on closed sales, as the number of home sales starts to trend downward quite dramatically — and this is during the prime buying season when the numbers are normally going the opposite direction.  I examined the data for both San Carlos and the entire county, and the drop-off is significant.   I will post some graphs at the end of this month to show exactly how the pandemic has crippled our real estate market.

So for now, it will be interesting to watch the data and see how the local market struggles through this unprecedented environment.

Here are the sales numbers from last week:

The Numbers.

Below is a high-level view of the market performance for single-family residences (SFR) in San Carlos. This data is for the 7-day period ending Sunday 4/19/2020:

San Carlos SFR Data 4/19/20 Prior Week
Number of Closed Sales: 0 3
Average Sales Price: $0 $1,977,667
Median Sales Price: $0 $2,108,000
Average % Sold vs List Price: 0% 103%
Average DOM of Closed Sales –* 5
Average $/Sq Foot (Sold) $0 $1,218
No. of New Listings: 8 5
Total # of Active Listings: 18 15
Average Price of Active Listings: $2,458,500 $2,403,467
Average DOM of Active Listings: –* –*
Average $/Sq Foot (List) $1,036 $997
Total # of Homes Pending Sale: 13 5
Active-Pending Ratio: 1.4 : 1 3.0 : 1

*DOM figures are frozen until SIP is lifted.

The San Carlos Open House Page.

If you're looking at open houses this weekend in San Carlos, check out the San Carlos Open House List. With one click on the Open House sign below, you'll get a “live” list of all the homes and condos that will be open this weekend in San Carlos! It's updated continuously from the MLS, so bookmark this link and you'll never have to wander around town looking for open houses again.

San Carlos Open House List


San Carlos Single-Family Residences Sold:

Below is a list of the single-family home contracts that closed escrow this past week in San Carlos. Click on the address of each to see the complete details.

Address Sold Price Orig. List Difference $/Sq Foot DOM (days)
$– $– $– (0) $– 0


San Carlos Single-Family Homes Pending Sale:

The following single-family homes went into contract in San Carlos last week. Click on the address of each home to see more details and photos:

Address List Price DOM (days)
700 Best Court $2,998,000
327 Fairfield Drive $1,995,000
524 Emerald Avenue $1,725,000
347 Devonshire Boulevard $1,749,000
147 Wildwood Avenue $2,100,000
1 Maple Way $1,668,000


New Single-Family Home Listings in San Carlos:

Below are the new listings that hit the market this past week in San Carlos. Click on the address of each home to see more details and photos:

1725 Eaton Avenue

1725 Eaton Avenue

Address List Price BR/BA Sq Ft (home/lot) Listed By
1725 Eaton Avenue $3,595,000 4BR/4.5BA 2,846/7,426 Sarah Ravella, Golden Gate Sothebys
55 Roslyn Avenue $2,695,000 4BR/4.5BA 2,885/6,000 Brian Ayer, Golden Gate Sothebys
2428 Melendy Drive $2,498,000 4BR/3BA 2,170/11,000 BWG Partners, Compass
442 De Anza Avenue $2,398,000 4BR/2.5BA 2,664/7,425 Holly Noto, Coldwell Banker
2125 Eaton Avenue $2,350,000 3BR/2BA 1,760/9,350 John Shroyer, Golden Gate Sothebys
640 Prospect Street $1,750,000 3BR/2.5BA 2,310/2,450 Patty Dwyer Group, Compass
524 Emerald Avenue $1,725,000 3BR/1BA 1,450/5,500 Sternsmith Group, Compass
125 Garnet Avenue $1,650,000 3BR/1BA 1,360/6,200 John Shroyer, Golden Gate Sothebys

(Click the “Homes For Sale” sign below to see ALL of the homes currently for Sale in San Carlos.)

Homes for Sale in San Carlos


Condos and Townhomes Sold in San Carlos

Below are the condos/townhouses that closed escrow this past week. Click on the address of each home to see more details and photos.

Address Sold Price Orig. List Difference DOM (days)
5 Poppy Lane $1,820,000 $1,698,000 +$122,000 (+7.2%)
19 Iris Lane (off market) $1,344,000 $1,300,000 +$44,000 (+3.3%)
645 Prospect Street #201 (off market) $1,276,750 $1,276,750 $0 (0%)


Condo/Townhouse Pending Sale this Week.

The following condos/townhouses went into contract this week. Click on the address of each home to see more details and photos.

Address List Price DOM (days)


New Condo/Townhouse Listings in San Carlos:

The following condo/townhouses listed this past week. Click on the address of each home to see more details and photos.

Address List Price BR/BA Sq Feet Listed By

Disclaimer: The “San Carlos Week in Review” series is a summary of new listings and home sales in San Carlos for the prior week. The data provided in this report is strictly for informational purposes only, and should not imply that the author was involved in either side of the transaction unless explicitly stated otherwise. The source of this data is the Multiple Listing Service (MLS), so the author is in no way responsible for the accuracy of the data from this source.

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