Sold Price
$4.90M
List: $5.44M
$1,037/sqft
AI Fair Market Value
$4.90M
Suggested Offer Range
$4.70M - $5.20M
Saratoga hillside estates averaging $4.2M median. This property's size (4,725 sqft), 1.1 acre lot, and valley views justify premium. Sold at $4.9M (10% below list) reflects market pricing for WUI fire zone properties.
Disclosure Analysis
Stunning Spanish adobe-style hillside estate with breathtaking valley views. Property sold for $4.9M (10% below $5.44M list), reflecting buyer leverage on hillside fire insurance concerns. Well-documented geological clearance is a significant positive.
Red Flags (4)
Wildland-Urban Interface (WUI) Fire Zone
Property in designated WUI fire zone. Fire insurance elevated: $11,000-14,000/year vs typical $4,000-5,000 for Saratoga. Some carriers declining new hillside policies. Sale discount partially reflects this ongoing cost.
Source: Fire Zone - Full Disclosure
Septic System - Age Approaching Replacement
Original 1964 septic system (61 years old). Last pumped January 2025, passed inspection. Typical lifespan 40-50 years - this system is beyond expected life. Replacement budget: $35,000-55,000.
Source: Septic Inspection - Page 4
Private Well Water Source
Property uses private well. Last water quality test June 2025 - passed all parameters. Well pump replaced 2020. Annual testing and maintenance required (~$500/year).
Source: Well Report - Page 2
Private Road Access
Property accessed via private road (Baranga Ln) shared with 4 other homes. Road maintenance assessment ~$3,200/year. Road association has adequate reserve fund.
Source: SPQ - Page 14
Recommendations
- ✓CRITICAL: Secure fire insurance quotes before removing contingencies
- ✓Request seller's current fire insurance policy details and premium history
- ✓Get independent septic system evaluation given age (beyond typical lifespan)
- ✓Review road maintenance association financials and bylaws
- ✓Budget $18,000-22,000/year for insurance, road, well, septic maintenance
- ✓Verify defensible space compliance is current for 2025
Environment Analysis
Overall Score
75/100
Safety
90/100
Very SafeNoise Level
95/100
Road: 5
Schools
95/100
3 nearby
Safety Details
Jurisdiction: Santa Clara County Sheriff
Incidents (1km radius): 12 in 365 days
Rate: 2.1 per 1,000 residents
• Extremely low crime rate - rural/hillside area
• Primary concern is wildfire, not crime
• Sheriff patrols private roads regularly
Nearby Schools
Argonaut Elementary School
elementary
Redwood Middle School
middle
Los Gatos High School
high
Superfund Site: None within 10km (km away)
Risk Score: 2/100 (low)
Feng Shui Analysis
Overall Score
82/100
Facing Direction
45°
Northeast
Road Sha Score
92/100
0 issues
Overall: Hillside position with valley view below is excellent feng shui - 'mountain behind, water in front'
Advice: Period 8 wealth energy favorable until 2024, now transitioning. Consider activation of northwest sector.
Water: Valley view acts as symbolic water - prosperity flows toward home. Pool enhances this further.
Roads: Private road with natural curves creates excellent qi flow. No road sha concerns.
Market Comparable Analysis
Avg Sold Price
$4.85M
Avg $/Sqft
$1,100
Active Listings
8
Sold (90 days)
14
Market Insights
AI Summary
Sale price of $4.9M represents fair market value given fire zone status. Buyers gained $540K discount from list through fire insurance leverage. Excellent value for size and view lot.
Offer Strategy
Property sold at $4.9M - use as comp for similar hillside estates
Fire insurance quote is essential leverage point for hillside offers
Emphasize strong financing (30%+ down) for luxury hillside properties
Flexible close (45-60 days) appeals to hillside estate sellers
Consider 'as-is' offer with fire insurance contingency only
Questions to Ask
Can buyer assume or transfer seller's fire insurance policy?
What is complete annual cost: insurance + road + well + septic?
When was last defensible space inspection? Any required work pending?
Has property ever been under evacuation order during fire events?
Is there a backup generator for power outages (common in hills)?
What is remaining useful life estimate for septic system?
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