Score
0San Ramon, CA
9548 Velvet Leaf Cir
2.7M
4 beds
3 baths
2,727 sqft
4 bd • 3 ba • 2,727 sf
Educational Use Only — NOT an appraisal or professional advice. — NOT professional advice. See terms
List Price
$2,699,000
Price/Sq.Ft
$990
Year Built
2002
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
The property at 9548 Velvet Leaf Cir, San Ramon, CA 94582 boasts several impressive features. It's a spacious 2,727 sqft single-story home with 4 bedrooms and 2.5 bathrooms, built in 2002, which is relatively new for the area. The location is exceptional, perched above the prestigious Bridges Golf Course with stunning views from every angle. The open concept layout, large kitchen island, and separate eating area with custom built-ins make it ideal for both daily living and entertaining. The primary suite features a grand bathroom with a jetted tub and oversized walk-in closet. The property sits on a generous nearly 1/4 acre lot, offering ample outdoor space including a covered patio and large side yard with storage shed. The Bridges community amenities, including a pool, clubhouse, and tennis courts, add significant value. The home's location is also advantageous, being close to highly-rated schools: Coyote Creek Elementary (9/10), Gale Ranch Middle School (8/10), and Dougherty Valley High School (10/10).
The Bad
The property's price point of $2,699,000 translates to a high price per square foot of $989.73, which is significantly above the median for San Ramon. This high price may limit the pool of potential buyers. The property has been on the market for 16 days, which is slightly longer than average in this competitive market, potentially indicating it's priced above market expectations. The estimated insurance cost of $9,716.40 per year is quite high, likely due to the property's value and the severe fire risk. The severe air quality risk (8/10) with 15 bad air days per year could be a concern for some buyers, potentially impacting outdoor enjoyment and health. The home's age, while not old, means some systems and appliances may need updating or replacement in the near future.
The Ugly
The most concerning aspect of this property is the severe fire risk (7/10), which is reflected in the critical need for fire insurance. This high risk could lead to significantly increased insurance premiums and potential difficulty in obtaining coverage. The severe air quality risk (8/10) is another major concern, potentially impacting the health and quality of life for residents. The property's high price point, combined with San Ramon's already high cost of living, results in a total monthly ownership cost that could be prohibitive for many buyers. Assuming a 20% down payment and a 30-year mortgage at current rates, the monthly payment could exceed $15,000 when factoring in property taxes, insurance, and potential HOA fees. The property's appreciation potential may be limited due to its already high valuation, potentially making it a less attractive investment compared to more moderately priced homes in the area.
Who is this property for?
These details are presented solely for educational purposes and are not meant to steer or limit any prospective buyer.
Best For
This property is best suited for affluent buyers with a household income well over $500,000 per year, given the high monthly costs. It's ideal for golf enthusiasts who will appreciate the views and proximity to the Bridges Golf Course. The single-story layout and community amenities make it perfect for active retirees or empty nesters looking for a luxury property with minimal stairs. The home's layout and size also cater well to families with older children or those who frequently entertain. The dedicated home office space makes it suitable for professionals who work remotely and need a quiet, separate workspace. Buyers who prioritize excellent schools and a safe, upscale community will find this property particularly appealing.
Not For
This property is not suitable for first-time homebuyers or those with limited budgets due to its high price point and ongoing costs. Investors looking for rental properties may find the potential returns unattractive given the high purchase price and the area's rental rates (even at $4,780 for a 4-bedroom, the yield would be low). Buyers sensitive to air quality issues or those with respiratory conditions may want to reconsider due to the severe air quality risk. Those seeking a more diverse or urban environment might find the suburban setting and lack of housing diversity in San Ramon limiting. Buyers uncomfortable with the high fire risk or unable to secure adequate insurance coverage should look elsewhere.
Demographics
Area Median Income
$186,367
Property History
Price History
Ownership Timeline
$2,721,000Financed
Mar 18, 2022Whittier Trust Company, The Richrd J Johnson Living TrustAditya Shiledar, Priya P Badhe
Grant Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Mar 11, 2019Richard J JohnsonRichard J Johnson Living Trust, Richard J Johnson
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Mar 11, 2019Angela A Johnson, Angela Anne GillRichard J Johnson
Affidavit Of Death
Non-Arm's Length Transactions
$0Financed
Jan 11, 2010Richard J Johnson, Angela A JohnsonRichard J Johnson, Angela A Gill
Intrafamily Transfer
Non-Arm's Length Transactions
$968,000Financed
Sep 9, 2002Shapell Industries IncRichard J Johnson, Angela A Johnson
Grant Deed
New Construction Residential Transactions
Property Taxes
$33,474
2024 Tax Assessment
1.5%from previous year
Assessed Value$2,830,928
Tax Rate1.18%
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
Elementary
8.5/10
ExcellentMiddle
8.7/10
ExcellentHigh
9.8/10
ExcellentFinancials
Monthly Costs
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$2,699,000
Price/sqft
$990
Layout
4 bd•3 ba
Days on market
15 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$2,268,648
19.0%
Your price is 19.0% above average
Median Price
$2,415,000
11.8%
Based on 6 recent sales
Price per Sq.Ft
$826
19.8%
Your price is 19.8% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 9115 S Gale Ridge Rd, San Ramon, CA 94582 | $2,415,000 | 2,717 | 4 | 3 | $88910.2% | 10/11/2024 |
| 137 Black Calla Ct, San Ramon, CA 94582 | $2,305,000 | 2,811 | 4 | 3 | $82017.2% | 10/2/2024 |
| 2075 Canyon Lakes Dr, San Ramon, CA 94582 | $1,500,000 | 2,474 | 3 | 3 | $60638.7% | 10/4/2024 |
| 120 Dorset Ct, San Ramon, CA 94583 | $2,341,888 | 2,847 | 5 | 3 | $82316.9% | 9/11/2024 |
| 5008 Lilac Ridge Rd, San Ramon, CA 94582 | $2,625,000 | 3,170 | 5 | 3 | $82816.3% | 10/24/2024 |
| 3044 Sorrelwood Drive, San Ramon, CA 94582 | $2,425,000 | 2,449 | 4 | 3 | $9900.0% | 9/26/2024 |
9115 S Gale Ridge Rd, San Ramon, CA 94582
Price: $2,415,000
Sq.Ft: 2,717
Beds/Baths: 4/3
$/Sq.Ft:
$88910.2%
Sale Date: 10/11/2024
137 Black Calla Ct, San Ramon, CA 94582
Price: $2,305,000
Sq.Ft: 2,811
Beds/Baths: 4/3
$/Sq.Ft:
$82017.2%
Sale Date: 10/2/2024
2075 Canyon Lakes Dr, San Ramon, CA 94582
Price: $1,500,000
Sq.Ft: 2,474
Beds/Baths: 3/3
$/Sq.Ft:
$60638.7%
Sale Date: 10/4/2024
120 Dorset Ct, San Ramon, CA 94583
Price: $2,341,888
Sq.Ft: 2,847
Beds/Baths: 5/3
$/Sq.Ft:
$82316.9%
Sale Date: 9/11/2024
5008 Lilac Ridge Rd, San Ramon, CA 94582
Price: $2,625,000
Sq.Ft: 3,170
Beds/Baths: 5/3
$/Sq.Ft:
$82816.3%
Sale Date: 10/24/2024
3044 Sorrelwood Drive, San Ramon, CA 94582
Price: $2,425,000
Sq.Ft: 2,449
Beds/Baths: 4/3
$/Sq.Ft:
$9900.0%
Sale Date: 9/26/2024
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