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Oliver Buchannon
South Valley Spotlight

Community

+3

South Valley: weekend cheat sheet + tax math

May 13, 2026

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5 min read

South Valley: weekend cheat sheet + tax math

Plus Open Streets parking, trail maps, Mushroom Festival dates, and three homes to compare.

South Valley Spotlight
South Valley Spotlight

Real Estate

South Valley Spotlight Real Estate Partner Program

May 10, 2026

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1 min read

South Valley Spotlight Real Estate Partner Program

A founding partner lane for one local real estate expert per city, built around newsletter placement, useful market context, and local proof.

South Valley Spotlight
South Valley Spotlight

Real Estate

Gilroy ADU Permit Timeline in 2026

May 10, 2026

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7 min read

Gilroy ADU Permit Timeline in 2026

The 60-day state clock, Gilroy's 15-working-day pre-approved path, city fee triggers, and the steps before construction.

South Valley Spotlight
South Valley Spotlight

Real Estate

Sewer Line Repair Cost in Morgan Hill - Permit, Lateral Responsibility, and 2026 Price Ranges

May 8, 2026

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7 min read

Sewer Line Repair Cost in Morgan Hill - Permit, Lateral Responsibility, and 2026 Price Ranges

A homeowner guide to Morgan Hill sewer-line repair cost, private lateral responsibility, city permits, grant help, and when to call a plumber.

South Valley Spotlight
South Valley Spotlight

Real Estate

Drain Cleaning in Morgan Hill - Cost, Warning Signs, and When It Is Really a Sewer Problem

May 8, 2026

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6 min read

Drain Cleaning in Morgan Hill - Cost, Warning Signs, and When It Is Really a Sewer Problem

A homeowner guide to Morgan Hill drain cleaning costs, main-line warning signs, sewer-lateral risk, and when to use a local plumber shortlist.

South Valley Spotlight
South Valley Spotlight

Real Estate

Emergency Plumber in Morgan Hill - What Counts, What To Do First, and What It Costs in 2026

May 8, 2026

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6 min read

Emergency Plumber in Morgan Hill - What Counts, What To Do First, and What It Costs in 2026

A homeowner guide to emergency plumbing in Morgan Hill, including shutoff steps, true emergency signs, after-hours cost reality, and when to use a local plumber shortlist.

South Valley Spotlight
South Valley Spotlight

Community

+3

Morgan Hill's empty lake has an update

May 6, 2026

•

25 min read

Morgan Hill's empty lake has an update

Plus three homes to compare, trash bill math, and Open Streets on May 16.

South Valley Spotlight
South Valley Spotlight
Best Gilroy Neighborhoods for First-Time Buyers in 2026

May 1, 2026

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8 min read

Best Gilroy Neighborhoods for First-Time Buyers in 2026

Realistic entry prices, master planned vs older detached, and the exit math first-time buyers skip.

South Valley Spotlight
South Valley Spotlight
Best Morgan Hill Neighborhoods for Families in 2026

May 1, 2026

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9 min read

Best Morgan Hill Neighborhoods for Families in 2026

Schools, parks, lot size, and what the next ten years look like on each Morgan Hill street.

South Valley Spotlight
South Valley Spotlight

Real Estate

How to Check Permit History Before Buying in Morgan Hill, Gilroy, or San Martin

Apr 30, 2026

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6 min read

How to Check Permit History Before Buying in Morgan Hill, Gilroy, or San Martin

A South Valley buyer's guide to checking permit history, jurisdiction, older additions, ADUs, garage conversions, and county records before closing.

South Valley Spotlight
South Valley Spotlight

Real Estate

Gilroy Flood Zones: What Buyers Should Check Before They Write an Offer

Apr 30, 2026

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5 min read

Gilroy Flood Zones: What Buyers Should Check Before They Write an Offer

A 2026 Gilroy buyer's guide to FEMA flood maps, Valley Water notes, Upper Llagas Creek construction, flood insurance, and contingency questions.

South Valley Spotlight
South Valley Spotlight

Real Estate

Wildfire Zones and Home Insurance in Morgan Hill and Gilroy: A 2026 Buyer Checklist

Apr 30, 2026

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5 min read

Wildfire Zones and Home Insurance in Morgan Hill and Gilroy: A 2026 Buyer Checklist

A South Valley buyer's guide to fire hazard zone maps, insurance quotes, FAIR Plan backup options, defensible space, and offer timing before escrow gets expensive.

South Valley Spotlight
South Valley Spotlight

Real Estate

Morgan Hill Sewer Lateral Inspections: What Sellers and Buyers Need Before Closing

Apr 30, 2026

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6 min read

Morgan Hill Sewer Lateral Inspections: What Sellers and Buyers Need Before Closing

A 2026 guide to Morgan Hill's sale-time utility inspections, private sewer laterals, plumbing fixture checks, exemptions, failed inspections, and buyer repair transfers.

South Valley Spotlight
South Valley Spotlight
Morgan Hill vs Hollister in 2026: Which Is Right for You?

Apr 30, 2026

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9 min read

Morgan Hill vs Hollister in 2026: Which Is Right for You?

The honest comparison for buyers weighing Morgan Hill against Hollister. Two counties, two commutes, two different math problems.

South Valley Spotlight
South Valley Spotlight
Gilroy vs San Martin in 2026: Cost, Schools, and Lifestyle Compared

Apr 30, 2026

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8 min read

Gilroy vs San Martin in 2026: Cost, Schools, and Lifestyle Compared

The honest comparison for buyers choosing between Gilroy city limits and San Martin acreage. Cost, schools, and the resale picture.

South Valley Spotlight
South Valley Spotlight

Real Estate

San Martin Wells and Septic in 2026: What Buyers Need to Check Before Closing

Apr 29, 2026

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6 min read

San Martin Wells and Septic in 2026: What Buyers Need to Check Before Closing

A practical guide to what private wells, septic systems, as-builts, ADU plans, and county rules change when you buy in San Martin instead of a subdivision neighborhood.

South Valley Spotlight
South Valley Spotlight

Real Estate

Capital Gains on a $2M Morgan Hill Home Sale: What the Math Looks Like in 2026

Apr 29, 2026

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6 min read

Capital Gains on a $2M Morgan Hill Home Sale: What the Math Looks Like in 2026

A seller-side guide to the $500K exclusion, adjusted basis, NIIT, California treatment, and why long-time Morgan Hill owners can still owe a six-figure tax bill on a $2 million sale.

South Valley Spotlight
South Valley Spotlight

Real Estate

Mello-Roos in Morgan Hill and Gilroy: A 2026 Buyer's Guide

Apr 29, 2026

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6 min read

Mello-Roos in Morgan Hill and Gilroy: A 2026 Buyer's Guide

What South Valley buyers need to know about CFDs, special assessments, and the monthly payment surprise that shows up in newer Morgan Hill and Gilroy neighborhoods.

South Valley Spotlight
South Valley Spotlight

Real Estate

Best Neighborhoods in Gilroy in 2026: Where Buyers Should Actually Start

Apr 29, 2026

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7 min read

Best Neighborhoods in Gilroy in 2026: Where Buyers Should Actually Start

A local buyer's guide to Old Gilroy, Glen Loma Ranch, Eagle Ridge, west-side commuter pockets, and which Gilroy neighborhoods fit families, first-time buyers, and hybrid commuters in 2026.

South Valley Spotlight
South Valley Spotlight

Real Estate

East Side vs West Side Morgan Hill: Which Fits Your Move in 2026?

Apr 29, 2026

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7 min read

East Side vs West Side Morgan Hill: Which Fits Your Move in 2026?

Choosing between east side and west side Morgan Hill in 2026? The local guide to commute, schools, lot size, Mello-Roos risk, and which side fits your move.

South Valley Spotlight
South Valley Spotlight

Real Estate

First-Time Homebuyer Programs in Gilroy and Morgan Hill (2026)

Apr 29, 2026

•

7 min read

First-Time Homebuyer Programs in Gilroy and Morgan Hill (2026)

A local 2026 guide to first-time homebuyer help in Gilroy and Morgan Hill, including Empower Homebuyers SCC, Gilroy HELP, Morgan Hill BMR, and what these programs actually change.

South Valley Spotlight
South Valley Spotlight

Real Estate

Commute from Gilroy to San Jose in 2026: What It Really Looks Like

Apr 29, 2026

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7 min read

Commute from Gilroy to San Jose in 2026: What It Really Looks Like

Thinking about living in Gilroy and working in San Jose? The 2026 local guide to drive times, Caltrain, VTA Rapid 568, neighborhood fit, and the real commuter tradeoffs.

South Valley Spotlight
South Valley Spotlight
🏘️ Morgan Hill: 800 units the city can't stop

Apr 29, 2026

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24 min read

🏘️ Morgan Hill: 800 units the city can't stop

Plus: 5 South Valley sales, Garlic Fest tickets drop May 10, and date night at Gilroy Bowl

South Valley Spotlight
South Valley Spotlight

Real Estate

Moving to San Martin in 2026: The 95046 Buyer's Guide

Apr 29, 2026

•

8 min read

Moving to San Martin in 2026: The 95046 Buyer's Guide

Moving to San Martin, CA in 2026? The local 95046 guide to wells, septic, schools, commute reality, acreage, and what buyers should check before they write an offer.

South Valley Spotlight
South Valley Spotlight
Moving to Gilroy: Complete Guide for 2026

Apr 28, 2026

•

8 min read

Moving to Gilroy: Complete Guide for 2026

What you actually need to know about moving to Gilroy in 2026, written by people who live in the South Valley.

South Valley Spotlight
South Valley Spotlight
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South Valley Spotlight

Local news, events, and the good stuff. Free every Wednesday.

Serving Morgan Hill, San Martin, and Gilroy, CA (South Santa Clara County)

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