Thank you for visiting my site! I specialize in representing sellers and buyers in the River Oaks Village, California Impressions, California Renaissance and Rivermark communities. I also frequently assist my clients who have sold a home in the above areas, find a new home in other sections of San Jose and the Peninsula.

I am currently a Borker Associate at Remax Gold, one of the largest Remax brokerages in the world. Additionally, I am an attorney in retirement status in Illinois and in inactive status in Ohio. Please read my biography section to learn more information regarding my qualifications.

The listings and sold section of my website will provide you with current market information in the River Oaks Village and Rivermark areas.

Please review a few comments of my past clients and the information regarding my education and professional background below, as an excellent method of learning about me and the professional service I provide to my clients. I wish you success in all of your future endeavors. Best regards, Jerry

Paul Ciccolella, Director, SMRT Cell Manufacturing Engineering

Jerry is extremely detail oriented and truly a full service Real Estate Professional. He helped me from the initial market analysis, through a remodel, to the final contract signature. Jerry was in tune with my expectations, is extremely trustworthy, and was always available to answer questions and concerns. I highly recommend Jerry to anyone looking to buy or sell in the North San Jose area.

Bud Genovese, Chairman at AuditOne LLC

Jerry was very thorough, providing useful and timely information that we requested during our property transaction using his services. In fact Jerry is the best real estate professional that we have ever used.

Eric Peters, Experienced Fire Captain at City of San Jose, California

Gerald is a top notch real estate broker. Gerald is very knowledgeable about the area and the current market conditions. He was readily available at all times to answer our questions pertaining to the sale of our home. He was patient and understanding even during trying economic times. We HIGHLY recommend Gerald to anyone looking for a honest, loyal, and dedicated Broker to sell their home. He truly has the customer's best interest at heart from the moment you meet him until the job is complete.

Anna Fastenko, Owner, BayHomeopathy

Gerald is almost an ideal real estate agent, and by that I mean more than just a very knowledgeable professional. He is very supporting and helpful during the whole process. We were selling our condo and decided to work with him because he was a neighbor, and we thought an extra knowledge of the immediate situation is a benefit - that turned out very true when Gerald told us everything about the immediate area development, how we can market it in our favor, plus of course knowing asking and sale prices for the houses in our neighborhood in the past 10 years also helped a lot.

Gerald was there for us to recommend the staging and cleaning teams, advise on how to go about necessary repairs, didn't mind stopping himself often and checking on how the work was done. We had him strongly on our side during those very strenuous weeks of preparing the house for sale, and also felt psychologically very comfortable discussing all the issues with him because of Gerald's exceptional work ethics and tact (I guess that comes from his background as a lawyer and government worker).

On the big day of choosing offers Gerald also showed a very accurate and experienced approach to dealing with other agents, negotiating, and choosing the right offer. So we would definitely recommend Gerald as a superb real estate agent, one who combines confidence with attention to detail with and a very respectful attitude to his clients.

Martin Dorey, Senior Member of Technical Staff at Hitachi Data Systems

Jerry is the consummate professional and a nice guy to boot. He knows the real estate market in River Oaks and Rivermark like the back of his hand, always backing his many years of experience with hard data. It was obvious to us, long before we moved, that Jerry's the agent to use in this area and I'm only reinforced in that opinion having been through two successful transactions, buying and selling, and two previous offers with him. He's gentle with his opinions but, trust him, he knows what needs doing, has recommendations for who and how to get it done and makes himself available to make that happen despite your busy schedule. In order for us to be able to make the most competitive offer, Jerry advised us to commit to a contingency-related expense when there was chance that our offer would be eliminated. He offered to eat the cost himself if that happened. He doesn't just do the right thing - he goes above and beyond. I'd use him again in a heartbeat.less.

Rudy Sotelo, CEO at Petalon

I've had the pleasure to work with Gerald over the past few years as a client and a vendor and have found him to be one of the most honest, reliable, and knowledgeable people I have ever met. His dedication to the needs of his client is exceptional and goes well beyond the norm.

Andy Radosevich, former homeowner in Crescendo.

Jerry is a River Oaks neighborhood expert and did an excellent job during every phase of my sale, going beyond my expectations in several areas.

Rhyta Iudica and Federico Pescarmona, new home owners in Los Gatos.

Our experience with Jerry was nothing short of fantastic. He patiently helped us to buy our home, being always available for us, coming with us to open houses and helping dealing with the disclosures and the paperwork. We especially appreciated him helping us understanding and dealing with the dynamism of the local market, and his ability to give advice without being intrusive. He has been very responsive also after completing the purchase. We highly recommend Jerry as a realtor for the area.

Federico, Manuela and Sofia, new home owners in Menlo Park

Jerry is the best real estate agent you could possibly have. He is our neighbor and we have known him since we moved into the area in 2014. He is very professional, super knowledgeable and supports you through the entire process of buying or selling.

We were looking for a place to call home for almost two years now, and every time we were contacting him he was always available for a showing and he was prepared to give us information on the area and schools. He knew exactly what we were looking for and he gave us great suggestions during the entire process, especially during negotiation (we were able to save some money thanks to his expertise).

Thank you Jerry! You made everything less stressful, we knew you were on our side every time we needed you, and thank you also for being available after purchase, every time we contacted you!

Mike and Claudia DeBlauw

Jerry was the perfect real estate professional to work with in the sale of our home. His deep knowledge of the local residential real estate market was extremely helpful in the preparation, pricing and ultimate sale of our condo. We had already moved out of the area and Jerry stepped up time and time again to let in and supervise various vendors when we were unable to make it. Just as we were ready to put the home on the market everything was locked down due to Coronavirus. Jerry was an invaluable neighbor and adviser throughout the entire ordeal as he maintained consistent communication with us as we navigated the extraordinary market conditions until the ultimate successful sale of our condo. I highly recommend Jerry for your real estate needs in the South Bay.

MARKET ANALYSIS/RECENT SALES: RIVER OAKS VILLAGE, RIVERMARK, CALIFORNIA IMPRESSIONS, CALIFORNIA RENAISSANCE. See "SOLD" section of this site. Monitor all the activity in your neighborhood and become a market expert. This section is updated every several days so your information is the most current available.

There are currently 0 properties for sale in the RIVERMARK/RIVER OAKS VILLAGE/CA RENAISSANCE/CA IMPRESSIONS areas, 0 in Rivermark and 0 in River Oaks Village, CA Renaissance/CA Impressions.

Please see the "Listings" section for details. I will be happy to promptly e-mail you additional details regarding these listings upon request. Contact me today at geraldbuten@att.net or 408.944.0144.

Current California Mortgage Rates

30 year fixed 7.557%

15 year fixed 6.752%

10/6 ARM 7.777%

The National Association of Realtors (NAR) agreed to new rules around real estate commissions as part of a lawsuit settlement in March. Now consumers face a deluge of conflicting predictions.

What high-profile commission changes mean for homebuyers and sellers? See www.bankrate.com/real-estate/real-estate-commission-changes/

BUYER'S AGENT--Buying a home in Silicon Valley is a major investment. The real estate agent you meet at the open house is generally working for the seller. Who is representing you?

Buyers need a professional real estate agent representing them during the purchase of a home. I am happy to work for you and help you find a new home.

Since I also represent sellers, I have a solid understanding of what your offer needs to include, in order to make you a successful buyer in this competitive real estate market.

The best news is that my services will not cost you anything, since the commission for the buyer's agent is paid by the seller.

MARKET ANALYSIS/RECENT SALES RIVER OAKS VILLAGE/CA RENAISSANCE/CA IMPRESSOINS--SEE "SOLD" section of this site. Monitor all the activity in your neighborhood and become a market expert. This section is updated every several days so your information is the most current available.

Good morning! I frequently take a walk through the River Oaks Village community sometime during the day. I formerly jogged regularly on the Coyote Creek Trail that runs parallel to River Oaks Parkway, behind several of the residential communities located there. This morning I walked past San Jose Fire Department Station 29, located at the corner of Zanker Road and Innovation Way. I am very happy and thankful that River Oaks Village is protected by a very professional fire department. Godspeed to the brave and professional firefighters from San Jose Fire Station 29. Thank you for your service!

Gerald Buten received The United States Attorney General's Award for Distinguished Service in 1998, from Attorney General Janet Reno, for his contribution to a major national Civil Rights Investigation. He was a member of a three person group of Federal law enforcement executives from different agencies, who provided exceptional leadership in directing the National Church Arson Task Force (NCATF) investigations and prosecutions of the rash of arsons and bombings of African-American churches and other houses of worship throughout the Nation.

The NCATF successfully forged cooperative working relationships among disparate Federal law enforcement entities, as well as among Federal, State, and local authorities in an unprecedented fashion which serves as a model for the improved operations of future Federal criminal investigations. On their watch, over 270 arrests have been made in connection with 202 church attacks, with a closure rate far in excess of the national average for arson.

As a resident and parent in the Santa Clara Unified School District, I am highly committed to improving the quality of the education provided to our children and keeping them safe while attending school. I am currently on the School Site Council for the new Kathleen McDonald High School in River Oaks Village. Previoulsy, I served as Vice President of the Parent Faculty Board at Washington Open Elementary School. While the school district and its dedicated employees do an outstanding job providing high quality education and safety for our children, there is always room for improvement.

I have been an active advocate for improving the safety for our schools for the past six years. During this time I have been greatly assisted by programs provided by the Safe and Sound Schools Organization Safe And Sound Schools.

They are currently launching a new program Parents for Safe Schools. Visit their website to download the free Parents for Safe Schools program guide today. Whether you're a parent, stepparent, guardian, grandparent, aunt, uncle, or community member, the Parents for Safe Schools program can help you get started.

Together we can make a difference. Together we can make our schools safe and sound.

Hi River Oaks Neighbors, my wife Tee Low, Tiani our 14 year old daughter, and I have lived in Villagio at River Oaks since 2003. We love the neighborhood and are looking forward to the new schools and the enhanced retail businesses. In addition to the new parks, two of our favorite places are Starbucks and Subway at the River Oaks Market Place. We also love walking our dog Ku'uipo (Hawaiian for my sweetheart) around the neighborhood. I am a Broker Associate who specializes in River Oaks Village and Rivermark. I have previously served as President of the Board of Directors for the Villagio Home Owners Association. I recently left the Villagio Board because several recent actions of the previous Board were inconsistent with my personal and professional values. I made a decision not to participate in that activity. Whether you are a buyer or seller, I am happy to help you any way I can. Jerry

RE/MAX Real Estate Services was purchased by RE/MAX Gold. Founded in 1994 with just two offices and 40 agents, RE/MAX Gold in association with Southern California's RE/MAX Gold/One, have grown into 91 locations, serving 26 counties with over 1870 of the industry's most productive agents. This great accomplishment reflects the outstanding agent population and led to consistently increasing its market share, expanding and growing as top agents join and thrive.

Nearly 40% of real estate transactions in California involve consumers moving to and away from their communities. Our agents live locally, however they are supported by the largest real estate network in the world. Global exposure insures your home gets the maximum exposure needed to sell for top dollar and in the quickest time possible.

We are continually searching for new and better innovations to help our agents do what they do best. SELL REAL ESTATE! We understand the real estate industry is constantly evolving and our goal and commitment to our agents and clients is to ensure that RE/MAX Gold remains now and in the future, ABOVE THE CROWD.

I have lived in River Oaks Village at the Villagio Condominium Complex for approximately 20 years. Throughout this period I have experienced dealing with some not so good home repair companies and some outstanding home repair companies. Recently, I had issues with my heating and air conditioning systems. If you live in Villagio you probably know that we have a most interesting heating and air conditioning system.

I have found that Bob Hall who owns ABS Heating and Air Conditioning Service has consistently provided outstanding service at a reasonable price. Bob Hall understands our systems and the nuances associated with this type of heating and air conditioning. Bob and his technicians are very professional and they stay on the issue until they fix the problem. I highly recommend Bob Hall and ABS Heating and Air Conditioning Service, CA LIC #669870. They can be reached at www.absheatingandairconditioning.com, bob@abshvac.com and 408-238-7178.

One of the many interesting things about River Oaks Village is the memorial park dedicated to Iris Chang, a former resident of River Oaks Village. The park is a beautiful contemplative natural area tucked away behind the Epic Apartment Community, adjacent to the Coyote Creek Trail.

An engraved stone at the entrance displays the following description of Iris Chang.

Iris Chang (1968-2004) a former San Jose resident, was a writer, investigative journalist, historian, lecturer and humanitarian. She had a deep reverence for humanity, was concerned about the rights of all humans, and fought tirelessly to bring light to injustice. Iris believed our path to freedom lies in our belief in the power of one person to make a difference.

"Please believe in THE POWER OF ONE. One person can make an enormous difference in the world...One discovery can cure a disease or spawn a new technology to benefit or annihilate the human race. You as One individual can change millions of lives. Think big. Do not limit your vision and do not ever compromise your dreams or ideals." ~Iris Chang

Congratulations to the home owners in Villagio. My understanding is that you have voted to replace the entire HOA Board of Directors with new individuals committed to respecting and working with the owners to maintain Villagio as an upscale, well maintained, financially sound and pleasant residential community. As a long time Villagio owner WELL DONE AND THANK YOU!

SERVICE FOR VETERANS PROGRAM In honor of Dick Buten, my Dad who served with distinction in World War II, if you are a veteran who served in Iraq or Afghanistan since 9/11/2001, I will provide my real estate services to you for free. To qualify for the program, veterans must provide a DD 214 or other appropriate form, documenting their service. My family and I have benefitted from your service and sacrifices, and now is a good time to repay those who served.

My name is Gerald Buten, CA BRE #01437276, a Broker Associate at Re/Max Real Estate Services, 20111 Stevens Creek BL #245, Cupertino, CA 95014, direct phone 408.944.0144. I have over 14 years experience representing residential buyers and sellers in Santa Clara County, California. More information about my real estate practice, including my biography, is available on this site.

If you qualify for my Service For Veterans Program, I will assist you with your real estate transactions for free. This means if you are a seller, I will reduce the amount of commission you pay. If you are a buyer, I will credit you at close of escrow with the amount of commission I earned as the buyer's agent. As a general estimate, in both types of transactions, you will save approximately 2.5% of the purchase price, less the total administration fees Remax charges me for each transaction. On a $500,000 transaction you will save approximately $9000.

There has been some relatively recent CA legislation regarding CA Common Interest developments. Anyone thinking of buying or selling a condominium should become familiar with CA Senate Bill 326 and the potential financial impact it may have on the HOA and the value of the individual properties. Below is a summary you may find interesting.

The following is Legislative Counsel's Digest of CA Senate Bill Number #326, relating to Common Interest Developments. The bill was approved by the Governor 8/30/19 and filed with the Secretary of State on the same date. Everyone who owns property in a CA Common Interest Development should become familiar with this legislation because of the financial and inspection responsibilities it places on management and residents of CA Common Interest Developments. SB 326 requires the first safety inspection to be completed no later than January 1, 2025, and every 9 years (or less) thereafter.

Senate Bill No. 326


An act to amend Section 6150 of, and to add Sections 5551 and 5986 to, the Civil Code, relating to civil law.

[ Approved by Governor August 30, 2019. Filed with Secretary of State August 30, 2019. ]


SB 326, Hill. Common interest developments.

The Davis-Stirling Common Interest Development Act governs the management and operation of common interest developments. Existing law also sets forth the duties and responsibilities of the association and the owners of the separate interests with regard to maintenance and repair of common and exclusive use areas, as defined. Unless otherwise provided in the common interest development declaration, the association is generally responsible for maintaining, repairing, and replacing the common area, and the owner of each separate interest is responsible for maintaining that separate interest and any exclusive use common area appurtenant to that interest.

This bill would require the association of a condominium project to cause a reasonably competent and diligent visual inspection of exterior elevated elements, defined as the load-bearing components and associated waterproofing systems, as specified, to determine whether the exterior elevated elements are in a generally safe condition and performing in compliance with applicable standards. The bill would require the inspector to submit a report to the board of the association providing specified information, including the current physical condition and remaining useful life of the load-bearing components and associated waterproofing systems. The bill would require the inspector to provide a copy of the inspection report to the association immediately upon completion of the report, and to the local code enforcement agency within 15 days of completion of the report, if, after inspection of any exterior elevated element, the inspector advises that the exterior elevated element poses an immediate threat to the safety of the occupants. The bill would require the association to take preventive measures immediately upon receiving the report, including preventing occupant access to the exterior elevated element until repairs have been inspected and approved by the local enforcement agency. The bill would authorize local enforcement agencies to recover enforcement costs associated with these requirements from the association. The bill would authorize the association board to enact rules or bylaws imposing requirements greater than those imposed by these provisions.

The act provides that an association has standing to institute, defend, settle, or intervene in litigation, arbitration, mediation, or administrative proceedings in its own name as the real party in interest and without joining with its members in specified matters, including enforcement of the governing documents.

The bill would provide that, subject to compliance with other specified provisions described below, and notwithstanding any provision to the contrary in the governing documents, a board has the authority to commence legal proceedings against a declarant, developer, or builder of a common interest development, except as specified. The bill would, with certain exceptions, prohibit an association’s governing documents from limiting a board’s authority to commence legal proceedings against a declarant, developer, or builder of a common interest development. The bill would make these provisions applicable to governing documents, irrespective of when they were recorded, and claims initiated before the effective date of this bill, except if those claims have been resolved through an executed settlement, a final arbitration decision, or a final judicial decision on the merits.

The act requires the board, prior to the filing of certain civil actions by the association against the declarant or developer, or within 30 days of filing the civil action if the association has reason to believe that the applicable statute of limitations will expire before the association files the civil action, to provide members of the association a written notice specifying, among other things, that a meeting will take place to discuss problems that may lead to the filing of a civil action.

This bill would require that notice to inform members that the potential impacts of filing a civil action, including financial, to the association and its members will also be discussed.


Vote: majority Appropriation: no Fiscal Committee: no Local Program: no

I am happy to announce a new community service initiative for 2020! I recently read a Harvard Business Review publication in their Emotional Intelligence Series, Purpose Meaning + Passion. I was very impressed with the idea that many successful people often do not find their life's purpose, they build it.

An outstanding example is the story of Blake Mycoskie, the founder of Toms Shoes who built a very successful company while also providing outstanding community service to the disadvantaged members of our society. Toms Shoes donates one pair of shoes to the needy for every pair of shoes they sell.

I greatly enjoy working with families and individuals to assist them in finding and acquiring the best possible home to meet their current needs. Throughout my life I have always maintained a commitment to community service and the idea of working to make the world a better place. Previously, I served in the United States Department of Justice in various cities throughout the United States. In addition to my current community volunteer service activities with the American Red Cross, Discovery Charter Schools, Washington Open Elementary School, The Vivace Children's Chorus of San Jose, Villagio Homeowners Association and my Service for Veterans program.

Gary Baldocchi, a friend and former colleague recently published Actions of Violence. As a former FBI Special Agent and Senior Executive, I found this book to be thoroughly enjoyable. The book is realistic, contains excellent characters based on Gary's extensive experience and has a most interesting plot. It is a great read, available on Amazon and can be downloaded for electronic readers. I highly recommend this book for anyone who wants to know how the real Federal agents spend their time safeguarding the American people. Gary's insights are remarkable!


Excited about the three new schools on the Agnews Property in River Oaks? See a fabulous aerial rendering and learn all about the award winning project at santaclarausd.

Homelight.com analyzes millions of real estate sales to find the best performing real estate agents in your area. The top agents they recommend all have a proven track record of success, unmatched local expertise and keen negotiation skills.

Homelight.com describes Gerald Buten of Remax Real Estate Services as follows:

Gerald is a top selling San Jose agent with 14 years experience - having sold over 76% more properties in San Jose than the average agent.

Gerald sells properties fast - more than 64% quicker than the average San Jose agent.

Gerald also has Townhouse expertise - working with over 5 more townhomes than the average agent.

Gerald has worked with sellers 76% of the time.

Gerald is a top dollar real estate agent and negotiator because he consistently sells homes above their list price.