Published October 11, 2026 in Market Update · Mid-Peninsula - $1M+
Mid-Peninsula sales held steady even with rates near 7.5% 742 homes sold across the Mid-Peninsula in the three months ending August 31, 2026, up 1.6% from a year before, even as borrowing costs climbed to their highest point since early 2025.
By Brad Bell Homes sold
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 1.6% from a year before
New listings
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 1.4% from a year before
Pending sales
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 1.7% from a year before
Read the letter Published October 11, 2026 in Market Update · South San Jose & South County - $700K+
One part of this market stayed very tight while another slowed down The three months ending August 31, 2026 showed a clear split in South San Jose and South County: some ZIP codes moved fast with multiple offers, while others sat longer and sold below list.
By Brad Bell Homes sold
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
All 10 ZIP codes
Homes for sale
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Active inventory
New listings
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Came to market
Read the letter Published October 11, 2026 in Market Update · San Jose Condo - $500K+
More San Jose condo sellers are adjusting price, but not every part is slowing The three months ending August 31, 2026 show a split market: one ZIP had 15.3 months of supply while another had just 1.2, and pricing to the right side of that line matters more now that rates are at 7.40%.
By Brad Bell Median sale price
$ 0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Down 7.2% year over year
Homes sold
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Down 8.9% year over year
Median days on market
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 d a y s
4 days shorter than a year ago
Read the letter Published October 11, 2026 in Market Update · Willow Glen, Rose Garden, Cambrian & Almaden - $1.1M+
More listings are showing up, but this is still a tight market Across Willow Glen, Rose Garden, Cambrian and Almaden, inventory is up 37% from a year ago, yet pending sales are still rising and most homes are still selling at or above list price.
By Brad Bell Homes sold
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 6.5% from a year ago
Homes for sale
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 37% from a year ago
New listings
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 16.5% from a year ago
Read the letter Published October 11, 2026 in Market Update · Los Gatos Mountains - $700K+
More listings gave Los Gatos Mountains buyers room, but not a price break Inventory climbed 26% in the three months ending August 31, 2026, yet the median sale price still rose to $1,500,000.
By Brad Bell Median sale price
$ 0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 11.1% from 2025
Median days on market
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 d a y s
14 days longer than 2025
Months of supply
0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 m o n t h s
Up 1.5 months from 2025
Read the letter Published October 11, 2026 in Market Update · East San Jose & North Valley - $800K+
More homes are for sale here, but buyers are still writing offers Inventory rose 36.4% across East San Jose and North Valley, yet 505 households went under contract in just three months.
By Brad Bell 95035 (Milpitas)
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
down 5.2% year over year
95127
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
down 13.8% year over year
95132
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
up 35.6% year over year
Read the letter Published October 11, 2026 in Market Update · Campbell - $900K+
Campbell has more room than last year, but it is not a soft market Inventory in the $900K+ segment is up 54.8%, yet homes are still selling above list price and the median is up 7% year over year.
By Brad Bell Months of supply
0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 m o n t h s
Up 1.1 months from a year ago
Median days on market
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 d a y s
6 days longer than a year ago
Avg sale to list price
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 %
Down just 0.1 points from a year ago
Read the letter Published October 11, 2026 in Market Update · Sunnyvale & Santa Clara Condo - $700K+
More condos are coming on, but buyers are still writing offers Inventory in this market rose 66.7% year over year, yet pending sales climbed 7.2% in the same stretch.
By Brad Bell 30-yr fixed rate (conforming)
0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 %
Week of Oct 7, 2026
Area median home price
$ 0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
San Jose-Sunnyvale-Santa Clara, Sep 2026
Listings with price cuts
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 %
San Jose-Sunnyvale-Santa Clara, Sep 2026
Read the letter Published October 11, 2026 in Market Update · West Valley Condo - $800K+
More choice, but buyers are still showing up in West Valley Condo Inventory is up nearly 40% from a year ago, yet 903 homes still sold across West Valley in the three months ending August 31, 2026, and pending sales rose too.
By Brad Bell Homes sold
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 4% from a year earlier
Homes for sale
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 39.8% from a year earlier
New listings
0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 14.5% from a year earlier
Read the letter Published October 11, 2026 in Market Update · Sunnyvale & Santa Clara - $1M+
More listings are showing up, but Sunnyvale and Santa Clara are still moving Inventory jumped 67.5% across Sunnyvale and Santa Clara, yet pending sales rose 7% and homes are still closing above list price.
By Brad Bell 30-year fixed rate (CNBC)
0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 %
Week ending October 7, 2026
Metro median home price (Realtor.com)
$ 0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
San Jose-Sunnyvale-Santa Clara, September 2026
Listings with price cuts, U.S. (Realtor.com)
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 %
September 2026, highest since October 2022
Read the letter Published October 11, 2026 in Market Update · Saratoga & Los Gatos - $2M+
Inventory rose, but Saratoga stayed tight More listings hit the market this summer, yet Saratoga absorbed them quickly and prices held firm.
By Brad Bell Homes sold
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 37.3% from a year before
Median days on market
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 d a y s
4 days shorter than a year before
Months of supply
0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 m o n t h s
Down 0.2 months from a year before
Read the letter Published October 11, 2026 in Market Update · Cupertino & West San Jose - $1.2M+
More listings are giving buyers room, but Cupertino and West San Jose still move fast Inventory nearly doubled year over year, yet 292 homes went pending in just three months, so pricing and prep still decide the outcome.
By Brad Bell New listings
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 26.8% year over year
Homes for sale
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 86.7% year over year
Pending sales
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 5.8% year over year
Read the letter Published October 11, 2026 in Market Update · Core Silicon Valley - $1M-$4M
More listings are back in Core Silicon Valley, but buyers are still active Inventory jumped 44.2% across Core Silicon Valley in the three months ending August 31, 2026, yet pending sales still rose 4.1%. That is more choice for buyers, not demand walking away.
By Brad Bell Homes sold
0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 0.8% from a year ago
Pending sales
0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 4.1% from a year ago
Homes for sale
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 44.2% from a year ago
Read the letter Published October 11, 2026 in Market Update · Peninsula Luxury - $2.5M+
Atherton stood apart even as the wider market stayed mixed For the three months ending August 31, 2026, Atherton's median sale price hit $12,000,000, up 24.4%, while national prices rose just 2.6% and mortgage rates climbed to 7.49%.
By Brad Bell Homes sold
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 36.8% from the same months of 2025
Median days on market
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 d a y s
20 days shorter than a year before
Months of supply
0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 m o n t h s
Down 1.2 months from a year before
Read the letter Published October 11, 2026 in Market Update · North County - $900K+
Some North County pockets stayed very tight, but not all moved at the same speed The three months ending August 31, 2026 showed supply as low as 1 month in some ZIP codes and as high as 3.1 months in others, so one pricing plan does not fit every part of North County.
By Brad Bell 94030 (up)
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 %
Largest gain in North County
94014 (up)
0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 %
Strong gain despite slower pace
94066 (down)
- 0 1 2 3 4 5 6 7 8 9 %
Small dip in median
Read the letter Published October 11, 2026 in Market Update · Peninsula Condo - $700K+
More Peninsula condos sold with fewer homes for sale Sales rose 11.4% across the Peninsula while available inventory fell 8.3%, even as mortgage rates climbed past 7%.
By Brad Bell Homes sold
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 11.4% from a year before
Homes for sale
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Down 8.3% from a year before
New listings
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Down 0.8% from a year before
Read the letter Published October 4, 2026 in Market Update · East & South San Jose - $900K+
Higher rates are slowing some parts of this market more than others In the three months ending July 31, 2026, East and South San Jose split into two very different markets, and which one your home sits in changes everything about pricing and timing.
By Brad Bell 95138 median days on market
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 d a y s
Down 7 days from a year ago
95116 months of supply
0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 m o n t h s
Up 0.8 months from a year ago
95133 months of supply
0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 m o n t h s
Down 0.6 months from a year ago
Read the letter Published October 4, 2026 in Market Update · Core Silicon Valley - $1M-$4M
Silicon Valley has more listings, but buyers are still showing up Inventory is up 23% across Core Silicon Valley, yet pending sales rose too, which means more competition for sellers but a market that is still moving.
By Brad Bell Homes for sale
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 23% from a year ago
Pending sales
0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 3.2% from a year ago
Homes sold
0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 2.4% from a year ago
Read the letter Published October 4, 2026 in Market Update · Mid-Peninsula - $1M-$3M
Mid-Peninsula stayed tight even with rates above 7% Buyers kept showing up in the three months ending July 31, 2026, and there were fewer homes to compete for than a year ago.
By Brad Bell Homes sold
0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
up 12.3% year over year
Homes for sale
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
down 16.3% year over year
Pending sales
0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
up 8.7% year over year
Read the letter Published October 4, 2026 in Market Update · West Valley Luxury - $2M+
More sellers came out, but West Valley Luxury still did not loosen much Inventory across the West Valley rose nearly 19% from a year ago, yet buyers kept pace and the market stayed tight by almost any measure.
By Brad Bell Homes for sale
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 18.7% from a year before
Pending sales
0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 2.6% from a year before
New listings
0 1 2 3 4 5 6 7 8 9 , 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 4.5% from a year before
Read the letter Published October 4, 2026 in Market Update · Luxury Peninsula - $3M+
Luxury Peninsula inventory is down even with rates above 7% The three months ending July 31, 2026 show 328 homes for sale across the Luxury Peninsula, down 11.4% from a year ago, while mortgage rates sit above 7%.
By Brad Bell Homes for sale
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Down 11.4% from a year ago
New listings
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Down 8.3% from a year ago
Homes sold
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Down 1.1% from a year ago
Read the letter Published October 4, 2026 in Market Update · Condo & Townhome - $500K-$2M
Silicon Valley condos still moved in August, but not every pocket moved the same way The three months ending July 31, 2026 showed 971 condos and townhomes sold across these ZIP codes, but supply ranged from 1 month to 13.8 months depending on where you looked.
By Brad Bell Homes sold
0 1 2 3 4 5 6 7 8 9
Very thin sample
Months of supply
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 m o n t h s
Far above the rest of this market
Sold above list
0 1 2 3 4 5 6 7 8 9 %
None
Read the letter Published October 4, 2026 in Market Update · West Valley Core - $700K-$2M
The market is not moving at one speed across West Valley Core The three months ending July 31, 2026 show a 5-to-1 gap in supply between the slowest and fastest pockets, and that gap changes what a seller can reasonably ask.
By Brad Bell Median days on market
0 1 2 3 4 5 6 7 8 9 d a y s
1 day shorter than a year ago
Sale-to-list ratio
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 . 0 1 2 3 4 5 6 7 8 9 %
Average sale price as share of list
Sold above list
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 %
Down 3.3 points year over year
Read the letter Published October 2, 2026 in Market Update · West Valley Core - $700K-$2M
Silicon Valley sales rose even with more homes on the market More listings arrived this summer, and buyers absorbed them. That is the short version of what the three months ending July 31, 2026 showed across the West Valley Core.
By Brad Bell Homes sold
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 3.4% year over year
Homes for sale
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 8.1% year over year
Pending sales
0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9 0 1 2 3 4 5 6 7 8 9
Up 7.6% year over year
Read the letter 
By Brad Bell