Published October 25, 2026 in Market Update

More listings are showing up, but this is still a tight market

By Brad Bell

Real estate, Willow Glen, Rose Garden, Cambrian & Almaden - $1.1M+

These numbers cover the three months ending August 31, 2026. The Real Estate Data Aggregator counted 337 homes for sale across this market, up 37% from the same period in 2025. That is real progress for buyers. But 337 homes spread across six ZIP codes, with 576 closed sales in the same window, is not a loose market. Sellers have more competition than last year. Buyers have more options. Neither side has a clear edge.

A market under three months of supply is generally considered seller-favored. Every ZIP code here is under 2.2 months. That context matters when you are deciding how to price or what to offer.

Where inventory jumped the most

The Real Estate Data Aggregator shows homes for sale in 95128 rose 58.3% from a year ago. The same 58.3% jump showed up in 95124. Those are the two biggest inventory increases in this market. More choice, but days on market in 95128 is 26 days and in 95124 it is 20 days. Homes are still moving.

Prices moved in different directions

More inventory did not push prices down everywhere. The Real Estate Data Aggregator shows Willow Glen (95125) at a median sale price of $1,950,000, up 6.7% from a year ago. Almaden south (95120) came in at $2,180,000, down just 2.2%. Rose Garden west (95126) saw the sharpest drop, down 14.2% to $1,098,000. That number deserves a closer look before you read too much into it: mix of homes sold in a ZIP code can move a median by a lot in a short window.

Homes are still selling over list in most areas

The Real Estate Data Aggregator shows that in Almaden north (95118), the average sale came in at 103% of list price. More than half of homes there, 50.7%, sold above asking. Willow Glen (95125) averaged 100.6% of list. Cambrian (95124) averaged 101.9%. Rose Garden west (95126) was the softest at 99.5%, meaning the average home there sold just under list. That is a meaningful difference depending on which side of a transaction you are on.

Speed: most homes are not sitting long

Almaden south (95120) had the fastest pace. The Real Estate Data Aggregator put median days on market there at 16 days, 4 days shorter than a year ago. Nearly 45% of homes in 95120 went under contract within two weeks of listing. Cambrian (95124) was close, at 20 days. Rose Garden east (95128) was the slowest at 26 days, though still under a month. Across the whole market, the Real Estate Data Aggregator counted 560 pending sales in the three months ending August 31, 2026, up 4.7% from 2025.

One thing making buyers hesitate: rates

Realtor.com reported that mortgage rates topped 7% for the first time since January 2025. CNBC reported the average contract rate on a 30-year fixed mortgage at 7.41%, down from 7.50% the week before. That is a small move, but direction matters. CNBC also reported that a monthly payment on a median-priced home took up roughly 33% of a median family's income in 2025, compared with 26% in 2022. That gap explains some of the patience buyers are showing even in a tight market.

At the same time, renting is not getting cheaper. Realtor.com reported that the San Jose median asking rent reached $3,565 in September 2026, a 6.0% increase year over year. That context keeps buyer demand from fading, even with rates where they are.

What this means if you own here

You have more competition than you did a year ago. The Real Estate Data Aggregator shows new listings across this market up 16.5% from 2025. Buyers have more to look at. A home that is priced right and shows well still sells fast. One that is priced at last year's peak and skips prep is sitting longer than it used to. That is the honest read.