Published October 18, 2026 in Market Update

The market is not moving at one speed across West Valley

By Brad Bell

Real estate, West Valley Condo - $800K+

These numbers cover the three months ending August 31, 2026. Read them against your own street, not just the region average.

Realtor.com reported that 20.8% of national listings took a price cut in September, the highest September share since 2018. West Valley is not that market. Across the 12 ZIP codes the Real Estate Data Aggregator tracks here, homes still sell above list price on average. But the spread underneath that headline is wide enough to matter.

Supply is the number to watch

Months of supply tells you how long the current inventory would last if nothing new came on. Below two months, sellers hold most of the cards. Above two months, buyers start to find room.

ZIP 95130 sits at 0.8 months of supply, according to the Real Estate Data Aggregator. That is the tightest reading in this market. Only 7 homes were for sale there in the period, and more than half went under contract within two weeks. Sellers there have little reason to negotiate hard on concessions.

ZIP 95014, the Cupertino area, sits at 2.8 months. The Real Estate Data Aggregator counted 68 homes for sale, up 142.9% from the same period a year ago. That is a lot more choice for buyers, and the data backs it up: the share of homes that sold above list dropped 8.6 points year over year.

What the sale-to-list numbers say

Even in the looser ZIPs, homes are mostly selling at or above list. But the gap between the tightest and loosest is real.

The 95014 sale-to-list average of 104.9% looks strong. But the Real Estate Data Aggregator also shows the above-list share fell 8.6 points compared with a year ago, and the median price dropped 11%. More supply is arriving faster than demand is absorbing it.

Where prices moved, and which direction

Not every ZIP moved the same way on price. Some are up meaningfully. Some slipped.

ZIP 95030, which covers the Almond Grove and downtown Los Gatos area, had the biggest gain. The Real Estate Data Aggregator put its median at $3,725,000, up 23.4% year over year. Sales volume was up 5% and supply held nearly flat at 2 months.

ZIP 95126, a West San Jose ZIP near the Caltrain corridor, fell 14.2% to a median of $1,098,000. New listings there jumped 56.6% year over year, per the Real Estate Data Aggregator. More supply, softer price.

Speed: how long homes are sitting

Days on market crept up in most ZIPs compared with a year ago. That is not a crisis. It means buyers have a little more time to think.

ZIP 95030 sits at 34 median days on market, 7 days longer than a year ago. That is the slowest in this market. Yet it also posted the biggest price gain. Fewer homes, patient sellers, and buyers willing to wait for the right property in downtown Los Gatos.

The broader picture

Across all 12 ZIP codes together, the Real Estate Data Aggregator counted 903 homes sold in the three months ending August 31, 2026, up 4% from the same period in 2025. New listings came in at 1,035, up 14.5%. Homes for sale across the region rose 39.8% year over year to 580.

More inventory is arriving. Sales are keeping up, but not at the same pace. That is why supply is rising in most ZIPs. It is not a buyer's market, but it is less of a seller's market than it was a year ago in most of these ZIPs.

Nationally, the Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. West Valley's stronger ZIPs are running well ahead of that. Its softer ZIPs are running behind.

One street can read very differently from its ZIP code average. If you want to know where your specific address sits, text me.