Published October 11, 2026 in Market Update

More choice, but buyers are still showing up in West Valley Condo

By Brad Bell

Real estate, West Valley Condo - $800K+

Freddie Mac put the 30-year fixed rate at 7.40% on October 8, 2026. That is real pressure on monthly payments. But the Real Estate Data Aggregator counted 903 sales across West Valley in the three months ending August 31, 2026, up 4% from the same months of 2025. Demand did not disappear.

The Real Estate Data Aggregator shows 580 homes for sale across these ZIP codes, up 39.8% from a year ago. More sellers listed. More choice for buyers. For sellers, that means pricing matters more than it did in 2025. A well-priced home still moves. A stretched price sits longer.

Pending sales came in at 876, up 2.8% from a year earlier, per the Real Estate Data Aggregator. Buyers are still writing offers. The market is not stalled. It is just more balanced than it was.

How each ZIP code read in the three months ending August 31, 2026

The region is not one market. Some ZIP codes are moving faster than others, and the price story varies street by street.

ZIP 95030, covering downtown Los Gatos and Almond Grove, showed a median sale price of $3,725,000, up 23.4% from a year earlier, per the Real Estate Data Aggregator. That is a large jump. It reflects the mix of homes that sold in that period, not a guarantee for every address.

ZIP 95014 in Cupertino told a different story. The Real Estate Data Aggregator put the median at $2,860,000, down 11% from a year ago. The sale-to-list ratio held at 104.9%, unchanged from last year. Homes that sold still sold above list. Fewer of them sold, and the mix shifted toward lower-priced homes in the range, which pulled the median down.

ZIP 95130, a small West San Jose pocket near Harwood and Payne, had only 26 sales but moved fast. The Real Estate Data Aggregator put the median days on market at 14 and the sale-to-list ratio at 102.7%. Half of homes sold above list. With only 0.8 months of supply, that pocket is still firmly a seller's market.

ZIP 95124, covering parts of Cambrian in San Jose, saw the median dip 6.8% to $1,852,500, per the Real Estate Data Aggregator. Days on market rose 7 days from a year ago. More inventory arrived, and buyers took a little longer to decide. Homes still sold above list on average at 101.9%, so pricing close to market still worked.

ZIP 95117, West San Jose near Westgate, saw the median fall 8.6% to $1,535,000, per the Real Estate Data Aggregator. But the share of homes that sold above list rose 11.5 points to 50%. That combination usually means the mix shifted: fewer large homes sold, pulling the median down, while well-priced smaller homes competed hard.

ZIP 95126, the Rose Garden area of San Jose, had the sharpest median drop in this group, down 14.2% to $1,098,000. Sales volume rose 29.3%, and pending sales jumped 66%, per the Real Estate Data Aggregator. More homes sold, but at lower prices. Buyers showed up for the right price.

What the rate means in plain terms

Freddie Mac reported the 30-year fixed rate at 7.40% on October 8, 2026. That is not low. It adds real cost to every purchase. It is also why sellers who overprice are sitting longer. Buyers have less room in their budgets and are using it on homes priced to sell.

Realtor.com reported that 20.8% of listings nationally had price cuts in September, the highest September share since 2018. That is a national number, not a West Valley number. But it matches what the Real Estate Data Aggregator shows here: more inventory, more days on market in several ZIP codes, and buyers with more options.

ZIP 95014 in Cupertino saw the largest inventory jump: up 142.9% from a year ago, per the Real Estate Data Aggregator. That is a meaningful shift for a ZIP code where supply was very tight in 2025. Buyers in Cupertino have more to look at. Sellers need to price against more competition.

ZIP 95070 in Saratoga had the smallest inventory increase of the group, up 27.8%. It also had the fastest days on market at 15 days and saw sales volume rise 37.3%. That ZIP code stayed tightest, and it moved quickest.

Above-list sales: still happening, but the share shifted

Even with more inventory and a 7.40% rate, the Real Estate Data Aggregator shows more than 4 in 10 homes sold above list price in every ZIP code in this market. In ZIP 95014, more than half did. That is not a soft market. It is a more selective one.

The share that sold above list did fall in several ZIP codes from a year ago. ZIP 95014 dropped 8.6 points. ZIP 95124 dropped 11.1 points. ZIP 95032 was the exception, rising 7.1 points. The direction varies by street.

Speed: how fast homes went under contract

ZIP 95130 stood out for speed. The Real Estate Data Aggregator shows 52.4% of homes there went under contract within two weeks. That is the highest two-week rate in this group. Only 7 homes were for sale at any given time in that ZIP code. Low supply kept the pace up.

ZIP 95030, downtown Los Gatos and Almond Grove, had the slowest pace: 35.5% under contract within two weeks, and a median of 34 days on market. The sale-to-list ratio there was 98.9%, the only ZIP in this group where the average home sold below list. That is not a failing grade, but it tells sellers that pricing needs to be honest.

One more thing: these are ZIP code numbers. One street can read very differently from the ZIP code around it. If you want to know what the data says about your specific address, text me.