Published October 11, 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. Realtor.com put the 30-year fixed rate at 7.40% on October 8, 2026. That is real pressure on buyers. Even so, the Real Estate Data Aggregator counted 560 pending sales across these six ZIP codes, up 4.7% from the same period a year ago. Demand is still there.

For homeowners, the story is more competition than last year. The Real Estate Data Aggregator counted 337 homes for sale across the market, up 37% from a year ago. More listings means buyers have more to compare yours against. Pricing precisely matters more now than it did in 2025.

For buyers, more inventory is real, but it is not a buyer's market. The Federal Housing Finance Agency reported U.S. house prices up 2.6% year over year through July 2026. Locally, the better-positioned homes are still moving fast. Nearly half the homes in the Cambrian ZIP 95124 went under contract within two weeks, according to the Real Estate Data Aggregator.

How each ZIP code read

The six ZIP codes in this market do not all move the same way. Here is what the Real Estate Data Aggregator counted for each one in the three months ending August 31, 2026.

Willow Glen (95125): prices up, but homes are sitting a week longer

The Real Estate Data Aggregator put the median sale price in ZIP 95125 at $1,950,000, up 6.7% from a year ago. That is the clearest price gain in this market. The trade-off: median days on market rose 7 days to 22. Homes sold, up 9.8% to 135. Still, 41.5% sold above list price, and the average sale came in at 100.6% of list.

Rose Garden (95126): more activity, but prices are down

This is the one ZIP where the price picture is worth a careful look. The Real Estate Data Aggregator shows the median sale price in ZIP 95126 down 14.2% to $1,098,000. At the same time, homes sold jumped 29.3% and pending sales rose 66%. More sales at lower prices often means the mix shifted, not that individual homes lost value. New listings surged 56.6%, which also pulled more entry-level product into the count.

West San Jose (95128): inventory up sharply, pace held

The Real Estate Data Aggregator counted 57 homes for sale in ZIP 95128, up 58.3% from a year ago. That is the biggest inventory jump of any single ZIP here. Even so, the median came in at $1,360,978, up 0.8%, and homes sold rose 14.7%. Median days on market actually fell 1 day to 26. More supply absorbed without prices giving ground.

Cambrian (95118): the strongest above-list numbers in the market

ZIP 95118 is the one pocket where seller leverage held firm. The Real Estate Data Aggregator counted 50.7% of homes selling above list price, the highest share in this market. The average sale came in at 103% of list, also the highest here, and up 0.4 points from a year ago. The median price dipped slightly, down 0.9% to $1,600,000, but the bidding activity tells a different story.

Cambrian (95124): the fastest-moving ZIP in the market

ZIP 95124 had the lowest months of supply, 1.4, and the lowest median days on market, 20. The Real Estate Data Aggregator counted 47.4% of homes going under contract within two weeks of listing. The median sale price was $1,852,500, down 6.8% from a year ago. New listings rose 17.8%, so more homes came to market. Buyers had more choice, but the well-priced ones still moved quickly.

Almaden (95120): highest prices, fastest pace

ZIP 95120 had the highest median sale price in this market at $2,180,000, though that was down 2.2% from a year ago. Median days on market fell 4 days to 16, the shortest of any ZIP here. The Real Estate Data Aggregator counted 43.7% selling above list. Inventory rose 53.6%, but months of supply stayed at just 1.5. Fewer homes sold overall, down 9.4%, which may reflect fewer willing sellers at this price point rather than softer demand.

What the rate environment means for this market

Realtor.com reported that the 30-year fixed rate topped 7% for the first time since January 2025, and then climbed to 7.40% by October 8, 2026. That slows some buyers. Realtor.com also noted that for-sale inventory for cash buyers is up 5.4% nationally year over year, and prices for cash-purchase homes are down 1.4%. Here, buyers who need a mortgage are carrying a heavier load than they were a year ago.

The broader economy adds context. The Bureau of Labor Statistics reported the U.S. unemployment rate at 4.2% in September 2026, with nonfarm payrolls adding just 29,000 jobs that month. The Consumer Price Index rose 3.4% over the 12 months ending August 2026. Energy costs were up 16.3% over that same period. These are real costs that buyers are carrying alongside a 7.40% mortgage.

One note: the ZIP code numbers above are averages. One street can read very differently from the whole ZIP. A home near a school boundary, a freeway on-ramp or a particular block can land above or below what the data shows for the broader area.