Published October 2, 2026 in Market Update

Silicon Valley sales rose even with more homes on the market

By Brad Bell

Real estate, West Valley Core - $700K-$2M

The number that matters most for sellers: the Real Estate Data Aggregator counted 424 homes sold across the West Valley Core in the three months ending July 31, 2026. That is up 3.4% from the same three months a year before. Inventory rose too, up 8.1% to 239 homes. Buyers absorbed the extra supply without the market going flat. That is the honest read.

Pending sales rising 7.6% tells you buyers are still committing. More supply did not scare them off. For a seller, that means competition is real but demand is holding. For a buyer, it means more homes to look at without prices falling away.

Redfin reported that San Jose home prices rose 0.9% month over month on a seasonally adjusted basis in August. Nationally, Redfin put the same figure at 0.25%. The local number is running ahead of the country.

What each ZIP showed

The West Valley Core covers seven ZIP codes. They do not all move together. Here is what the Real Estate Data Aggregator counted for each one in the three months ending July 31, 2026.

94087 Sunnyvale: the fastest market in the group

The Real Estate Data Aggregator counted 103 homes sold in 94087 in the three months ending July 31, 2026. The median sale price was $2,888,000, up 6.6% from a year before. Homes sat on the market a median of 9 days. The average sale came in at 107.3% of list price. Nearly 7 in 10 homes sold above asking.

Sunnyvale's draw here is the commute. Apple's campus in Cupertino and Nvidia's headquarters sit just off Lawrence Expressway and 237. No freeway required for many tech workers. That proximity shows up in the speed and in the overbid numbers.

95070 Saratoga: high prices, more inventory arriving

The Real Estate Data Aggregator counted 80 homes sold in 95070 in the three months ending July 31, 2026, up 8.1%. The median sale price was $4,162,500, down 3.8% from a year before. That dip is worth naming. It does not mean the market is soft overall. It means the mix of what sold shifted, or that a few high-end outliers from last year are not repeating.

New listings jumped 34.7% to 97. Homes for sale rose 30.2% to 56. More supply arrived and sales kept up. Pending sales rose 22.1% to 83. Half of all homes sold above list price. The market absorbed the new inventory.

A note on addresses here. A Saratoga mailing address does not always mean Saratoga city limits or Saratoga schools. Some 95070 homes sit in San Jose with a Saratoga address. The school assignment is what to confirm, not the ZIP. Buyer to verify assigned schools.

95030 Los Gatos flats and downtown: prices jumped, supply fell

The Real Estate Data Aggregator counted 48 homes sold in 95030 in the three months ending July 31, 2026, up 4.3%. The median sale price was $3,825,000, up 24.6% from a year before. That is a large move. It reflects what sold, not just what the market is doing broadly.

New listings fell 29.8% to 33. Homes for sale dropped 22.2% to 21. Supply tightened while sales rose. Months of supply fell to 1.3. Homes sold in a median of 28 days, 7 days faster than a year ago. This is the Los Gatos flats and Almond Grove area, not the hills on the Santa Cruz Mountains side. Those two markets behave differently and should not be read as one.

95120 Almaden Valley: more sales, faster closes

The Real Estate Data Aggregator counted 103 homes sold in 95120 in the three months ending July 31, 2026, up 13.2%. The median sale price was $2,250,000, up 2.3%. Homes closed in a median of 16 days, 3 days faster than a year ago. Nearly half of all homes sold above list price, and that share rose 6.9 points from last year.

Months of supply fell to 1.1. This is one of the tighter markets in the group. The commute runs along 85 north toward Apple and Nvidia, or 87 toward downtown San Jose. That access matters to buyers here.

95130 West San Jose: fewer sales, but fast closes for what did sell

The Real Estate Data Aggregator counted 21 homes sold in 95130 in the three months ending July 31, 2026, down 32.3%. That is a real drop. The median sale price was $2,100,000, down 2.3%. Fewer homes traded hands, and the ones that did came in a little below last year's prices.

The flip side: homes that did sell moved fast. The median was 15 days. More than half sold above list price, 57.1%. The sale to list ratio was 101%. The issue is not buyer willingness. It is that only 21 homes closed. A small sample can move the numbers in either direction.

95117 West San Jose: more sales, but median price fell

The Real Estate Data Aggregator counted 39 homes sold in 95117 in the three months ending July 31, 2026, up 18.2%. More homes sold than a year ago. The median sale price was $1,520,000, down 14.4%. That is a large drop and worth understanding before drawing conclusions. A shift in what sold, toward smaller or lower-priced homes, can move the median without meaning all homes lost that much value.

The sale to list ratio was 103.2%. More than half of homes sold above asking, 56.4%, up 10.9 points from a year ago. Homes went under contract in a median of 20 days. Those numbers do not describe a market where buyers are pulling back.

95033 Los Gatos hills: the slowest market in this group

The Real Estate Data Aggregator counted 30 homes sold in 95033 in the three months ending July 31, 2026, down 11.8%. The median sale price was $1,327,000, down 2.8%. Homes sat on the market a median of 54 days, 23 days longer than a year ago. Months of supply rose to 6.1.

This is the Los Gatos hills side, along the Santa Cruz Mountains. The commute is longer. Highway 17 gets congested. Buyers pay for the land and the setting, but they take more time to decide. Pending sales rose 22.6% to 38, which says interest exists. It just takes longer to close here than anywhere else in this group.

How this market compares with the country

The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026. Quarter over quarter, prices rose 0.3% from the first quarter to the second quarter of 2026. Redfin put the national year over year gain in August at 3.7%, the fastest annual growth rate in a year.

Nationally, Realtor.com counted 1.16 million active listings in September 2026, up 5.5% year over year. Mortgage rates topped 7% in September 2026, according to Realtor.com. Nationally, 20.8% of listings carried price cuts in September 2026, the highest share since 2018.

Silicon Valley is not following that national price-cut pattern. The West Valley Core showed more inventory arriving and more sales closing, not price cuts spreading. The two stories are different.