Published October 4, 2026 in Market Update

The market is not moving at one speed across West Valley Core

By Brad Bell

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

Redfin reported San Jose home prices rose 0.9% month over month in August. That number is true. It is also not very useful on its own. The Real Estate Data Aggregator counted 424 homes sold across West Valley Core in the three months ending July 31, 2026, and the conditions inside that number are very different depending on where you are.

One ZIP had 1 month of supply. Another had 6.1.

ZIP 94087, covering the Sunnyvale area near the Cupertino border, had 1 month of supply and a median of 9 days on market, according to the Real Estate Data Aggregator. ZIP 95033, the Los Gatos hills and mountain communities along Highway 17, had 6.1 months of supply and a median of 54 days. Those are not versions of the same market.

What the tight end looks like

In ZIP 94087, the Real Estate Data Aggregator counted 103 homes sold and 106 pending in that same period. The average sale came in at 107.3% of list price. Nearly 7 in 10 homes sold above asking. The median home sat on the market 9 days. Sellers there are pricing into real demand, and buyers are competing.

What the slow end looks like

ZIP 95033 covers the mountain communities above Los Gatos, accessed mainly via Highway 17. The Real Estate Data Aggregator counted 30 homes sold there, down 11.8% from a year before. Median days on market rose 23 days year over year to 54. Only 6.7% of homes sold above list. Supply climbed to 6.1 months, up 1 full month from a year ago. Sellers there are working in a different environment than sellers anywhere else in this market.

The middle of the market

Most ZIPs in West Valley Core sit between those two poles. ZIP 95120, the Almaden Valley area of San Jose, had 1.1 months of supply and 16 median days on market. The Real Estate Data Aggregator counted 103 homes sold there, up 13.2% from a year ago, and nearly half of all homes sold above list. ZIP 95030, covering the Los Gatos flats and downtown, had 1.3 months of supply. Its median sale price rose 24.6% year over year to $3,825,000, though the Real Estate Data Aggregator counted only 48 sales, so a few large transactions can move that number.

A word on the national picture

Nationally, Realtor.com reported 1.16 million active listings in September 2026, up 5.5% year over year. Realtor.com also noted that 20.8% of listings nationally took a price cut in September, the highest share since 2018. CNBC reported the average 30-year fixed rate for conforming loans reached 7.30% as of late September. Those numbers describe the country. West Valley Core's tightest ZIPs are not behaving like the national average.

What this means for sellers and buyers

A seller in ZIP 94087 or 95120 is pricing into low supply and fast-moving demand. A seller in ZIP 95033 is competing against 60 homes for sale and buyers who know they have time. Pricing the same way in both places would be a mistake. Buyers should not assume that because one pocket moved fast, the next one will too. The Real Estate Data Aggregator counted 239 homes for sale across West Valley Core as of the three months ending July 31, 2026. Where those homes sit matters more than the total.

These are ZIP-level figures. One street can read differently from the ZIP as a whole. If you want to know where your address actually lands, send me a note.