San Jose, CA · Santa Clara County · 95110-95139
If you've been searching San Jose homes for sale, you've already noticed something the citywide statistics often miss - San Jose is not one market. It is a collection of distinct neighborhoods, each with its own price profile, school context, and buyer pool. Willow Glen, Almaden, Cambrian, Evergreen, Berryessa, Rose Garden, Naglee Park, Silver Creek - each has its own character and its own pricing dynamics. Most buyers and sellers land on a page like this looking for a single number - the average days on market, what to offer or what to ask. Those numbers exist citywide, but they obscure as much as they reveal in a city this large. The real question is whether you understand the specific San Jose real estate sub-market that fits your situation, because the citywide picture and the picture of any individual neighborhood can be very different. Below you'll find the data, the local patterns, and the perspective that give you a clearer picture before you write your first offer or list your home.
Sales: 1,289 closings in the 13 weeks ending October 11, 2026, averaging 101.2% of final list price. Listings: as of Oct 16, 2026 09:00 PM PT. San Jose housing statistics
100 listings on this page · 1079 active in San Jose
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San Jose closed at 101.0% of final list this cycle; the county closed at 102.3%. I will send you the comparable closed sales behind that number for the streets you are shopping, not a county average.
San Jose sales, 13 weeks ending October 11, 2026
Homes sold in a median of 18 days on market and an average of 32 days. Use those closed sales, not the asking prices above, to judge where an offer should land.
Local intelligence
San Jose is a collection of neighborhoods, each effectively its own market.
Willow Glen centers on Lincoln Avenue with character single-family homes, walkability, and strong family demand. One of the most distinct lifestyle neighborhoods in the city.
Almaden Valley in the southwestern foothills features larger homes, custom construction, view properties, and feeder access to Almaden-specific schools. Among the highest-priced San Jose neighborhoods.
Cambrian includes established mid-century single-family neighborhoods with strong school assignments and a steady, family-driven buyer pool.
Rose Garden and Naglee Park near downtown offer historic homes, mature trees, and proximity to the urban core.
Evergreen in the eastern foothills includes substantial newer development, master-planned communities, and a meaningful share of larger homes.
Berryessa in the northeast offers established single-family neighborhoods with a diverse buyer pool and varying price points.
Silver Creek features gated communities, golf course frontage, and luxury construction in the southern foothills.
The Alum Rock and East San Jose neighborhoods include more accessible price points with significant variation in condition and street-by-street character.
Downtown San Jose condominium and townhome inventory provides urban living near the core with growing commercial and cultural amenities.
The Cupertino-adjacent / West San Jose areas feed into Cupertino Union school attendance areas in some sections - significant value driver for families.
San Jose offers a lifestyle that scales with the city. The downtown core includes the SAP Center, San Jose Museum of Art, the Tech Interactive, and a meaningful concentration of restaurants and cultural venues. Santana Row provides upscale shopping and dining. Willow Glen has its own walkable Lincoln Avenue downtown. Almaden Lake Park, Alum Rock Park, Vasona Lake County Park, Almaden Quicksilver County Park, and a substantial regional trail network provide outdoor access. The Coyote Creek Trail and Guadalupe River Trail both run through the city. For many buyers searching San Jose homes for sale, the lifestyle quality varies more by neighborhood than by city - choosing the right neighborhood is the lifestyle decision.
San Jose is served by multiple school districts - including San Jose Unified, East Side Union, Cambrian, Campbell Union, Cupertino Union, Evergreen, Oak Grove, Berryessa Union, and others depending on neighborhood. School quality varies significantly by district and by attendance area within districts. Families relocating to San Jose need to evaluate specific school assignments by exact address rather than assume citywide consistency - there is no such thing in a city of San Jose's scale. School-driven demand operates at different intensities across different neighborhoods, with the strongest premiums in feeder areas of the highest-performing districts.
Listing cards show asking prices. These show what San Jose homes actually closed for, how fast, and where offers land. Each one is emailed to you and built for the search you run on this page.
See an example first: Market Report · Buyer Brief · Offer Strategy
About the city
San Jose is the largest city in Northern California and the third-largest in the state, covering approximately 180 square miles and home to over 1 million residents. It anchors the southern end of the San Francisco Bay and serves as the seat of Santa Clara County. The city includes a vast range of geography - flat valley floor neighborhoods, foothill communities climbing into the Diablo Range and Santa Cruz Mountains, bay-edge industrial and residential areas, and a downtown core. Highways 101, 280, 680, 880, and 87 all run through San Jose along with Caltrain and VTA light rail. The city's scale and central position are part of why San Jose homes for sale attract a buyer pool more diverse than any other South Bay city - there is genuinely a San Jose neighborhood for nearly every Silicon Valley budget and lifestyle.
San Jose was founded in 1777 as the first civilian Spanish settlement in California and incorporated as a city in 1850. It served as California's first state capital and grew through agricultural, mid-century manufacturing, and post-war suburban phases before becoming the central anchor of Silicon Valley. The city includes a historic downtown along Santa Clara Street, a major university (San Jose State), the Santana Row commercial district, and dozens of distinct neighborhoods that each evolved as separate communities before annexation. San Jose CA homes reflect this history - buyers can find anything from 1880s Victorians in Naglee Park through Eichler tracts in Cambrian, mid-century ranches in Willow Glen, and contemporary luxury in Almaden and Silver Creek.
The housing stock in San Jose is more varied than any other South Bay city. Inventory spans late-19th-century Victorians and Craftsman bungalows in Rose Garden and Naglee Park, 1920s Spanish Revival homes in Willow Glen, post-war ranch homes throughout Cambrian and Berryessa, Eichler tracts in select neighborhoods, 1980s and 1990s tract development in Almaden and Evergreen, gated luxury communities in Silver Creek and the Almaden foothills, and substantial newer townhome and condominium construction across the city. Lot sizes vary enormously by neighborhood - from 4,000 square feet in dense central areas to multi-acre estates in the foothills. This variety is genuinely useful for buyers willing to invest in understanding their target neighborhood.
San Jose's population is the most diverse in Santa Clara County by every measure - ethnicity, income, education, household composition, and origin. The household income is approximately $135,000 citywide, but varies dramatically by neighborhood - from below the citywide average in some central districts to substantially above in Almaden, Silver Creek, Willow Glen, and other premium neighborhoods. The buyer pool reflects this diversity - first-time buyers, established families, tech professionals, healthcare workers, public employees, equity-relocators, and significant international buyer activity. Generalizations about San Jose buyers don't work - neighborhood-specific patterns do.
Market analysis
| Property type | Median sale price | Average sale price | Median $ / sq ft | Median days on market | Sale to list | Closed sales |
|---|---|---|---|---|---|---|
| Single Family | $1.66M | $1.83M | $982 | 10 | 103.2% | 2,884 |
| Townhome | $1.00M | $1.03M | $673 | 18 | 101.6% | 440 |
| Condo | $649K | $707K | $606 | 30 | 99.1% | 702 |
January 1 through October 11, 2026. Property types follow the MLSListings Inc. classification of each closed sale. Ten years of San Jose prices, days on market and sale to list ratios, updated weekly: San Jose housing statistics.
What this means for a buyer: the three property types behave like different markets. Single family homes closed above final list price (103.2%) in a median of 10 days; condos closed below it (99.1%) in a median of 30 days. Judge a home against its own type, not the citywide median of $1.35M, which blends all three.
| Property type | Active | Avg list price | Avg $ / sq ft | Avg closed price | Days on market |
|---|---|---|---|---|---|
| Single Family | 564 | $1,751,735 | $956 | $1,732,873 | 29 |
| Townhome | 145 | $1,098,475 | $691 | $1,049,214 | 37 |
| Condo | 297 | $686,632 | $607 | $643,374 | 54 |
Active counts, average list prices and average listing price per square foot: Oct 16, 2026 09:00 PM PT. Closed-price and reported days-on-market averages use eligible closings dated Sep 17, 2026 through Oct 16, 2026. Each average uses records with a valid input for that metric; only complete property-type rows are displayed.
What this means for a buyer: these are asking prices. Single family homes are listed at an average of $1,751,735 today against a 2026 average sale of $1.83M, and townhomes at $1,098,475 against $1.03M. That gap is where negotiation happens. The 30-day closed columns rest on a handful of sales and swing month to month; the 2026 to date table above is the steadier yardstick.
420 eligible closed listings dated Sep 17, 2026 through Oct 16, 2026; showing 10 of the most recent listings with complete display data. Source MLSListings Inc. as of Oct 16, 2026 Pacific. Sold price is the closed price; list price is not shown.
How to use these: start with the closings nearest the streets and property type you are shopping, then compare the active homes above against them. The San Jose Buyer Brief lines the closings up against specific homes for you.
For buyers
You know how a lot of people get stressed when buying in San Jose - the city is huge, the neighborhoods are radically different from one to the next, the school districts vary widely, and it's hard to know where to even start. What we do is help buyers in San Jose homes for sale searches identify the right neighborhood and segment for their priorities, evaluate the trade-offs honestly - including commute, schools, condition, and lifestyle fit - and structure offers and due diligence that protect them in the specific micro-market they've targeted.
San Jose rewards buyers who narrow their focus early. The buyers who do well share three traits. They identify the neighborhood that fits their priorities - schools, commute, lot needs, lifestyle, budget - before they start touring broadly. They are pre-approved with current, liquid documentation. And they have neighborhood-specific comp data, not citywide averages, because what feels like a fair price citywide might be too high or too low for the specific block they're targeting. None of that is complicated. All of it is preparation. The buyers who close on the home they wanted are the ones who showed up focused on a defined sub-market with the right preparation for that sub-market.
For sellers
You know how a lot of homeowners feel uncertain when selling in San Jose - they're not sure how to position relative to their specific neighborhood, they worry that citywide averages will mislead the appraisal or the buyer pool, and they want to capture the strongest possible price in the actual sub-market their home sits in. What we do is help sellers in San Jose CA homes position the property correctly within its specific neighborhood and segment, market it to the buyer pools actually shopping in that sub-market, and execute the transaction so the deal holds together.
The biggest opportunity sellers miss in San Jose is positioning relative to citywide averages rather than the specific neighborhood. A Willow Glen home is not comparable to a Cambrian home or a Berryessa home, even at the same square footage and bedroom count. Pricing strategy, staging approach, photography focus, and marketing channels all need to reflect the specific sub-market. Pre-listing inspections clear up issues that would otherwise cost negotiating leverage during escrow. Professional staging matters more in some San Jose segments than others. Getting positioning right at launch - within the right sub-market context - is the highest-leverage decision in the listing.
Questions
The current San Jose market summary reports 2.5 months of inventory. That compares supply with the recent pace of sales. It does not show how many offers a particular property will receive; compare similar homes in the same price range and location.
Budget depends entirely on the neighborhood you're targeting. Downtown condominiums and East San Jose single-family homes sit at one tier; Berryessa, Cambrian, and established Willow Glen at higher tiers; Almaden Valley and Silver Creek at the upper end of the market; and gated and luxury foothill properties at the top. Beyond list price, plan for property taxes, HOA dues if applicable, and standard California insurance considerations - particularly higher rates for foothill or wildland-interface properties. A pre-tour strategy call clarifies which neighborhood and segment fit your situation before you start touring.
The current San Jose market summary reports 33 days on market. This is a market statistic, not a forecast of when a particular home will go under contract. Evaluate its condition, pricing, competing listings and relevant closed sales.
Most family-driven buyers focus on Willow Glen, Cambrian, Almaden Valley, Evergreen, parts of Berryessa, and the Cupertino-adjacent western neighborhoods, with selection driven by school priorities, lot needs, lifestyle preferences, and budget. The right neighborhood depends entirely on the household's specific situation - a 15-minute conversation usually narrows the realistic options faster than weeks of independent neighborhood research.
San Jose is served by multiple school districts - San Jose Unified, East Side Union, Cambrian, Cupertino Union, Evergreen, Oak Grove, Berryessa Union, Campbell Union, and others depending on neighborhood. School quality varies significantly across districts and within districts. School assignments are determined by district boundaries - not by listing claims - and boundaries change. Contact the relevant district directly to verify current attendance areas for any specific address. Citywide statistics about school quality do not apply meaningfully - neighborhood-specific verification is essential.
Four things. First, your pre-approval needs to be current and liquid - even outside the most competitive neighborhoods, sellers scrutinize buyer strength. Second, you need neighborhood-specific comp analysis, not citywide averages - they will mislead you in either direction depending on the sub-market. Third, you need school district verification directly from the district. Fourth, you need a contingency strategy aligned with the specific neighborhood's market dynamics - what's appropriate in Almaden may not be appropriate in Berryessa or downtown. A pre-offer strategy call covers all four before you commit to a number.
Methodology
Property-type counts across all configured groups total 991; the city headline is 1079. The scope or refresh difference has not been established. Bedroom counts across all configured groups total 1071; the city headline is 1079. The scope or refresh difference has not been established. Price-band counts across all configured groups total 1079; the city headline is 1079. ZIP 95110 has 51 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95111 has 45 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95112 has 66 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95116 has 23 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95117 has 27 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95118 has 48 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95119 has 20 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95120 has 37 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95121 has 25 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95122 has 27 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95123 has 80 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95124 has 57 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95125 has 109 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95126 has 45 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95127 has 53 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95128 has 30 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95129 has 22 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95130 has 8 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95131 has 32 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95132 has 32 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95133 has 33 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95134 has 15 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95135 has 62 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95136 has 74 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95138 has 23 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95139 has 7 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95148 has 19 listings in its search scope; a ZIP boundary is not the same as the MLS city field. In the headline source set: 0 listings have no recorded property type, 73 have a type outside the three displayed categories, and 0 have no usable bedroom count. These observations do not by themselves explain a facet difference.
Education
Aegis School Excellence Index, 1 to 10, for the city as a whole
School district and attendance boundaries change and are not tied to any individual property shown on this page. Confirm current boundaries directly with the applicable school district before making any decision.
What is it worth
Compare your San Jose home with relevant closed sales, current competition and its condition before choosing a price.
Broker note
"San Jose is the most misunderstood market in Silicon Valley because people treat it as one market when it's really fifteen markets in a trench coat. The buyers who succeed here are the ones who pick their neighborhood first, then shop within it. The sellers who succeed are the ones who position against their actual neighborhood comps, not against citywide averages. Citywide statistics are nearly useless for either side without neighborhood context."
Timothy Alston, Broker, Aegis Luxury Real Estate. DRE# 01328224.
(408) 207-4593 ·
[email protected]
Property Information © 2026 MLSListings Inc. All rights reserved. Certain information contained herein is derived from information which is the licensed property of, and copyrighted by, MLSListings Inc.
The data relating to real estate for sale on this display comes in part from the Internet Data Exchange program of the MLSListings™ MLS system. Real estate listings held by brokerage firms other than Aegis Luxury Real Estate are marked with the Internet Data Exchange icon (a stylized house) and detailed information about them includes the names of the listing brokers and listing agents.
Based on information from the MLSListings MLS as of Oct 16, 2026 09:00 PM PT. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
These statistics are generated using information from the MLSListings Inc. multiple listing service, but have not been verified and are not guaranteed. MLSListings Inc. disclaims any responsibility for the accuracy and reliability of these statistics. This information should not be relied upon for real estate transaction decisions.
Data updated every 15 minutes. Visit www.MLSListings.com for more information.
Information provided is for general informational purposes only. Equal Housing Opportunity. If you are currently working with a real estate agent, this is not intended as a solicitation.
Timothy Alston, Broker, DRE# 01328224, Aegis Luxury Real Estate, 10080 N. Wolfe Rd Ste SW3-200, Cupertino CA 95014. (408) 207-4593.
Last updated: Oct 16, 2026 09:00 PM PT | Source: MLSListings Inc.
Aegis-authored editorial content, proprietary analysis, page design, and original graphics are protected content of Aegis Luxury Real Estate (DRE# 01328224). MLS listing data, photographs, brokerage information, and other third-party materials remain subject to their respective ownership and licensing terms. Unauthorized republication of Aegis-authored content is prohibited.
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