Like most of Santa Clara County, the wild appreciation of the last 5 to 6 years in Blossom Valley seems to now be slowing, and maybe flattening.  It is possible that we have hit the “peak of the market”, but it’s also possible that this is simply a seasonal pattern. Often in late spring to early summer, we see inventory levels rise while buyers pull back. This can cause home sale prices to quite appreciating, and in some years, prices decline just a little bit. In 2017, it seemed that the normal patterns simply broke, as late in the year – November and December – buying was at a feverish pitch normally reserved for March.

About Blossom Valley

The Blossom Valley area of San Jose is on the south end of the city and covers the 95123 and 95136 zip codes. For our MLS, it’s “area 12.” A more affordable section of Silicon Valley, Blossom Valley has much to offer in addition to more reasonable housing prices. Many areas enjoy views of the Santa Teresa Foothills or the Communications Hill knolls or even the coastal foothills in the distance, as with the photo below. One corner of it sits alongside beautiful Almaden Lake, too. One corner is located at the crossroads of Highways 85 and 87, making it an easy commute destination for those working in downtown San Jose. And there’s an abundance of shopping and dining opportunities.

Blossom Valley from the Church on the Hill

Much more could be written, but let’s now instead turn to the real estate market there.

First, “live,” automatically updating Altos Charts for San Jose 95123 and 95136 and single family homes (houses and duet homes). These use list prices, not sales prices.

The median list price of both 95123 and 95136, all prices, single family homes (houses and duet homes, if there are any).

Real Estate Market Chart by Altos Research

Next, the median list price for just the San Jose 95123 area of Blossom Valley, and separated by price quartile:

Real Estate Market Chart by Altos Research

And next, the median list price of just San Jose 95136 by price quartile:

Real Estate Market Chart by Altos Research

Here are the numbers for listings and closings of single family homes last month – please click on this RE Report Link for much more Blossom Valley real estate data, including past months:


Blossom Valley Single Family Home Real Estate Trends at a Glance

While much of Santa Clara County and Silicon Valley are seeing significantly softening markets, the real estate market in Blossom Valley is incredibly tough and has been doing some bouncing up and down a bit (like Santa Teresa is doing) rather than a straight decline.  Prices are up strongly from a year ago, and right now, flattening. Seasonal? I think so – but we’ll have to watch and see. Many other parts of the valley have worse indicators. Only time will tell.

Trends At a Glance Aug 2018 Previous Month Year-over-Year
Median Price $1,050,000 (+2.4%) $1,025,000 $879,000 (+19.5%)
Average Price $1,071,520 (+1.5%) $1,055,350 $900,058 (+19.1%)
No. of Sales 55 (-17.9%) 67 58 (-5.2%)
Pending 55 (-12.7%) 63 56 (-1.8%)
Active 79 (+2.6%) 77 22 (+259.1%)
Sale vs. List Price 105.2% (-0.9%) 106.2% 105.2% (0.0%)
Days on Market 16 (-8.9%) 18 15 (+9.2%)
Days of Inventory 43 (+25.0%) 34 11 (+278.7%)


And the chart from the previous month for comparison:

Trends At a Glance Jul 2018 Previous Month Year-over-Year
Median Price $1,025,000 (-5.1%) $1,080,000 $885,000 (+15.8%)
Average Price $1,055,350 (-3.7%) $1,095,590 $912,661 (+15.6%)
No. of Sales 67 (+13.6%) 59 56 (+19.6%)
Pending 63 (-3.1%) 65 51 (+23.5%)
Active 77 (+16.7%) 66 32 (+140.6%)
Sale vs. List Price 106.2% (-3.5%) 110.1% 105.2% (+0.9%)
Days on Market 18 (+36.9%) 13 12 (+52.4%)
Days of Inventory 34 (+6.3%) 32 17 (+101.1%)


The condo market in Blossom Valley

Condominium and townhouse real estate in San Jose’s Blossom Valley area:

Median list price continues to increase in the condos of zip codes 95136 and 95123.
Real Estate Market Chart by Altos Research

Now just 95123 and a look at the 4 pricing tiers.

Real Estate Market Chart by Altos Research

And next the median list price in just San Jose 95136, also with 4 pricing levels:

Real Estate Market Chart by Altos Research

It’s a very hot seller’s market.

And now let’s look at the Blossom Valley real estate statistics and trends for closed sales of condos and townhomes last month. Days on market are up to 24 days, which would be like lightening speed anywhere else, but this is a lot longer than the 8 days we had a few months ago.  Prices are holding their own pretty well, barely slipping month over month in August.

Blossom Valley Real Estate Market Trends at a Glance

Trends At a Glance Aug 2018 Previous Month Year-over-Year
Median Price $657,500 (-0.8%) $663,000 $550,000 (+19.5%)
Average Price $654,922 (-1.0%) $661,652 $540,569 (+21.2%)
No. of Sales 18 (-21.7%) 23 29 (-37.9%)
Pending 27 (+3.8%) 26 41 (-34.1%)
Active 46 (+15.0%) 40 (+475.0%)
Sale vs. List Price 102.3% (-2.7%) 105.2% 105.7% (-3.3%)
Days on Market 24 (+33.3%) 18 11 (+124.0%)
Days of Inventory 77 (+46.9%) 52 (+826.4%)


And from last month:


Here’s the link for more info on the condominium and townhouse real estate market in Blossom Valley (San Jose 95123 & 95136).


  1. 1 bed, 1 bath
    Home size: 543 sq ft
    Lot size: 696 sqft
  2. 2 beds, 2 baths
    Home size: 1,205 sq ft
    Lot size: 435 sqft
  3. 2 beds, 1 bath
    Home size: 904 sq ft
    Lot size: 2,400 sqft
  4. 3 beds, 2 baths
    Home size: 1,755 sq ft
    Lot size: 6,120 sqft
  5. 3 beds, 4 baths
    Home size: 1,901 sq ft
    Lot size: 1,206 sqft

See all Real estate in the 95123 zip code.
(all data current as of 9/25/2018)

Listing information deemed reliable but not guaranteed. Read full disclaimer.


Related Reading:

Santa Teresa real estate market

Almaden Valley Real Estate Market Conditions & Homes for Sale

The Cambrian Park Real Estate Market Update




by Transposh - translation plugin for wordpress
Mary Pope-Handy
Sereno Group Real Estate
214 Los Gatos-Saratoga Rd
Los Gatos, CA 95030
408 204-7673
Mary (at)
License# 01153805

Selling homes in
Silicon Valley:
Santa Clara County,
San Mateo County, and
Santa Cruz County.
Special focus on:
San Jose, Los Gatos,
Saratoga, Campbell,
Almaden Valley,
Cambrian Park.
Let’s Connect
Find Mary on FacebookFollow Mary on Twitter
RSS FeedFollow Mary on YouTube

Please see more icons
at the bottom of the page.

The real estate search
Use the widget below to browse properties which are for sale, under contract (pending) or sold. Want to view only homes which are available now? Use the "find a home" link on the menu above (next to the "home" button).
Mary’s other sites & blogs
Valley Of Hearts Delight
Santa Clara County Real Estate,
with an interest in history
Silicon Valley relocation info
Silicon Valley real estate,
focus on home selling

Silicon Valley Real Estate Report
Silicon Valley real estate
market trends & statistics
Mary’s Blog Awards
Top 25 real estate blogs of 2018 by RentPrep2018's list of top 25 real estate blogs to follow

Top 25 real estate blogs 2016
2016: Personal Income's list of top 25 real estate blogs.

Best Realtor blog award
2016: Coastal Group OC's list of best Realtor blogs

The 2009 Sellsius list of top 12 women real estate bloggers
2009: Sellsius list of top
12 women real estate bloggers

Mary Pope-Handy's Live in Los Gatos blog won the 2007 Project Blogger contest, sponsored by Inman News and Active Rain

2007: Mary Pope-Handy and Frances Flynn Thorsen win the Project Blogger Contest for Mary's Live in Los Gatos blog. The contest was sponsored by
Active Rain and Inman News.

Non blog award

Best real estate agent in Silicon Valley from the San Jose Mercury News poll of readers in 2011
"Best real estate agent
in Silicon Valley"

2011 readers' poll,
San Jose Mercury News