Almaden View Real Estate Market Conditions San Jose 95120 - photo with Mt Umunhum in backgroundThe Almaden Valley real estate market conditions are favorable to sellers, though it took some hits this spring.

For sellers, this is an active market. It’s showing signs of warming now, though it’s not fully recovering from the impacts this spring. Sales remain high and steady, indicating that there’s plenty of demand, though inventory is well below where the market should normally be. All in all, Almaden Valley remains in a continual seller’s market, though not where we would have predicted it to be from the start of the year.

Before we begin, it’s important to recognize how much has changed since the beginning of March. Over time we will have a better grasp over the pandemic’s affect on the real estate market. For more on the impact of the pandemic on the market, check out my post titled Coronavirus impact on real estate sales.

During the shutdown so far, the Multiple Listing Service (MLS) stopped the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory within that time frame.

Almaden Valley months of inventory

Just now I logged onto the MLS. As of today (October 12th), there are 19 houses or duet homes (not duplexes, but attached single family homes) for sale in San Jose, CA 95120, aka Almaden Valley. Of those, 12 (or about 63%) are offered at under $2 million, which is the same ratio as last month. Dividing the whole up, 1 is listed under $1 million, 14 are between $1-2 million, 4 between $2-3 million, and 3 were offered between $3-$4 million. In the last 30 days, 36 single family homes have closed in the same area. When we divide the active listings by the closed sales over 30 days, we get the months of inventory. So for Almaden, 19 divided by 36 = 0.53 months of inventory. That’s a firey hot seller’s market!

Almaden Valley Real Estate Market Conditions: Trends at a Glance

Next, a look at the residential real estate market statistics for Almaden, or San Jose 95120 from the Real Estate Report (a subscription that I have which uses closed / sold data). Inventory and sales shrank a hair from last month, though pending sales are up. Compared to last year, sales are up significantly but inventory is only a drop in the bucket. That small inventory is going fast with an average of only 21 days on market. The sales vs list price rose to 102.5%. It’s an active seller’s market and still hot.

Please find the current statistics for single family homes (houses & duet homes) from my Almaden Valley real estate report (click on link for more info).

Trends At a Glance Sep 2020 Previous Month Year-over-Year
Median Price $1,700,000 (+4.0%) $1,635,000 $1,570,000 (+8.3%)
Average Price $1,832,740 (+13.4%) $1,616,440 $1,514,830 (+21.0%)
No. of Sales 32 (-8.6%) 35 21 (+52.4%)
Pending 43 (+26.5%) 34 24 (+79.2%)
Active 17 (-22.7%) 22 54 (-68.5%)
Sale vs. List Price 102.5% (+1.2%) 101.3% 99.0% (+3.5%)
Days on Market 21 (+0.2%) 21 24 (-11.7%)
Days of Inventory 15 (-18.3%) 19 75 (-79.3%)

Altos Research charts for Almaden Valley real estate market, single family homes segment

The chart below shows a quick profile view of LISTED homes in Almaden (Altos does not use sold data). This will be automatically updated each week.

Almaden Valley Real Time Market Profile by Altos

The most recent update (as of October 12th) shows a strong seller’s market with rising market action and a shrinking inventory.

Almaden Valley San Jose 95120 Real Estate Statistics At A Glance

The single family home market has been bouncing up and down a bit from month to month – still off from last year, but somewhat settling into the low-inventory, high-demand trend where it’s been since around spring this year. Still a great market for homes in good shape which are priced well.

Altos Research charts for houses / duets in Almaden (San Jose 95120)

Please note that Altos Research uses list prices of Almaden Valley homes for sale, not sold prices.

Days on market of single family homes for sale in Almaden Valley: (Remember the data for this chart is inaccurate between March – May 2020.)

Average Days on Market DOM for San Jose, CA 95120 Almaden Valley

Next, the Median Price in graph form by quartiles:

Altos Median List Price for San Jose, CA 95120 Almaden Valley

Properties with price decreases in Almaden:

Please click on the link to view the condo and townhouse market and more info on the Almaden real estate market.

Almaden Valley real estate market for condos and townhomes

The condo market in San Jose 95120 can sometimes look wacky, and that is usually due to a lack of listings. Frequently, there are less than 10 listings in a given month. As with the single family home market, the condo market was at its peak last spring, and has had some pricing ups and downs since then.

However, with so few sales, it’s hard to know if that is really what is happening. Sometimes with very few sales these charts are like a seesaw where one month the more expensive properties were selling, and another the more entry level, appearing to throw the market up and down.

We could do a study of larger condo or townhome complexes to see – and if you’re buying or selling in one of them, that would be the approach I’d suggest – but for our purposes here, this is a decent indicator of market activity and trends.

Here are the Almaden condo and townhome stats but with so few sales each month, they are not terribly relevant:

Almaden Condo Market Trends at a Glance (closed sales)

Talk about wacky numbers! According to the MLS (as of October 12th), no condos sold in the last 30 days in the San Jose, Almaden Valley 95120 sector and only 2 townhomes sold. And that’s about par for the course. Looking back, July had 1 condo and 2 townhomes sell, June had no condos and 1 townhome sell, May had no condos and 3 townhomes sell, March had no condos and 2 townhomes sell… As you can see, small inventory and few sales are the norm in this sector. But these numbers are so small that statistically they are not very helpful – please take this data with a grain of salt. See the Almaden condo update on the RE Report site here. 

San Jose 95120 statistics condominium & townhouse market

Here is the chart for the condo statistics:

Trends At a Glance Sep 2020 Previous Month Year-over-Year
Median Price $970,000 (-11.0%) $1,090,000 $915,000 (+6.0%)
Average Price $996,000 (-12.0%) $1,131,750 $915,000 (+8.9%)
No. of Sales (-25.0%) 4 (+200.0%)
Pending (-50.0%) 2 (-50.0%)
Active (-33.3%) 3 (-71.4%)
Sale vs. List Price 102.4% (+2.6%) 99.8% 98.4% (+4.1%)
Days on Market (-64.9%) 14 (+25.0%)
Days of Inventory 19 (-14.1%) 23 203 (-90.5%)

Last month only 3 sales were recorded, and all of the sales data are based on that tiny selection – so take the stats with a big grain of salt. Still, that’s three times better than the single sale from September 2019! Sales pending and active inventory both shrank again, and inventory is roughly a third of what it was a year ago. The sales to list price ratio bounced up to 102.4%, and days on market dropped to a stunning 5 days – one work week! Even with small pools for data, the trend for this area has long been in the seller’s favor. It’s not as hot as the housing market, but it’s a competitive seller’s market.

Condo trends via Altos Research

Altos Real-Time Market Profile for San Jose, CA 95120 Condos

The Altos graph above shows live updates for the condo market based on List Price. Listings are also few and far between, so this chart changes a lot. As of October 12th there’s still plenty of up and down, but the market remains in a strong seller’s market.

Live San Jose Almaden 95120 real estate market charts from Altos Research for condos and townhomes (not solds but Almaden Valley homes currently for sale)

Here are a few quick stats from Altos Research (which will be automatically updated weekly and to which I have a subscription) – these are based on the list price of townhouses and condominiums for sale in San Jose’s Almaden Valley 95120 area:

Below is a graph of the Condo Median Prices divided into four price tiers:

Altos Median List Price for Condos San Jose, CA 95120 Almaden Valley

Average days on market for condos and townhouses in Almaden:

Average Days on Market DOM for Condos in San Jose, CA 95120 Almaden Valley

In conclusion…
The residential real estate market in San Jose’s Almaden Valley area is a mixed market, with varying degrees of market heat depending on which segment you’re interested in. Limited inventory persists, with stronger inventory in housing than in the condo market. Buyers are facing plenty of competition, and it’s still a hot seller’s market.

What impacts home values in Almaden?

The Almaden Valley real estate market conditions are impacted  by a number of factors. Some of the micro markets are based on school districts or particular schools –  homes with San Jose Unified (and Leland vs Pioneer High), those with Campbell Union High School District (Leigh or Branham High), and a sliver with Los Gatos Saratoga Union High School District (Los Gatos High). Other factors are the pricing tier, homes with a view, golf course homes, or any number of other criteria (with or without pools, single story versus two or multi level stories etc.). Almaden is fairly spread out and some areas are downright rural and remote.

It is not wise to compare properties in the the zip code but which are really mountain properties with those within a couple of blocks of schools, parks, and shopping. Whenever the whole zip code is being analyzed, it’s helpful, but it may not apply to your particular neighborhood or home (or the one you want to purchase). They will all have different “market conditions”.

Currently, sales are also being impacted by the pandemic response, but we’ll see more how affected they are in the upcoming month or so.

Almaden Valley homes for sale – What is for sale in San Jose’s Almaden Valley area right now?

Please use the link to view listings of available homes for sale in Almaden.

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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
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Almaden Valley,
Cambrian Park.
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