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Almaden View Real Estate Market Conditions San Jose 95120 - photo with Mt Umunhum in backgroundThe Almaden Valley real estate market remains red hot while inventory shrinks to record lows this autumn. All in all, Almaden Valley is in a continual, active seller’s market. Here are a few data points from the most recent update, which you will find in more detail below:

  • Closed sales grew while active inventory and pending sales fell in October.
  • The sales to list price ratio remains extraordinarily high, heating to an average of 106.5% of asking.
  • Homes are selling at breakneck speed in an average of just 13 days on market.

Before we begin, it’s important to recognize how much has changed since March, 2020. 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.

A large part of the story is inventory levels. The number of active listings has been the lowest we’ve seen in years, and very likely decades, for much of 2021 and it’s only getting compounded by a regular cool-season dip!

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 uses closed / sold data). Closed sales have shot up above last month, but are a little behind last year. Pending sales have dipped month-over-month and were a little above last year. Active inventory dropped to half of the month before, remaining below where it was a year ago. That small inventory is selling quickly, averaging a lightning fast 13 days on market and with a hot, and heating, sale to list price ratio of 106.5%. It’s a fierce seller’s market in Almaden Valley homes!

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 Oct 2021 Previous Month Year-over-Year
Median Price $2,065,000 (+0.7%) $2,050,000 $1,685,000 (+22.6%)
Average Price $2,042,500 (-2.5%) $2,094,600 $1,840,150 (+11.0%)
No. of Sales 31 (+47.6%) 21 39 (-20.5%)
Pending 37 (-11.9%) 42 33 (+12.1%)
Active 11 (-50.0%) 22 15 (-26.7%)
Sale vs. List Price 106.5% (+1.5%) 104.9% 102.7% (+3.7%)
Days on Market 13 (+6.8%) 12 20 (-36.6%)
Days of Inventory 11 (-65.0%) 30 12 (-7.7%)


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 San Jose 95120 Real Estate Statistics At A Glance

The single family home market is solidly set in the low-inventory high-demand trend where it’s been since early last year. A fantastic market for sellers of almost any home!

Almaden Valley Real Time Market Profile by Altos

The most recent update shows a strong, elevated seller’s market with extremely low inventory and lighting fast days on market.


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.

Almaden Condo Market Trends at a Glance (closed sales)

San Jose 95120 statistics condominium & townhouse market

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. 

Here is the chart for the condo statistics:

Trends At a Glance Oct 2021 Previous Month Year-over-Year
Median Price $1,152,400 (0.0%) $1,152,500 $1,160,000 (-0.7%)
Average Price $1,152,400 (+0.4%) $1,147,500 $1,160,000 (-0.7%)
No. of Sales (-50.0%) 4 (+100.0%)
Pending (+60.0%) 5 (+100.0%)
Active (-80.0%) 5 (-66.7%)
Sale vs. List Price 106.5% (+2.5%) 103.9% 96.7% (+10.1%)
Days on Market 12 (-13.2%) 13 44 (-73.9%)
Days of Inventory 15 (-58.6%) 36 90 (-83.3%)


Last month only 2 condominium sales closed in Almaden Valley – and that’s about par for the course here! Still, that tiny pool means that all of the sales data for the month’s column of the chart is based on those few sales. Few sales and lower inventory are the norm here and can make the data swing pretty dramatically even when the market is stable, so take these stats with a grain of salt. That said, there’s still plenty to observe here.

Active inventory is almost nonexistent with only 1 available listing remaining in October. Pending sales increased from last month, double that of last year. Closed sales are also high year-over-year, but dropped by half month-over-month. The sales to list price ratio for closed sales really caught fire, rising to 106.5% of asking, and selling in an average of only 12 days! Even with a minimal data, the trend for this area has long been in the seller’s favor.

While the housing market has seen some mild cooling through summer and into fall, Almaden condos are currently in a red hot 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. However right now with no available listings there’s nothing to chart. When we checked in October, it showed 3 listings with a high level of market activity in a strong seller’s market.


Live San Jose Almaden 95120 real estate market charts from Altos Research for condos and townhomes (not sold 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:

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 strongly in the seller’s advantage. That said, it’s a mixed market with varying degrees of market heat depending on which segment you’re interested in. Limited inventory persists, with more inventory in housing than in the condo market. Buyers are facing heavy competition for the best homes 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, extremely low inventory may still be an impacted by the pandemic, but we can’t know the exact cause or where the market is heading until we get there.

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.