Santa Clara real estate market - The Santa Clara Women's Club

The Santa Clara Women’s Club (old adobe house)

Update on the Santa Clara real estate market: The realty market in the city of Santa Clara, like the rest of Silicon Valley, is one in which the sellers have the upper hand, though it has seen significant softening. What is key for home sellers is to price according to today’s market.

That being said, this March had some major changes that are affecting the market. But March data won’t show the full impact of the pandemic, and while we have a better picture of it in this month’s data it will take a while to see the end result. To read more about the Coronavirus impact on real estate sales, check my post on the topic.

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. That means the June data will be accurate, but disregard prior months DOM data.

Below there are charts for the market activity over the last few months. Although it’s been on the rise for months, it’s finally begun to dip again. Low inventory from the past year and continuous low inventory around the rest of the Valley means there is still a greater demand to fill than properties available. Further in the article, we’ll check in on the condo market, too.

First, a market profile, automatically updated weekly, for the city of Santa Clara (these reports are available by zip code, too, and for condos/townhomes as well as single family dwellings). Check out the weekly Altos report HERE and click on subscribe to get weekly updates on all of Santa Clara or any particular zip code. (Scroll to the bottom and check out the profile of houses across 4 pricing quartiles – super interesting.)


Santa Clara Real-Time Market Profile


According to Altos, it’s a strong seller’s market right now with market action continuing it’s decline.

Data from my RE Report:

Next, stats at a glance for the Santa Clara real estate market for single family homes. See the statistics and trends for closings and listings for last month – updated each month on about the 5th – 10th on my RE Report site for realty stats & trends in Santa Clara:

Trends at a Glance

Seasonal cooling is normal in winter, but this year we never saw a strong shift – it remained a hot market through winter getting progressively hotter towards spring! That being said, spring saw significant cooling since March with the pandemic. In June, active inventory and pending sales rose while the number of sales dropped a hair. The sales to list price ratio remains over 100%, but has fallen a whopping 11.6% from March to June! That being said, prices are up and holding strong compared to this time last year. Continuing demand is keeping the Campbell market hot, even if it’s cooler than usual (and much cooler than earlier this year).


Trends At a Glance Jun 2020 Previous Month Year-over-Year
Median Price $1,400,000 (+5.3%) $1,330,000 $1,400,000 (0.0%)
Average Price $1,469,160 (+4.3%) $1,409,150 $1,438,920 (+2.1%)
No. of Sales 40 (+53.8%) 26 43 (-7.0%)
Pending 49 (+8.9%) 45 44 (+11.4%)
Active 42 (-2.3%) 43 85 (-50.6%)
Sale vs. List Price 100.3% (-2.9%) 103.3% 103.8% (-3.4%)
Days on Market 23 (+20.8%) 19 17 (+32.4%)
Days of Inventory 30 (-38.6%) 50 57 (-46.9%)



And last month:


Trends At a Glance May 2020 Previous Month Year-over-Year
Median Price $1,330,000 (-9.8%) $1,475,000 $1,450,000 (-8.3%)
Average Price $1,409,150 (-5.1%) $1,484,450 $1,491,570 (-5.5%)
No. of Sales 26 (-43.5%) 46 61 (-57.4%)
Pending 45 (+36.4%) 33 42 (+7.1%)
Active 43 (+26.5%) 34 75 (-42.7%)
Sale vs. List Price 103.3% (-2.5%) 106.0% 102.2% (+1.1%)
Days on Market 19 (+134.5%) 8 23 (-18.1%)
Days of Inventory 50 (+131.5%) 21 37 (+34.5%)


Looking back over the last few months you can see where the market’s been bouncing around. Compare that with this month and you can clearly see the cooling that has happened!


Santa Clara list prices of houses for sale by zip codes (95050, 95051, 95054)


In addition to the RE Report, I also have a subscription to Altos Research, which uses list prices (not sales data) for tracking the pulse of the market. Here see list prices by zip code, as well as the city of Santa Clara as a whole – note how different they are! At the start of the year, the four areas moved much closer together than usual in recent months, though they’ve separated again since then. If we teased it out even more, by price point, school district or exact location, we would see a myriad of “micro markets.” In the chart below, it’s very clear the real estate trends often vary from one Santa Clara zip code to the next. If we pulled it apart further and checked each zip code by price quartile, there’d be differences there also, as the low end and high end segments are often very, very different from each other.


Real Estate Market Chart by Altos Research


Santa Clara condominium and townhouse real estate market

First, another city profile for the condominiums and townhouses in the city of Santa Clara.


Santa Clara Condos Real-Time Market Profile


The condo and townhome market in Santa Clara has seen a decline in market action for a while now and it’s currently in a slight seller’s advantage. This market is no where near as active as housing in this area.

Condo Market Trends at a Glance from the RE Report

Santa Clara list prices of condos & townhomes for sale by zip codes (95050, 95051, 95054)

Showing prices charted by zip codes, there’s a much broader spread here than for houses right now. 95054 tops the chart by a long shot while the other three zip codes are currently clustered unusually close together near the bottom of the chart. While market demand is high, the market’s not where we would expect if this were a normal year.


Real Estate Market Chart by Altos Research


Contact Mary Now 408 204-7673For information on buying or selling residential real estate in the city of Santa Clara, please contact me for a personal, private, no obligation consultation. I have lived in two different parts of Santa Clara and am there frequently and truly appreciate this beautiful city. Best way to reach me initially is email, (I get a LOT of spam / robo calls). We can arrange a time to talk by phone, and if we both want, can then arrange an in person meeting.





ArabicChinese (Simplified)DutchEnglishFilipinoFrenchGermanGreekItalianKoreanLatinPersianPortugueseRussianSerbianSpanishUkrainianVietnamese

Join our monthly newsletter

* indicates required

Click to view the Privacy Policy

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.
Mary’s other resources
Silicon Valley real estate report
Real estate statistics and trends for Santa Clara County, San Mateo County, and Santa Cruz County

Live in Los Gatos blog
Los Gatos neighborhoods, history, businessses, parks, restaurant reviews, and more

Valley Of Heart's Delight
Santa Clara County Real Estate,
with an interest in history
Silicon Valley relocation info
Silicon Valley real estate,
focus on home selling