The Cambrian Park real estate market for houses and duet homes (not a duplex) remains a warm to hot seller’s market, depending on the location, condition, etc. It peaked quite early in 2026, and we’ve been seeing fairly consistent month over month cooling ever since. The condo market
The condo market is softer than the single family home market, which is often the case.
Uncertainty with tech layoffs, visa challenges, inflation, the threat of even higher interest rates, and the war in Iran are all part of the reason for the cooling that we are seeing here and elsewhere.
For those new to the area, Cambrian is most of the 95124 zip code (south of Foxworthy) and most of 95118 (west of Almaden Expressway). It borders Los Gatos, Campbell, Willow Glen, and Blossom Valley. Part of 95124 has Union School District schools, part has Cambrian School District Schools with the Campbell Unified High School District . Part of 95118 has Union schools (and CUHSD), but most is under San Jose Unified School District.
Currently, we have 2 fantastic Cambrian listings and they’ll be open this Saturday, Sept 12, 2026. Please scroll to the bottom of this article for the details and links to more info.
MLS Charts for 95124 and 95118 to provide a quick overview on market conditions
Normally we just provide the RE Report and Altos Research data, but today I wanted to supplement it with multi-month info to provide a better understanding of trends. I tried to pull these for both single family homes and also condos and townhouses, but there are so few condo-TH sales that the MLS deemed it not enough to be useful. (Error message: “Found just 85 listings, possibly too few to chart meaningfully.”) Here are a couple for single family homes.
Average Days on Market or DOM (for homes that sold, not for listed houses) and the Sale Price to List Price Ratio for 95124 and 95118 (a little of 95118 is in Blossom Valley). The DOM has pretty consistently grown in 2026 since a low in February. The Sale to List Price Ratio jiggles a little, but is generally the inverse, with an upward blup in June and July.
How is the Campbell real estate market? Campbell is in a prolonged strong seller’s market, but this summer we’ve finally seen some cooling in this popular West Valley community.
This article, updated monthly, offers data and analysis on the residential real estate market within this popular Silicon Valley community. Here are a few details from the latest update on Campbell’s single family housing market:
Inventory of single family homes fell below the month before, but with 27 active listings at the end of July it remains above this time last year. The inventory for condos and townhomes slipped a hair month-over-month, but has practically doubled year-over-year.
Closed sales for single family homes shot up while pending sales shrank a hair month-over-month, but both look pretty stable year-over-year. In the condo and townhome market, however, closed sales grew, but it was pending sales that skyrocketted, almost double the month before and more than that year-over-year!
The average sales to list price ratio rose to 102.9% of asking, an increase of +2.6% from the month before, and up +4.0% from this time last year. Condos and townhomes also saw a growth of +0.9% month-over-month, still below asking price for the second month in a row since before spring with an average of 99.1%, slightly cooler than last year. Although the condo and townhome market is clearly softer, both picked up a little momentum.
Average time on market for single family homes slowed to a 23 day average, while market absorption sped to 43 days. While the condo and townhome market saw similar trends the averages were starkly cooler with a 60 day on market average and 133 days of inventory.
What happened in Campbell last year? Looking back, the market in this popular West Valley city saw clear market heating in February 2025 which continued into early spring. Throughout last summer we saw more ups and downs, but with growing inventory the market grew slightly calmer. By late summer, however, inventory slipped and activity picked up causing the market to heat again. Autumn kept up the momentum with minimal inventory, though the market summaries often showed lower prices, suggesting that activity may have been more concentrated in the entry-level market, which is what we saw in practice as well. While there was further cooling into winter, the data showed that Campbell closed out 2025 with plenty of demand and market heat, and severely lacking in inventory once again.
So far this year we’ve seen continued activity and interest in Campbell with market heating beginning in winter and peaking early. By late spring we were seeing some up and down month-to-month, but the June sales data signaled the start of summer with clear cooling across both markets. Although it’s picked up some in July, we’re expecting there may be some ups and downs through the rest of summer, possibly with a late summer jump in activity, before it cools off again as we approach the holidays. The Campbell real estate market remains in the seller’s favor overall, but is occasionally dipping towards balanced. Some homes are still seeing hot competition while others may be going stale.
The Campbell, CA Real Estate Market
It’s hard to predict what’s coming next, especially with so many shockwaves eminating from D.C.. Since Silicon Valley real estate is connected to the global economy and many buyers rely on stocks and mortgage loans to finance their purchase, and we have been seeing an impact on the local housing market. On top of that, we’re emerging from an already wild few years – the 2020s have been a rollercoaster ride of a decade! That said, Silicon Valley remains a desirable place to live and own property, and while we’ve seen some cooling over the last year, it remains one of the hottest markets in the country.
If you’re selling a well prepared, beautifully staged, and aggressively priced house, you’ll likely see multiple offers on your home for sale. We’ve still been seeing the occasional bidding war, especially with the best homes in the most popular markets, though it’s nowhere near as crazy as the 2021 peak. Desperate and worn out buyers want to get their foot in the door before they are priced out of the market altogether by either climbing interest rates, rising home prices, or a volatile stock market. After years of below-average and record breaking low numbers of homes available there’s still far more demand than there is inventory, especially for a move-in ready home!
All that said, we don’t expect a balanced market any time soon. The Bay Area still has a severe housing shortage and a backlog of buyers clamoring to get into a home!
Here’s a quick view of the Campbell real estate market stats from Altos Research, using list prices (not sales price) which updates automatically about once per week:
And now – here are some quick stats, pulled from the MLS (Multiple Listing Service) through the RE Report.
The Santa Clara Women’s Club (old adobe house) http://www.santaclarawomansclub.org/
Summer is in full swing the real estate market in the city of Santa Clara, a very popular community which, like the rest of Silicon Valley, continues to be impacted by prolonged low inventory and extremely high demand. While it remains red hot in Santa Clara’s housing market, summer is typically a slower season for realty, and while there’s been some up and down it’s clearly cooler than it was earlier this year.
Available inventory slipped to 38 active listings by the end of the month, falling short of the month before, but up significantly from this time last year. Condos and townhomes also saw a dip in inventory to 46 active listings, just a hair above the year before.
Pending and closed sales also declined month-over-month, and both were down year-over-year for single family homes. Condos and townhomes saw a jump in pending sales over the last month, with a little up and down in closed sales month-over-month and year-over-year.
The sale to list price ratio increased, but by less than +0.1% from the month before, and overbids continue to fall short of this time last year. That said, it’s still solidly in the seller’s favor averaging 104.7% of list. Condos have been cooler, however month-over-month they saw an increase of +0.9%, moving deeper into the sellers favor at 102.9% of asking, and up from last year by +3.8%.
Time to sell slowed again, averaging 26 days on market, while the average days of inventory (or market absorption) lagged to 32 days for the single family market. Condos and townhomes average sales actually sped up with an average of 21 days on market, faster than the SFH market! That said, days of inventory held steady at 92 days.
Prices in Santa Clara have soared in recent years, and despite the ups and downs, since sometime in 2024 a $2 million average has become the new normal for Santa Clara’s single family housing market.
The Real Estate Market for the City of Santa Clara
Below there are market activity charts displaying the last few months for single family homes in Santa Clara. Market activity has been high for years, and despite some ups and downs over the last year or so, it remains high today. Low inventory across the valley means there is still a greater demand to fill than properties available. Further down in the article, we’ll check in on the condo market, too.
Next, stats at a glance for the Santa Clara real estate market for single family homes.
Despite notable cooling across 2025 this sought-after market remained hot through winter and into the new year with an early spring peak in February. It’s been slowly declining, for the most part, since March, but continued to remain in a strong seller’s market throughtout.
The market for single family homes in the city of Santa Clara is firmly in the seller’s favor, though there has been slight cooling over the last few months. Homes on average are selling well above asking in under a month. Average and median sales prices are up month-over-month and year-over-year, but the number of closed and pending sales are shrinking, along with available inventory. The market remains red hot with plenty of demand for Santa Clara homes!
The Saratoga CA real estate market in July was similar to June with some mild softening. This may just be seasonally normal, but it seems to be a little more than typical.
Monthly trends at a glance for the Saratoga CA Real Estate Market
DATA REMINDER:Please note that the RE Report data is often a LITTLE different from the numbers when I pull them directly from the MLS. This is because the RE Report has a feed only of listings that were input by the listing agents directly into MLS Listings. That feed does not include anything from Bay East, CRMLS, or other MLS companies.
The average and median salele price rose annually, but fell monthly. Last July there were only 12 sales, though, so it’s not a large pool and may be skewed. The larger the pool of data, the more helpful it is.
The exquisite Saratoga Oaks neighborhood is nestled between downtown Saratoga and the beautiful coastal foothills, close to the famed Hakone Gardens. With both pools and tennis courts and a location just a block or so from tony Saratoga Village (click to see slide show), it is resort living in Silicon Valley at its finest. But this is not just a place for retirees who want to downsize, though they are also drawn here – families with kids also move to Saratoga Oaks to make use of the top rated schools.
Which public schools serve this neighborhood?
Saratoga Oaks is within the very highly regarded Saratoga Union School District. Although many other school districts in Santa Clara County assign children in homes to particular schools, Saratoga does not – it is an “open” school district. If there’s space and if the home is within the district, you may be able to chose which of the excellent Saratoga schools you wish for your student to attend. The nearest public school is Saratoga Elementary on Oak Street, but you may find enrollment instead at Foothill Elementary or Argonaut. The higher level schools are Redwood Middle School and Saratoga High School. California has transitioned to new school assessment, away from the old 2010 API scores, but you can check the new Saratoga Union School District “Report Cards” here. Additionally, there are two excellent private elementary schools nearby: Sacred Heart (Catholic) and St. Andrew’s (Episcopalian).
Where is Saratoga Oaks?
The Saratoga Oaks community is within the city of Saratoga, California, and is a part of Silicon Valley and what’s locally referred to as “the south bay” area. It can be reached either via Springer Avenue, off of 4th Street in Saratoga or from Springer off of Big Basin Way (aka Hwy 9 or Congress Springs Road). This townhouse complex is literally where the town meets the hills – so it is not at all uncommon to find deer in the open spaces! Click on the map image to go to the live, interactive Google map. (more…)
Homeowners Associations (HOAs) are created to oversee condominium complexes, townhome communities and planned unit developments (PUDs) on behalf of their members. These are non-profit organizations whose purpose is to manage common areas, enforce neighborhood rules and standards, and often, unofficially, to foster community unity too. In most cases, they collect fees from members and have local authority. In other words, if you do not pay your homeowner association dues, or abide by one of its rules*, the HOA can and usually will fine you or even foreclose on you!
There are loads of HOAs in Silicon Valley. As with all organizations, some are better run than others. Its a little different than owning real estate outside of a homeowners association.
What are the pros and cons to Homeowners Associations?
At their best, Silicon Valley HOAs keep the communities they manage beautifully landscaped and maintained, they hire good providers for needed improvements, and minimize risk to all the members. By having reasonable rules and community buy-in, the neighborhood can look inviting and property values can be better maintained.
At their worst, HOAs can be unresponsive to members needs, erratic, arbitrary and irresponsible. They may, by poor planning, cause huge assessments to be necessary or raise HOA dues so that they are very high – to the point where they make homes hard to sell. Not only are those an unhappy occasion, they can also make it hard to sell a home with a special assessment looming. Fortunately, this is seldom the case in most areas – but if the HOA has a high number of defaults due to owner bankruptcy or inability to keep up with mortgage, property insurance etc. it can cost all of the members eventually.
Selling and buying homes can be exhausting and emotional, even overwhelming. This level of stress can rise when children are involved as parents also “run interference” to a degree to help make the transition smooth for their kids. Another added stresser is relocation to a new community far away.
What can parents and their real estate agents do to help the youngest members of the family to move as peacefully and contentedly as possible?
Communication about the moving process is key
Few of us like surprises that come on a big scale and change the way our lives are lived on a day-to-day basis. This is also true for our offspring, for whom routine can be a comfort. Just as you wouldn’t begin a vacation without explaining to your three year old that it’s only a trip and that you will later return home, so too it helps to explain to your child that the family is staying together, the toys, furniture and pets are coming along, but that the house or condo will be “new”. Providing a sense of security and reassurance first can enable the process to be possibly even fun. (Young kids will think that the furniture and toys go with the house so will likely vocalize their preference for a new place with the most fun stuff unless they understand that their toys will move with them.) (more…)
Wood siding is extremely common in the San Jose area and Silicon Valley as a whole, both on condominiums & townhouses and also on houses. (We do not see a lot of vinyl siding here, as we might in other parts of the country.) Water is the #1 enemy of houses – even more than termites! It is necessary to control water intruding into the wood, because if it gets in, fungus and rot can get a start on your home.
How do you prevent water damage, fungus, and dry rot on wood siding?
Exterior wood needs to be painted about every five years or it can crack, peel, and otherwise allow moisture intrusion. If the wood is kept sealed, it can do very well against water. Another big cause of expensive wood repairs outdoors is earth to wood contact. If you have ever built a fence, or had one made for you, you’ve probably seen that the best practice is to put the wooden posts into concrete rather than directly into the dirt. The reason is simple: soil gets damp and the wood will wick up the moisture, whether it’s fence boards, posts, part of a wooden deck, or the siding on your home. If the siding or other wood comes near the soil, the recommendation is to separate them one way or the other. In the photo I’ve included with this article, the siding of this townhome complex was allowed to touch the earth. You can see the results: expensive repairs needed! The old saying goes that “an ounce of prevention is worth a pound of curse”. It’s especially true with caring for wood siding and other times of wood on the outside of your home or in your yard. If you can remember to do a walk-around every few months, at least twice a year, you are more likely to find the beginnings of issues before they become thousands of dollars. Keep a schedule for painting and make sure you do it before it looks like it’s needed. If you wait until there’s chipping and cracking, you may already have trouble! Watch for earth to wood contact, and rake away the soil or take other measures to protect your siding. This is true for owners of townhomes too. It seems like decades ago, home owner associations were often responsible for siding, but in the last few years I’ve been finding more and more HOAs make that the owner’s responsibility, even if the HOA is in charge of the painting schedule. Make sure that you have a look at your siding regularly so that you can stop fungus and dry rot in their tracks and prevent a small headache from becoming extremely costly. Finally, it’s a good idea to have a pest inspection (termite inspection) every 3 to 5 years to nip any issues in the bud. Related reading:What Is Cellulose Debris (in a pest or termite report)?
Saratoga and Los Gatos are neighbors, but their real estate markets are not the same! Today we’ll consider the condo and townhouse market in these two upscale Silicon Valley areas and view some elements “side by side”. See what you think!
First, let’s have a peek at how fast things are selling. Saratoga & Los Gatos both are at under 3 week for the “days to sell over time”. Saratoga tends to sell a little better than Los Gatos for condominiums and townhomes, and that’s the case now as well – at least months months, and recently. (Reasons, not sure – perhaps because the location is a little closer to Cupertino and Sunnyvale and the many high tech jobs there. Or it could be related to the school scores or any number of factors.)
Saratoga days to sell over time 2014 – condos
Los Gatos days to sell over time 2014 – condos
Let’s check some other criteria and see how they stack up there. Let’s look at the new listings as opposed to the solds. How far apart are they? (The closer they are, the “hotter” the market. If the solds are going faster than the new listings are coming on, it’s a red hot seller’s market.) For most of the last year, Saratoga condominiums have been selling and closing faster than new ones have entered the market, or have tied it, except for March and April. In Los Gatos, same pattern recently of new listings outpacing sales, and in January the closed sales outpaced new inventory. But overall, it’s close to a tie or there’s a slight leaning toward new listings rather than sales unless you look back to last fall. So a little bit cooler of a market in Los Gatos by this standard.
San Jose’s Cambrian Park neighborhood offers a variety of home types, sizes, and price ranges, from small condos to large houses on big lots. Below, please find virtually all MLS listed properties currently for sale in the Cambrian Park Area with zip codes of 95124 and 95118. The info is updated automatically, so please check back often! (You can narrow your search by selecting only certain home types, sizes, etc. Below are four groupings, by zip codes and home types, to cover all residential real estate available right now in 95124 & 95118.
Helping nice folks to buy and sell homes in Silicon Valley
Mary Pope-Handy, Realtor ABR, CIPS, CRS, SRES
Christie's International Real Estate Sereno, Los Gatos, CA 95030 408 204-7673 Mary@PopeHandy.com License# 01153805
Clair Handy, Realtor
GREEN
Christie's International Real Estate Sereno 214 Los Gatos-Saratoga Rd Los Gatos, CA 95030 ClairHandy@sereno.com License# 02153633
Mary & Clair sell homes throughout Silicon Valley: Santa Clara County, San Mateo County, and Santa Cruz County. with a special focus on: San Jose, Los Gatos, Saratoga, Campbell, Almaden Valley, Cambrian Park.
The real estate search
Use this link to browse properties which are for sale, under contract (pending) or sold. Want to view only homes which are available now?
Mary Pope-Handy, Realtor ABR, AHWD, CIPS, CRS, SRES Christie's International Real Estate Sereno DRE License #01153805 408-204-7673 mary@popehandy.com “Helping nice folks to buy and sell homes in Silicon Valley since 1993”
Clair Handy, Realtor, GREEN Christie's International Real Estate Sereno DRE License #02153633 408-721-6160 clairhandy@sereno.com “Helping nice folks to buy and sell homes in Silicon Valley”
This is the Valley of Heart's Delight blog , covering Silicon Valley real estate - Santa Clara County, San Jose, Los Gatos, Cupertino, and nearby communities in the South Bay Area and lower Peninsula. Find info on neighborhoods, disclosure issues, buyer and seller tips, and housing market conditions in the west valley and most of the county.Please also see my other websites and real estate market statistics site, which are listed in the sidebar, above.
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Mary Pope-Handy, Realtor ABR, CIPS, CRS, SRES Sereno DRE License #01153805 408-204-7673 mary@popehandy.com
“Helping nice folks to buy and sell homes in Silicon Valley since 1993”
How is the 
The Cambrian Park real estate market for houses and duet homes (not a duplex) remains a warm to hot seller’s market, depending on the location, condition, etc. It peaked quite early in 2026, and we’ve been seeing fairly consistent month over month cooling ever since. The condo market
