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. Please scroll to the bottom of this article for the details and links to more info.
Cambrian Park Real Estate Market Trends at a Glance
The chart below is from our subscription to the RE Report. For a couple years we’ve mentioned that the data from the RE Report was a little different than the data pulled directly from the MLS by us. The reason is that these numbers from the RE Report only reflect listings that were directly entered to MLS Listings, not those showing up as part of a data sharing program from Bay East or other MLS companies.
In the data below, you can see a slight softening in several of the data points with a falling sale to list price ratio and lower number of sales. Other points seem to be OK across Cambrian as a whole.
Please notice the difference beween the number of active listings and the number of sales.
In Sept 2025 there were 43 active and 39 sold homes. That’s close! It correlates with the high sale to list price ratio seen then, 106.6%.
In Aug 2026 it was 54 active and 47 closed sales. That wasn’t nearly as good as Sept 2025, but not terribly far apart, either.
In Sept 2026, however, we see a much more pronounced gap between these figures with 67 listings for sale and just 30 closed sales. With this situation, more homes are sitting on the market than selling. When the number of sales fall, we know that buyers are being pickier.
Trends At a Glance
Sep 2026
Previous Month
Year-over-Year
Median Price
$1,800,000 (+2.3%)
$1,760,000
$1,850,000 (-2.7%)
Average Price
$1,897,890 (+0.9%)
$1,880,610
$1,892,830 (+0.3%)
No. of Sales
30(-36.2%)
47
39 (-23.1%)
Pending
31 (+14.8%)
27
28 (+10.7%)
Active
67(+24.1%)
54
43 (+55.8%)
Sale vs. List Price
100.7% (-2.0%)
102.7%
106.6% (-5.6%)
Days on Market
25 (-8.9%)
28
22 (+15.5%)
Days of Inventory
65 (+87.9%)
34
32 (+102.6%)
Cambrian Park Altos Research Charts – SFH Info
Next, a different kind of chart for the Cambrian Park real estate market courtesy of Altos Research (which uses LIST prices for its charts). The next few data sheets show the housing market trends, live and updated weekly. This first item reflects the weekly Altos Research report right now for San Jose 95124 and will provide an approximation of how much home your money can buy in this district of San Jose.
A quick note: most of 95118 has San Jose Unified Schools, while most of 95124 has Cambrian and Union schools, which are normally preferred. 95118 is less expensive, though, and sometimes that is the most important factor.
The Cambrian Park Real Estate Market Update for San Jose 95124
These charts have great info, including the monthly average for Cambrian park homes for rent. Please note the number of homes with decreased prices (or price reductions). A normal or typical amount is 30%, but this is 46%, showing some cooling. Find the full report HERE.
Altos is calling this a strong seller’s market. Homes are being listed for less (note the Median list price), so not every seller would agree that the market is super hot. The percentage of homes with price reductions hs remained low, far less than the 30% which is the national average.
The Cambrian Park Real Estate Market Update for San Jose 95118
Next let’s look at the listing data from Altos Research for 95118, single family homes (east side of Cambrian Park).
Prices are more affordable in 95118, so it’s easier for home buyers to be able to get into a home. Check out the Median List Price and that it’s lower than 95124, but rising strongly. (Perhaps counter balancing it, the Price per SF is dropping.)
And below, market data from Altos for this part of the district. See the full report here. One of the things that I like to watch here is the percent of listings with prices decreased. The national average is about 30%, so seeing it higher for 95118 indicates that the market is slowing and / or prices are slipping.
Inventory in 95118 is severely lacking, prices are up, and overall it is strong seller’s market.
Cambrian Condominium and Townhouse Real Estate Market
The Cambrian condo and townhouse continues to cool with very few sales compared to the available inventory, a lower sale to list price ratio, and longer days of inventory.
Buyers – this is an opportunity! If the unit and HOA (and the HOA finances) all check out, this may be a great time to purchase a condo or townhouse in Cambrian.
Trends At a Glance
Sep 2026
Previous Month
Year-over-Year
Median Price
$670,000 (+1.8%)
$658,000
$697,500 (-3.9%)
Average Price
$696,250 (-13.7%)
$806,472
$777,167 (-10.4%)
No. of Sales
4 (0.0%)
4
6 (-33.3%)
Pending
9 (+50.0%)
6
2 (+350.0%)
Active
23 (+27.8%)
18
19 (+21.1%)
Sale vs. List Price
98.0% (-1.4%)
99.4%
99.8% (-1.8%)
Days on Market
38 (+13.4%)
34
77 (-50.9%)
Days of Inventory
167 (+23.5%)
135
92 (+81.6%)
Now let’s work with Altos Research’s graphs and get a feel for the realty market in “real time.” These use list prices, whereas our RE Report uses sold data.
Altos Research for the Condo and Townhome Market
Quick profile of 95124 and 95118 from Altos – this is dynamic and should update automatically each week. It’s a slight seller’s market for both zip code areas per Altos, but the RE Report (which uses closed sales data) tells another story.
And here you can see 95118 and find the full report HERE
(Note the VERY HIGH percentage of price decreased – the national average is around 30%).
Check out our two great Cambrian listings!
4996 Agape Ct., San Jose 95124
3 bedrooms, 2.5 bathrooms, 1644 SF of living space, 2346 SF lot. Younger home, built in 1996. Dual pane windows, high ceilings, drenched in natural liight! The home includes, living, dining, family rooms plus eat in kitchen. Good sized low maintenance backyard with room to entertain. Single family home in small HOA, Soterion, and the HOA takes care of the front yard! Please get all of the details at 4996Agape.com Offered at $1,475,000
.
1296 Dentwood Dr., San Jose 95118 Open Saturday, Oct 10, 2 – 4 p.m. – please stop by!
4 bedrooms, 2.5 bathrooms, 2031 SF of living space, 10,430 SF pie-shaped lot with a gorgeous pool!! Remodeled kitchen and bathrooms, dual pane windows, lots of natural light. Two bedrooms enjoy views of the coastal range! Vaulted living room, spacious dining, eat-in kitchen, plus family room. Room to add on or build an ADU. It’s not easy to find a home with this much remodeling on a big lot for under $2 million! Please get all of the details at 1296DentwoodDr.com Offered at $1,999,000
What is happening with the Cambrian Park real estate market?
A lot of it seems to depend on the price point, school district, and condition of the property and also the number of bedrooms.
Turnkey houses, townhomes, and condominiums in Cambrian Park which have a contemporary look and are priced aggressively are selling fast and high. They need to look like 2019 or newer and not like 2010 or older, though. Home buyers can be fussy about finishes, and with more homeowners and families stuck at home for work or school they don’t want to spend the extra time or the energy to remodel. (Most buyers are especially picky about floor coverings and cabinetry!)
Cambrian home buyers often move to 95124 or 95118 for a combination of strong schools and relative affordability. Having a worry free home that does not look like it will cost a fortune to be made ready is a big plus and will help tremendously with the sale-ability of that residential property.
The part with Union schools continues to have the strongest demand (mostly 95124 but also part of 95118), followed by the area with Cambrian schools, and then those with San Jose Unified. All of them are doing well, but some areas are stronger than others. When Cambrian Park Plaza is redeveloped, it will be a giant draw to anyone within a mile for the dining and shopping.
Looking Deeper
If you live in Cambrian Park now, or are thinking you’d like to buy a home there, you’ll want to get a better understanding of the current Cambrian Park real estate market conditions for your part of the market.
The information above is naturally a little generic, applying to either all of Cambrian or to either 95124 or 95118. However, all real estate is local. It may be different by pricing tier, exact location, home style, or amenities (such as pool versus no pool, large garage vs no garage, walking distance to elementary school or really having to drive there). All of these things can be factored in and may apply to your particular home – or dream house – market.
For the most specific to you data, please reach out to me by email to request a phone conversation. If it seems like a good fit at that point, we can arrange to meet in person and formulate a plan.
Looking to sell or buy a home? Mary Pope-Handy and Clair Handy sell throughout Santa Clara County, including and especially Cambrian, and sometimes into nearby counties also. Please reach out to us by email if you’d like to set up a time to talk by phone for an initial appointment. The best email to use is mary@popehandy.com – thank you!
The San Jose real estate market remains in a seller’s market with steady activity and signs of cooling through summer and into autumn.
First, some quick data from my RE Report, and hand-pulled data from the MLS today. There is some under- or over-counting between the RE Report and MLS Listings, so numbers vary between the two, but the data is still useful for trend tracking.
Available inventory grew month-to-month and year-to-year in both the single family home (SFH) market and the condo and townhome market. Based on the hand-pulled data the numbers are a little different, but the trend is the same: inventory is on the rise, and is currently equal to April’s inventory, though it remains below May’s spring peak.
According to the RE Report closed sales were up month-over-month, but down year-over-year, while pending sales were down across both timeframes in the single family home market. For the condo and townhome market, closed and pending sales fell below last month and last year.
The September 2026 sale price to list price ratio for San Jose single family homes grew to 102.0% of asking per the RE Report, a rise of +0.3% from the month before and a drop of -0.9% from this time last year. For the MLS stats we pulled today, it also shows a 102.0% monthly average, with an increase of +0.2% from the month prior and a drop of -0.7% from last year. Either way, the average single family home is selling consistently over list price in San Jose, though it’s nowhere near as high as earlier this year.
Time on market barely budged month-over-month, moving quickly at a 26 day average (RE Report), and market absorption sped to 44 days of inventory.
First, a note about the differences in data and insights into reading the charts. If you’d like to skip ahead to see the monthly update, click here to jump ahead.
This September the RE Report shows a total of 487 active single family home listings in the San Jose real estate market by the end of the month, but the hand-pulled data showed 669 active listings at the end of the month! Why so different?
Market Data Gaps:
Well, the MLS data includes some listings that are not syndicated to sites like Redfin or Zillow, so the RE Report doesn’t include those. Note that a number of these are likely in a “coming soon” phase and may eventually be syndicated at a later date, but not all and some will likely sell off-market. There are also a small percentage of local homes listed on non-local MLS that are searchable within our MLS, but are not currently picked up by the RE Report. And rarely a home listing will be posted on multiple MLS services which, due to sharing between services, may end up counted twice by the MLS on these statistics and only once by Realist.
That being said, these differences will have minimal impact on our tracking of the overall market. San Jose is a large enough city that it’s usually a relatively small percentage of homes that get missed or double-counted. And the goal of this article is to offer general insight into the current state and direction of the market, not specific guidance for buyers and sellers. If you are a buyer or seller who is trying to track the market for your home purchase or sale, working with a knowledgable agent to pinpoint what’s happening in your specific micro-market is key. And if you are looking for an agent, we would love to hear from you!
Market Data: What Numbers Make a Difference
The 2020s have been a challenging decade for buyers so far. While we aren’t seeing the same market acceleration nor decline as we did in 2021-2022, in some ways the past couple of years have been even more challenging for buyers. For most buyers, their ability to purchase has been severely impacted by higher rates on home loans and the changing insurance market. But the biggest hurdle for most buyers has been the extreme and persistent lack of available homes!
Between March 2023 and March 2024 San Jose frequently had record breaking low inventory, often marking new lows with the fewest available listings by month in over a decade. We began seeing improvements in inventory in April 2024, and by March 2025 we started seeing higher inventory for the month than we’ve seen since before the pandemic… But that peaked in June before shrinking towards winter back to below-average volumes of availabile listings for the past decade (and far below “normal” levels).
Inventory levels grew again in 2025, remaining consistently above 2024 levels in San Jose for the whole year. While these were still well below pre-pandemic levels, and far from meeting demand, it did even out the market a bit making 2025 less of a rollercoaster than recent years.
We are in the early autumn market for 2026 with a burst of activity as buyers and sellers rush to make a purchase or sale before the holiday season… but we’re seeing a smaller volume of sales and greater inventory than this time last year. While it remains a seller’s market, the gap between demand and availability appears to have shrunk and the overall trends are notably cooler than they were a year ago.
Generally speaking as long as demand remains higher than inventory the market should heat up. While interest rates remain elevated (or rising) and due to persistent concerns over the economy (and the country) market demand has softened in some sectors of the market, but only enough to take the edge off. We still have far more demand than homes available, keeping the market consistently in the seller’s favor.
Why such low inventory?
While in a more typical market we might have a number of sellers looking to “move up” or downsize, most homeowners today couldn’t afford to move or don’t want to take on a higher-rate mortgage.
In recent years it seems like a higher percentage of the listings we are seeing comes from investors, people leaving the area, and sales by family after a death – cases where there is no pressure to repurchase or where selling is the only option. Recently there does appear to be an uptick in downsize-sellers, older owners with larger homes who may be able to buy something smaller all-cash near family members in more affordable markets. Another exception we’re starting to see is homeowners who bought with higher rates (since 2021-2022) who don’t have the low rate incentive to hold on to their current home. Still, that limits significantly what is available to buyers!
We are also seeing some more new housing development, a response to California’s statewide push to close the housing deficit over the last decade, though a majority of our housing market is still (and is likely to remain) resale of pre-existing homes rather than new.
Although inventory remains low with higher demand than availability, it’s nowhere near as tight as it has been in recent years.
What else can impact the San Jose real estate market? Many buyers are experiencing pressure from instability in the stock market, looming layoffs, and other factors limiting purchase power and lowering confidence. With the upheval in D.C. it’s hard to predict where the market is heading, and in our work we have seen buyers and sellers go both ways: either wanting to hold off and wait out the storm, or jump in before things get worse.
That said, not every home will face the same challenges – there are loads of micro markets within the San Jose real estate market that influence how well any given home does, and decent homes that are marketed appropriately continue to generate bidding wars with highly motivated buyers. All said, take this city-wide data with a grain of salt.
Historic Number of Active Listings in San Jose, CA
According to the MLS data, inventory grew from the last month and is currently sitting a little above the average for the number of active listings in September across the last decade. However, compared to pre-pandemic levels it’s below average for the month and at a time of the year when inventory is typically seasonally high. If you’re an active home buyer it’s a good time to look. For sellers it’s still a good oportunity to list: there may be more competition, but homes remain high in demand and the market is strongly in your favor.
San Jose Real Estate Market Trends at a Glance (RE Report)
Trends At a Glance
Sep 2026
Previous Month
Year-over-Year
Median Price
$1,650,000 (+3.1%)
$1,600,000
$1,650,000 (0.0%)
Average Price
$1,811,930 (+2.3%)
$1,771,580
$1,793,420 (+1.0%)
No. of Sales
324 (+12.5%)
288
329 (-1.5%)
Pending
252 (-9.7%)
279
296 (-14.9%)
Active
487 (+11.4%)
437
379 (+28.5%)
Sale vs. List Price
102.0% (+0.3%)
101.7%
103.0% (-0.9%)
Days on Market
26 (+7.1%)
25
26 (+1.4%)
Days of Inventory
44 (-4.2%)
46
33 (+30.5%)
There has been some up and down in the data, but it’s clear the market is rising from a bit of a summer slump. Available inventory and closed sales both grew, but pending sales shrank, suggesting this late summer heating may be turning a corner soon. The sales to list price ratio grew by +0.3%, sales prices inched up a hair, and days on market barely budged from the month before. Homes continued to sell quickly and over asking on average. Demand is high and San Jose remains in a hot seller’s market with continued activity, though it’s experiencing a calmer summer season with a little market heating near the start of autumn.
Keep reading below for more data and market analysis.
How’s the Los Gatos real estate market? Generally speaking, it is a seller’s market overall in the 95030 and 95032 zip code areas (in town). That said, remember that it can vary a lot between price points and school districts, let alone neighborhood, sale type (regular vs distressed). Real estate is always local!
Today we’ll look at the LG market both with a view to the sold data we have as well as the current listings activity. We’ll view the “in town” areas and also the mountain areas. First addressed will be the market as seen by the “sold data” – houses, then condominiums & townhouse. (Long post but loads of info!)
Los Gatos & Los Gatos Mountain Housing Market Trends
I. Sold listings data for Los Gatos houses
Houses in Los Gatos & Los Gatos Mountains – housing trends using sold data
(1) In town
First, housing trends “in town”, utilizing my Real Estate Report, which comes out monthly (and includes all of Santa Clara County):
The Los Gatos Mountain communities (zip code 95033) usually have a slower market (harder to sell homes, even in “hot” years -compare 2007 for in town and in the mountains). December was improved, though, interestingly. (more…)
Are you interested in, or thinking of, buying a home in Los Gatos? If so, there’s a Los Gatos homebuyer “start kit” page full of information targeted directly at the needs of Los Gatos homebuyers. Whether you want to browse houses, condos, or neighborhoods, you’ll find tools to help you begin your homebuying journey there. It is a launch pad for loads of information, including:
Los Gatos homes for sale – view by map
Los Gatos homes for sale – broken down by price point
Los Gatos real estate market reports
Los Gatos home sales prices by map
Information on Los Gatos neighborhoods, subdivisions and areas
Information on Los Gatos schools
Photos of Los Gatos
Information on Los Gatos history, architecture, parks, and more
Please stop by and bookmark this site. It’s a very helpful “starting point” for buying a home in Los Gatos.
How’s the real estate market in Santa Clara, California? In a nutshell, it’s doing much better than the majority of Santa Clara County or Silicon Valley. Let’s look at the absorption rate first, which is the rate at which the current inventory would sell off if no new homes were to come on the market and properties would continue selling at the current rate. The National Association of Realtors says that 6 months or less of inventory is a sellers market whereas more than 6 months reflects a buyers lunch.
As you can see on the absorption rate chart above, the condo market has had its ups and downs, faring better than the single family market five months of the nine so far this year, but faring far, far worse on the others.
Next let’s track the data for Santa Clara’s houses, and afterwards, condos and townhomes.
Real Estate Statistics for Single Family Homes in Santa Clara, CA
Trends At a Glance
Sep 2008
Previous Month
Year-over Year
Median Price
$662,500
$616,500 (+7.5%)
$742,250 (-10.7%)
Average Price
$681,878
$654,516 (+4.2%)
$762,340 (-10.6%)
No. of Sales
46
42 (+9.5%)
50 (-8.0%)
Active
188
206 (-8.7%)
192 (-2.1%)
Sale vs. List Price
98.4%
98.0% (+0.4%)
98.2% (+0.2%)
Days on Market
39
49 (-19.7%)
39 (+0.5%)
Things seem to be improving. It will be good to keep an eye on this market to see if this month was just a blip or if the market is truly on its way back up.
Real Estate Statistics for Condominiums and Townhouses in Santa Clara, CA
Trends At a Glance
Sep 2008
Previous Month
Year-over Year
Median Price
$507,500
$412,000 (+23.2%)
$495,475 (+2.4%)
Average Price
$492,786
$467,405 (+5.4%)
$498,054 (-1.1%)
No. of Sales
14
25 (-44.0%)
20 (-30.0%)
Active
100
90 (+11.1%)
134 (-25.4%)
Sale vs. List Price
98.1%
97.1% (+1.0%)
98.9% (-0.8%)
Days on Market
28
50 (-43.8%)
45 (-37.6%)
Prices seem to be on their way up and inventory is up from last month but down from last year, and days on the market are down too. The Santa Clara condo market appears to be improving so this is definitely something to watch. Buyers, this may be a great time to buy a condo in Santa Clara!
The months of inventory, or absorption rate, in Saratoga reveals that the market is not too unhealthy in this upscale community. While much of the valley is struggling with long months of inventory, the condo and townhome market and single family home market in Saratoga are both under 6 months. The National Association of Realtors says that less than 6 months of inventory constitutes a sellers market, and more than 6 months a buyers market.
That said, the condo market is inching upwards, and so is the single family home market. Will the impact of the mortgage meltdown be felt in this corner of Silicon Valley?
Next, please view some of the key data on Saratoga CA single family homes (these charts from the Real Estate Report, a subscription I have):
Trends At a Glance
Sep 2008
Previous Month
Year-over Year
Median Price
$1,690,000
$1,625,000 (+4.0%)
$1,658,000 (+1.9%)
Average Price
$1,957,170
$1,802,480 (+8.6%)
$1,831,840 (+6.8%)
No. of Sales
23
26 (-11.5%)
19 (+21.1%)
Active
128
130 (-1.5%)
121 (+5.8%)
Sale vs. List Price
97.6%
97.1% (+0.5%)
100.4% (-2.8%)
Days on Market
27
30 (-9.5%)
32 (-14.7%)
And the same information for the condo and townhouse market in Saratoga:
Trends At a Glance
Sep 2008
Previous Month
Year-over Year
Median Price
$632,500
$656,500 (-3.7%)
$605,000 (+4.5%)
Average Price
$625,000
$686,250 (-8.9%)
$776,333 (-19.5%)
No. of Sales
4
6 (-33.3%)
3 (+33.3%)
Active
15
19 (-21.1%)
14 (+7.1%)
Sale vs. List Price
98.5%
97.6% (+0.9%)
99.7% (-1.2%)
Days on Market
12
53 (-77.0%)
31 (-60.9%)
The market is close to balanced in Saratoga, so it’s a very decent time to either buy or sell there now. If you’d like information on buying or selling a home in Saratoga, please contact me!
Do you like to keep a pulse on the Silicon Valley real estate market? If the west valley communities interest you especially, please sign up to automatically receive (at no cost) a report by zip code for the communities of Los Gatos/Monte Sereno, Saratoga, Campbell, and parts of San Jose close to them: Almaden Valley, Cambrian Park, and Willow Glen.
Simply sign up and the reports will be on their way automatically. You can opt out at any time, of course.
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”
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
If you live in Cambrian Park now, or are thinking you’d like to buy a home there, you’ll want to get a better understanding of the current Cambrian Park real estate market conditions for your part of the market.
