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.
The average sale price doesn’t look as dramatic, but we can see that sale prices have declined in 2026. At the peak we saw $2,122,713 in February, and by August it had dropped to $1,952,783. That’s a reduction of $169,930, or about an 8% decline in value. There was a little upward bllip in June (which underscores the chart’s indication that it heated up a little then), but overall the trend was to lower and lower sale prices.
Naturally, these are the general trends, and any given home can fare better or worse than the rest of the market. Generally, I would suggest buyers to get off the fence and go buy while the buying is good!
The 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.
Home prices are down annually and monthly, both for the median and average sale prices. There were almost as many closed sales as there were active listings in August, signaling that for Cambrian as a whole it’s a pretty good time to sell. Cambrian has several micro markets, though, with 3 different elementary school districts and 2 zip codes, and some areas are definitely hotter than others. (Look at the 2 Altos charts below, and it indicates that 95124 is generally a little hotter than 95118, as an example.)
The sale to list price ratio for the 47 houses that sold is strong at 102.7%, and the days on market grew a little, but it remains under 1 month, also pretty hot.
| Trends At a Glance | Aug 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $1,760,000 (-6.4%) | $1,880,000 | $1,961,000 (-10.2%) |
| Average Price | $1,880,610 (-5.9%) | $1,997,690 | $2,057,970 (-8.6%) |
| No. of Sales | 47 (+27.0%) | 37 | 45 (+4.4%) |
| Pending | 27 (-22.9%) | 35 | 27 (0.0%) |
| Active | 54 (+8.0%) | 50 | 33 (+63.6%) |
| Sale vs. List Price | 102.7% (+0.1%) | 102.6% | 102.6% (+0.1%) |
| Days on Market | 28 (+42.4%) | 19 | 26 (+8.5%) |
| Days of Inventory | 34 (-15.0%) | 41 | 22 (+56.7%) |
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
Please see the Condominium & Townhouse Real Estate Report for more data and analysis of this area and the rest of Santa Clara County!
The Cambrian condo and townhouse is cooling: inventory is up, the number of sales is down, the sale to list price ratio has shrunk and now sits under 100%. The days on market have improved, though, so those houses that do sell are tending to sell quicker. With only 4 sales, don’t pay too much attention to pricing. One month they could all or mostly be large townhouses (and PUD ownership) and another month it could be dominiated by studio or 1 bedroom condos. With supply growing and demand softening, though, home prices are likely coming down for this part of the market.
Buyers – this is an opportunity!
Trends at a Glance
| Trends At a Glance | Aug 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $658,000 (-10.2%) | $732,500 | $540,000 (+21.9%) |
| Average Price | $806,472 (+1.1%) | $798,000 | $735,000 (+9.7%) |
| No. of Sales | 4 (-66.7%) | 12 | 7 (-42.9%) |
| Pending | 6 (0.0%) | 6 | 4 (+50.0%) |
| Active | 18 (+5.9%) | 17 | 12 (+50.0%) |
| Sale vs. List Price | 99.4% (-1.9%) | 101.3% | 100.9% (-1.5%) |
| Days on Market | 34 (-32.4%) | 50 | 38 (-11.8%) |
| Days of Inventory | 135 (+217.6%) | 43 | 51 (+162.5%) |
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.
Please see the 95124 report on Altos HERE.
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 Open Saturday, Sept 12, 2 – 4 p.m. – please stop by!
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, Sept 12, 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.
Related:
Cambrian Park 95124 homes for sale
Cambrian Park 95118 homes for sale
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!
