San Jose’s Evergreen district has had some ups and downs this year, but overall it’s in a mild sellers market and possibly balanced in some sectors. This article will examine the data from sales and active listings in this residential real estate market with live charts and monthly updates. Here are a few points from the latest Evergreen housing market update, provided in more detail below:
- Inventory slipped below the month before in the single family housing (SFH) market with 32 single family homes listed at the end of September. Condo and townhome inventory grew a hair month-to-month, up to 56 active listings. Compared to last year, both markets inventory is up.
- Closed sales rose above last month, but fell short of last year for SFH, and pending sales fell short across both timeframes. Closed sales in the condo and townhome market were down month-over-month and year-over-year. Pending sales, on the other hand, fell month-to-month, but were up year-over-year in the condo and townhome market.
- The sales to list price ratio plummetted to 98.4% for single family homes, while the condo and townhome market sank to 96.9% of asking. Year-over-year, both markets are down significantly.
- Time on market slowed in both sectors.
The Evergreen area of San Jose includes many newer homes and communities. It is a desirable Silicon Valley district as Evergreen is scenic and most of the area enjoys highly regarded schools, particularly at the elementary and middle school levels.
Evergreen Real Estate Market Report: Single Family Homes
The RE Report considers all of the Evergreen district together. Please find the full report on my Real Estate Report for the Evergreen area of San Jose. Further down, you’ll see live charts with more zip code specific details.
The data shows a moderate sellers market with some up and down this summer.
Trends at a Glance
| Trends At a Glance | Sep 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $1,850,000 (+0.8%) | $1,835,000 | $1,650,000 (+12.1%) |
| Average Price | $2,147,000 (+4.0%) | $2,064,360 | $2,019,560 (+6.3%) |
| No. of Sales | 33 (+50.0%) | 22 | 39 (-15.4%) |
| Pending | 17 (-32.0%) | 25 | 22 (-22.7%) |
| Active | 32 (-13.5%) | 37 | 28 (+14.3%) |
| Sale vs. List Price | 98.4% (-3.0%) | 101.3% | 101.3% (-2.9%) |
| Days on Market | 42 (+96.3%) | 22 | 29 (+48.0%) |
| Days of Inventory | 28 (-44.3%) | 50 | 21 (+35.1%) |
Altos Research: Evergreen real estate market for single family homes or houses by zip code
95148
More data and analysis below the cut.
Altos Research charts of each zip code by price quartile for the median list price of single family homes (houses & duet homes):
See the weekly newsletter for the 95148 zip code HERE. Like it? Click the Subscribe button in the upper right corner and get this Altos Research update emailed to you weekly.
95121
And the median price graph for 95121:
The top pricing tier above tends to show more big shifts than the rest of the chart, but it’s not a huge number of houses; one ultra expensive luxury home selling sky high can cause wild swings!
See the weekly 95121 housing market newsletter HERE.
95135
And the Median Price graph for 95135:
Get the weekly update for 95135 HERE. Subscribe!
95138
And the Median Price graph for 95138:
The condominium and townhouse market for the Evergreen area of San Jose
Evergreen condos and townhomes also show clear cooling in the current charts with the overall trends suggesting it might be close to a balanced market. The sale to list price ratio was bouncing up and down around 100% early this year, but it has remained under 100% consistently for the past few months.
There’s far more available inventory than properties that are selling, so sellers have more competition while buyers have more options. Although some properties may still be selling quickly and close to list price, others are taking much longer to sell and are selling below asking.
Overall it’s a milder market for Evergreen condos and townhomes, and much easier for buyers to get their foot in the door here compared to the single family home market.
Trends at a Glance
| Trends At a Glance | Sep 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $803,000 (+2.6%) | $782,500 | $720,000 (+11.5%) |
| Average Price | $862,467 (-0.7%) | $868,605 | $732,154 (+17.8%) |
| No. of Sales | 15 (-16.7%) | 18 | 13 (+15.4%) |
| Pending | 16 (-11.1%) | 18 | 9 (+77.8%) |
| Active | 56 (+1.8%) | 55 | 44 (+27.3%) |
| Sale vs. List Price | 96.9% (-1.8%) | 98.7% | 100.2% (-3.4%) |
| Days on Market | 52 (+37.4%) | 38 | 67 (-21.8%) |
| Days of Inventory | 108 (+18.1%) | 92 | 98 (+10.3%) |
Altos Research: Evergreen real estate market for condominiums and townhouses by zip code
Altos charts and information by Evergreen zip codes – this part is automatically updated every 7 days, so please check back often! Please note that these are small numbers of homes most of the time since we only have subsets of Evergreen and the condo / townhouse market is significantly smaller than the single family home market.
Note! If inventory is too low, some of the data will be incomplete and the weekly newsletters may not be able to generate a full report.
95148
The chart above is often empty due to few to no listings and sales.
And the Median Price for Condos in 95148:
Read the weekly 95148 newsletter HERE.
95121
And the Median Price for Condos in 95121:
The weekly update for San Jose 95121 condos / townhomes.
95135
Condo and townhome inventory in 95135 has been significantly higher than the inventory of all other zip codes in the Evergreen condo market (and even the single family home zipcodes) in recent years.
And the Median Price for Condos in 95135:
Read the weekly townhouse and condominium real estate report HERE.
95138
And the Median Price for Condos in 95138:
Read the automatically updated newsletter for condos and townhouses in 95138 HERE.
Where is Evergreen?
The Evergreen area is in the southeast foothills of San Jose. For the San Jose City Council, it is within District 8 (see a map of the Council Districts here).
Boundaries are generally along or near Tully Road to the north, Capitol Expressway and 101 to the west, San Felipe Road to the south, and the foothills to the east. Neighboring districts or cities are Coyote Valley to the south, Santa Teresa and South San Jose to the west, and Alum Rock to the north.
Evergreen includes a few zip codes – 95148, 95121, 95135, and a portion of 95138 (part is also “Santa Teresa” or “South San Jose”) and even a little sliver of 95111. You can see a map of the crazy relationship between the district boundaries here. The local multiple listing service, MLSListings.com, includes a much broader area, going deep into the east foothills (which are not densely populated).
Map data: Google, MLS Listings.
There’s a lot of diversity in this region – the areas in the flat lands near the Mall or Capitol Expressway, Reid-Hillview Airport, and water park are more modest and affordable as compared to the areas further east and south where you’re more likely to see luxury properties (Hillstone, Bel-Aire Estates, The Meadowlands, The Ranch on Silver Creek, Silver Creek Valley Country Club and nearby). Pricier areas feature larger lots and houses and valley or hillside views set near the golf courses (Silver Creek Valley Country Club, The Ranch Golf Club, and the Villages Golf & Country Club).
Evergreen Schools
Most of Evergreen is in the highly regarded Evergreen School District (elementary and middle schools, which have strong school ratings) and the East Side Union High School District (with Evergreen Valley High School or Silver Creek High School).
If you live in Evergreen now, or are thinking you’d like to sell or buy a home there, you’ll want to get a better understanding of the current real estate market conditions. The information below is naturally a little generic, applying to either all of Evergreen or to a particular zip code. All real estate is local, though. It may be different by pricing tier, exact location, home style, or amenities (such as pool, no pool, large garage vs no garage). All of these things can be factored in and may apply to your particular home – or dream home – market. For property specific data, please reach out to me and let’s see if we can work together in buying or selling your home.
Are you looking to buy or sell a home in the Evergreen district of San Jose, or anywhere in Santa Clara County? Please email me at mary@popehandy.com for a no-obligation, no-pressure conversation by phone. If it seems like a fit, we can then meet in person and discuss your real estate needs and formulate a plan.
