Blossom Valley has been in a strong seller’s market for years, though it cooled significantly through 2025 and the first half of 2026 showed us that this year has been generally a touch cooler than 2025. Still, homes in good shape which are priced appropriately continue to sell quickly and over list price, and low single family home inventory isn’t helping to alleviate demand. While trends can vary based on price point, schools, zip codes, etc., the entire area is leaning slightly in the seller’s favor.
Here are some of the main points from the latest statistics:
- Available inventory remained stable from the month before, but was up year-over-year for single family homes (SFH), while inventory for condos and townhomes rose above both timeframes.
- Closed sales of SFH rose month-over-month and slipped year-over-year, but pending sales shrank below both. For condos and townhomes, closed and pending sales both fell below last month and last year.
- The average sale to list price ratio for SFH slipped -0.1% month-over-month and -0.9% year-over-year, hovering just above asking price on average at 100.7%. For the condo and townhome market that ratio has had some up and down in recent months, and just rose above list price to 100.3%.
- Days on market slowed to 31 days, while market absorption (days of inventory) sped to 36 days for SFH. For the condo and townhome market, the average DOM sped a hair to 37 days while DOI slowed to 75 days.
What are the usual seasonal trends? Typically February closings are when we start to see the first signs of the spring market accelleration, then March and April are often the peak months for pricing. From there, there is often some leveling out in summer, possibly with an autumn resurgence between the start of the school year and the holiday season when we tend to see more significant cooling through winter until the new year. That said, these are just general patterns, and we’ve had some wild years lately!
Looking back on 2025, it looks like the market peaked early in the year, in February, though it remained a hot market through spring with overall cooling through summer and some up and down in autumn before cooling into winter again. So far in 2026, data suggests that early spring acceleration began around January with increasing heating in the housing market in Blossom Valley through March, which appears to have been the season peak. Although the market has been cooling through summer, it’s been a mostly gradual decline with no sharp dips – there’s still fair activity and demand for good Blossom Valley homes that are priced and marketed well, though it’s milder than it was a year ago.
About Blossom Valley
The Blossom Valley area of San Jose is on the south end of the city and covers the 95123 and 95136 zip codes. For our MLS, it’s “area 12.” A more affordable section of Silicon Valley, it has much to offer in addition to more reasonable housing prices. Many areas enjoy views of the Santa Teresa Foothills or the Communications Hill knolls or even the coastal foothills in the distance and Mt Umunhum. One corner of it sits alongside beautiful Almaden Lake, too. Another corner is located at the crossroads of Highways 85 and 87, making it an easy commute destination for those working in downtown San Jose. And there’s an abundance of shopping and dining opportunities, including Oakridge Mall and various shopping centers.
And now for some market data.
Live Altos Reports
We’ll start with the Altos Reports, which gague the market based on active listings, not sales, and is updated about once per week.
95123 real estate market trends, automatically updated weekly:
95136 real estate market trends, automatically updated weekly:
Below are market stats for the Blossom Valley area based on sales and active listings from the past month. The RE Report has more charts and analysis for this area and others.
Monthly Trends at a Glance: Strong Market in Blossom Valley
Septembers single family home sales show a mild seller’s market with decent activity, though the market is still showing signs it may be slowing down. Sales prices and overbids have had some up and down, but overall haven’t strayed very far. Days on market remain quick, averaging about a month, but a jump in closed sales and steady inventory made market absorption pick up the pace. However dwindling pending sales are an indicator of market cooling.
Although the market remains in the seller’s favor, it’s much calmer than what we’ve seen in recent years. This makes it a good opportunity for buyers. Although there is still competition for the best homes, it’s much easier to get your foot in the door than it was a few months or a few years ago.
| Trends At a Glance | Sep 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $1,442,750 (-0.5%) | $1,450,000 | $1,425,000 (+1.2%) |
| Average Price | $1,476,960 (+0.9%) | $1,464,200 | $1,490,770 (-0.9%) |
| No. of Sales | 40 (+60.0%) | 25 | 44 (-9.1%) |
| Pending | 26 (-10.3%) | 29 | 36 (-27.8%) |
| Active | 50 (0.0%) | 50 | 37 (+35.1%) |
| Sale vs. List Price | 100.7% (-0.1%) | 100.7% | 101.6% (-0.9%) |
| Days on Market | 31 (+34.7%) | 23 | 21 (+44.7%) |
| Days of Inventory | 36 (-39.6%) | 60 | 24 (+48.6%) |
Next, more “live,” automatically updating Altos Charts for San Jose 95123 and 95136 and single family homes (houses and duet homes). These use list prices, not sales prices.
Charting the Market
First, the median list price for just the 95123 area of Blossom Valley, and separated by price quartile:
Here, all quartiles frequently follow similar trends, typically with with more dramatic shifts happening in the luxury market and more subtle changes expressed farther down.
And next, the median list price of just San Jose 95136 by price quartile:
These are the numbers for listings and closings of single family homes.
Monthly Trends at a Glance: Summary
This area, like most of the valley, leans strongly in the seller’s favor when homes are priced for today’s market, though after rising through 2024 the market cooled off through 2025.
In markets like this it’s more important than ever for sellers to get their list price right – whatever you do, seller’s don’t be tempted to overprice your property! You will get the most out of your real estate sale if you market your home appropriately to target qualified buyers, creating a greater opportunity for multiple offers on your home.
Thinking of selling your Blossom Valley home? Or looking to buy? Please get in touch!
The condo market in Blossom Valley
Now let’s look at the trends and statistics for closed sales of condos and townhomes last month. When there are so few sales these charts can display pretty wild swings without it being indicative of major market shifts, so take this with a grain of salt!
Blossom Valley Condo Real Estate Market Trends at a Glance
The live Altos chart for 95123:
And for 95136:
The Blossom Valley real estate market for condos and townhomes
Here is the latest chart looking at last month’s condo and townhome sales from the RE Report. With fewer sales, one or two outliers can sometimes cause major swings in the data without being indicitive of actual market trends, so take these shifts with a grain of salt.
Things are looking much calmer in the Blossom Valley condo and townhome market, though there have been some bursts of activity. Closed and pending sales shrank, while active inventory grew across last month and last year. The sale to list price ratio finally rose above 100% after remaining below asking for 3 months in a row. Meanwhile the average days on market sped up a hair. The best condos and townhomes are still selling at a steady pace and in the seller’s favor while listings with challenges may be in a balanced, or even a buyers, market.
It’s a good opportunity for buyers in the Blossom Valley condo and townhome market, which is significantly calmer than the single family home market.
Trends at a Glance
| Trends At a Glance | Sep 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $590,000 (-3.5%) | $611,625 | $590,000 (0.0%) |
| Average Price | $629,164 (-0.1%) | $629,486 | $603,229 (+4.3%) |
| No. of Sales | 15 (-16.7%) | 18 | 17 (-11.8%) |
| Pending | 13 (-45.8%) | 24 | 20 (-35.0%) |
| Active | 39 (+39.3%) | 28 | 36 (+8.3%) |
| Sale vs. List Price | 100.3% (+0.8%) | 99.5% | 99.8% (+0.4%) |
| Days on Market | 37 (-9.4%) | 40 | 46 (-21.4%) |
| Days of Inventory | 75 (+61.6%) | 47 | 61 (+22.8%) |
And some more live graphs, comparing condos between both zip codes.
First the median price for just 95123 with a look at the 4 pricing tiers:
Shifts are generally more dramatic higher up on the chart and more subtle in the lower sectors.
And next the median list price in just 95136, also with 4 pricing levels:
Related Reading:
Santa Teresa real estate market
Almaden Valley Real Estate Market Conditions & Homes for Sale
The Cambrian Park Real Estate Market Update
