Willow Glen November 2025 Real Estate Market Report: Buyers Gain Some Breathing Room

The Willow Glen real estate market shifted in November 2025, but not necessarily in the way you might expect.

Home prices remained relatively strong in the 95125 ZIP code, while several other indicators pointed toward a less competitive environment than buyers faced one year earlier.

Homes took a little longer to sell. The average sale-to-list price ratio dipped below 100%. And fewer new listings came onto the market.

So, is Willow Glen becoming a buyer’s market?

Not quite.

Instead, the November numbers show a market where buyers may have more negotiating opportunities—but they’re also choosing from fewer homes.

Here’s what happened in Willow Glen real estate in November 2025 and what the numbers could mean for buyers and sellers.

Willow Glen November 2025 Housing Market at a Glance

Here are some of the key numbers for the 95125 market:

The biggest story isn’t necessarily price.

It’s negotiating dynamics.

Buyers Were Paying Less Relative to Asking Price

This is the number I’d pay the most attention to.

In the prior November comparison, homes were selling for an average of 102.5% of their list price.

In November 2025, that figure fell to 99.18%.

That’s a meaningful change.

On a hypothetical home listed for $2 million, the difference looks like this:

At 102.5% of list price:
$2,000,000 × 1.025 = $2,050,000

At 99.18% of list price:
$2,000,000 × .9918 = $1,983,600

That’s a theoretical difference of $66,400 in the relationship between list and sale price.

Of course, that doesn’t mean an individual $2 million Willow Glen home would have sold for either amount. Every property is different, and list price itself is part of a seller’s marketing strategy.

But it does illustrate just how much the overall sale-to-list relationship changed year over year.

What Does That Mean for Buyers?

It means I wouldn’t automatically assume you need to write above asking simply because a home is in Willow Glen.

Look at the individual property.

How long has it been listed?

How does the asking price compare with recent sales?

What’s the condition?

Have there been price reductions?

Is there competing buyer interest?

A property that has been sitting for several weeks may call for a completely different offer strategy than a well-priced home that received significant interest during its first weekend.

Your strategy should be based on the property—not the ZIP code average alone.

Willow Glen Home Prices Remained Relatively Resilient

Here’s where the November numbers get particularly interesting.

While buyers gained some ground relative to asking prices, the average sale price actually increased 1.64% year over year to approximately $2.2 million.

At the same time:

The median sale price decreased 2.5% to approximately $1.95 million, while the average price per square foot declined 2.48% to $1,063.

Those aren’t contradictory numbers.

Average and median prices measure different things, and both can be affected by the mix of properties that happened to close during a particular month.

For example, a few higher-priced sales can pull the average upward even while the median moves lower.

That’s why I wouldn’t look at one statistic and declare that Willow Glen home values are either “up” or “down.”

The bigger picture matters.

Homes Took Longer to Sell

Buyers also had a little more time in November.

The average days on market increased from 27 days to 31 days, roughly a 15% year-over-year increase.

Calculation:

(31 − 27) ÷ 27 × 100 = 14.8%

That’s not a dramatic slowdown, but it’s another sign that the market wasn’t operating at quite the same pace.

For buyers, a few additional days can provide more opportunity to review disclosures, understand comparable sales and make a thoughtful decision.

But don’t interpret a 31-day average as meaning every home sits for a month.

Some properties can sell quickly while others take substantially longer.

The Catch for Buyers: Fewer Homes to Choose From

Here’s the other side of the November market.

New listings fell from 21 to just 16, a decline of approximately 24%.

Calculation:

(16 − 21) ÷ 21 × 100 = -23.8%

So while buyers were facing less pressure on price relative to the prior year, they were also working with a smaller pool of new inventory.

That’s an important distinction.

Less competition doesn’t necessarily mean more choice.

A buyer with very specific requirements—property type, price range, location, lot size or other features—could still find the search challenging when relatively few properties are coming onto the market.

Is Willow Glen a Buyer’s Market?

Based on these November statistics alone, I would not call 95125 a buyer’s market.

I cannot confirm that designation without broader inventory and months-of-supply data for the same period.

What the available numbers do show is a change in negotiating dynamics compared with the prior year.

Buyers weren’t paying as much relative to asking prices on average, and homes took slightly longer to sell.

At the same time, inventory remained constrained.

I’d describe November as a more balanced negotiating environment within a still-limited inventory market.

What This Means If You’re Buying in Willow Glen

If you’re considering buying in Willow Glen, November’s numbers are a good reminder not to rely on old assumptions.

You don’t necessarily have to approach every property as if it’s destined for a bidding war.

Before making an offer, I’d want to know:

• How the home compares with recent sales
• How long it has been on the market
• Whether the price has changed
• What disclosures reveal about the property
• Whether other buyers are actively interested
• What terms matter to the seller
• How the home’s condition compares with its competition

And if you do encounter multiple offers, price isn’t the only consideration.

I’ve put together a separate guide on how to win a bidding war without overpaying that explains how buyers can strengthen an offer while still keeping the bigger financial picture in mind.

What November Means for Willow Glen Sellers

For sellers, the message is a little different.

An average sale-to-list ratio below 100% means you shouldn’t assume buyers will automatically bid the price upward.

Pricing strategy matters.

Overpricing a home with the expectation that buyers will simply “make an offer” can be risky, particularly when buyers have become more selective.

Condition, presentation, marketing and the competition available when you list all matter.

And remember: your home’s value isn’t determined by the November median or average alone.

Your specific location, lot, square footage, condition, improvements and comparable sales all need to be considered.

If you’re thinking about selling, you can start with my San Jose home value resources.

What Happened After November?

This is where having monthly market reports becomes particularly useful.

The market shifted again almost immediately.

By December, only 18 homes sold in the 95125 market, while the sale-to-list ratio moved back to approximately 103%, showing that competition intensified again as inventory tightened.

And the market continued evolving into 2026. By March 2026, homes were selling for an average of 105.8% of list price, with an average of just 20 days on market.

That’s an important lesson:

One month’s statistics are a snapshot—not a permanent market condition.

If you’re making a real estate decision today, use today’s data rather than assuming the conditions from November still apply.

The Bottom Line

November 2025 gave Willow Glen buyers something they hadn’t had as much of the previous year:

A little more negotiating room.

The average sale-to-list ratio fell from 102.5% to 99.18%, and homes took an average of four additional days to sell. At the same time, only 16 new listings came onto the market.

For buyers, that meant less pricing pressure but fewer choices.

For sellers, it reinforced the importance of pricing and positioning a home correctly from the beginning.

And for both sides, it showed why Willow Glen real estate can’t be reduced to one headline number.

If you’re buying or selling in Willow Glen or the 95125 ZIP code, I can help you look beyond the averages and understand what the most recent comparable sales and current competition mean for your specific situation.

Thinking about buying or selling in Willow Glen? Let’s talk about your strategy.

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Michelle Elliott | Coldwell Banker Realty | DRE #01777533
408-839-7915 | michelle@michelleelliottrealtor.com