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If you’re thinking about buying a home in San Jose’s 95136 ZIP code, Blossom Valley area, the July numbers give us an interesting look at how the market changed as we moved further into summer.
Compared with June, the average sale price came down, homes took a little longer to sell, and slightly fewer properties closed.
But here’s an important detail:
Homes still sold for an average of 101% of their asking price.
So while buyers may be seeing a little more time to make decisions, that doesn’t necessarily mean competition has disappeared.
Let’s take a closer look.
Average Sale Prices Came Down
The biggest month-to-month change was the average sale price.
In June, the average was $1.28 million.
In July, it decreased to $1.16 million.
That’s a difference of approximately $120,000, or 9.4%.
It’s certainly a number worth noticing, but I wouldn’t interpret it as saying that every home in 95136 suddenly lost 9.4% of its value.
Because these statistics combine single-family homes, townhomes, and condominiums, the types and price points of properties that happened to close during each month can significantly affect the overall average.
For buyers, that’s why comparable sales for the specific type of home you’re considering are much more useful than the ZIP-code average alone.
Asking Prices Were Slightly Lower
The median list price also decreased, although not nearly as dramatically.
It went from $1.21 million in June to $1.17 million in July.
That’s about a 3.3% decrease.
Again, that doesn’t necessarily mean sellers collectively decided to lower their expectations. The mix of properties listed during July may simply have been different.
What it does tell us is that the median asking price of the homes entering the market was lower than it was the previous month.
Buyers Had a Little More Time
Homes also took longer to sell in July.
The average days on market increased from 26 days in June to 33 days in July.
For buyers, that may be one of the more useful changes.
Depending on the property, additional market time can give you more opportunity to tour a home, review disclosures, understand potential repairs, compare recent sales, and work through your financing before making a decision.
That’s a welcome change from the “We just saw it and offers are due tomorrow!” scenario. 😅
But remember: 33 days is an average.
Some homes will sell much faster, while others may remain available considerably longer.
Slightly Fewer Homes Sold
The number of completed sales also dipped slightly.
June: 27 sales
July: 24 sales
That’s three fewer transactions, or about an 11% decrease.
It’s worth noting, but one month isn’t enough to establish a larger trend.
Monthly sales totals can change based on inventory, interest rates, buyer activity, the types of properties available, and even the timing of when transactions close.
Buyers Were Still Paying Slightly Above Asking
Here’s the part of July’s data that makes the story more interesting.
Despite the lower average sale price and longer market times, the sale-to-list-price ratio barely changed.
In June, homes sold for an average of 100.8% of list price.
In July, that number was actually slightly higher at 101%.
In other words, homes were still selling just above asking on average.
For buyers, that’s an important reminder:
A slower market doesn’t automatically mean you should make a below-asking offer.
Some homes may give you room to negotiate. Others may receive multiple offers and sell above asking.
Your offer strategy should depend on the specific property, not the ZIP-code average.
What Does This Mean for Buyers?
There are a few potentially encouraging signs in July’s numbers.
Average sale prices were lower, median asking prices came down slightly, and homes spent an additional week on the market on average.
That may give buyers more time to evaluate certain properties.
But I wouldn’t call 95136 a buyer’s market based on these numbers alone.
Homes still sold for an average of 101% of asking, which tells us that some level of competition remained.
Instead of going into every property assuming you need to bid high—or assuming you can negotiate a discount—look at what’s happening with that particular home.
How long has it been listed? Have there been price reductions? What did comparable homes recently sell for? What’s the condition? Are other buyers interested?
Those answers can help determine your offer strategy.
What Does This Mean for Sellers?
For sellers, July reinforces the importance of pricing based on current comparable sales and competition.
The average sale price was lower and homes took longer to sell, but properties still averaged slightly above their asking prices.
That means pricing, property condition, presentation, and marketing all matter.
Rather than choosing a price based on the overall ZIP-code median, look at what buyers are currently paying for homes that actually compare with yours.
The Bottom Line
The July numbers for San Jose’s 95136 housing market don’t tell us that the market suddenly cooled off.
They tell us that some of the dynamics changed.
Average sale prices decreased from $1.28 million to $1.16 million. Homes took seven days longer to sell. And slightly fewer transactions closed.
At the same time, homes still sold for an average of 101% of their asking price.
For buyers, that means there may be a little more breathing room—but every property deserves its own strategy.
If you’re considering buying in 95136, let’s look at the specific home, recent comparable sales, current competition, market time, and your budget and goals before deciding what makes sense.
Because ZIP-code statistics are great for understanding the bigger picture.
But the numbers surrounding the home you actually want to buy are what should guide your decision.
Market statistics above are based on the June and July 2026 figures provided for ZIP code 95136 and combine multiple property types. Average and median statistics can be affected by the mix of properties listed and sold during each period and should not be interpreted as a change in value for an individual property.
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About the Author – Michelle Elliott
With over 20 years of experience navigating the fast-paced Silicon Valley market, I provide a strategic, results-driven approach to residential real estate. My career is built on a foundation of deep local expertise and a relentless commitment to my clients’ success, resulting in over $235 million in lifetime sales volume and a consistent ranking in the top 3% of agents in Santa Clara County and top 2% at Coldwell Banker. My expertise has been featured on KTVU Fox 2, Real Producers and the Willow Glen Resident. She is also the co-host of the San Jose Podcast “Say What You Want About Real Estate”
A Hyper-Local Expert with Global Reach
I specialize in San Jose, in the neighborhoods of Willow Glen (95125 & 95124) Cambrian Park and Almaden, Downtown San Jose/Japantown (95112) markets. As a certified Luxury Property Specialist with Coldwell Banker Realty, I combine high-end marketing strategies with granular neighborhood knowledge to help my clients achieve premium results.
The “Tiger” at the Negotiating Table
My clients have characterized me as a “tiger” at the negotiating table who remains “sweet and patient” with my clients throughout the process. I pride myself on being a fierce advocate for my buyers and sellers, ensuring the best possible terms in every transaction, and I strive to be the best Realtor in 95125! This balance, drive, and tenacity have earned me consistent 5-star ratings across Google, Zillow, Realtor.com, and Yelp.
Michelle Elliott
Michelle@michelleelliottrealtor.com
1712 Meridian Ave, Ste C, San Jose, CA
DRE 01777533
