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As summer winds down, the 95124 real estate market is giving buyers and sellers an interesting mix of signals.
From July to August 2026, more homes sold, the average sales price increased and the average sale-to-list price ratio edged higher. At the same time, homes took longer to sell.
So, is the 95124 housing market heating up or slowing down?
The answer isn’t quite that simple.
Here’s what the latest numbers tell us about Cambrian and San Jose’s 95124 ZIP code as we head into fall.
Average Sales Price Climbed Above $2 Million
One of the biggest changes from July to August was the average sales price.
July 2026: $1.91 million
August 2026: $2.02 million
That’s an increase of approximately $110,000, or 5.8%, month over month.
It’s an encouraging number for homeowners, but it needs some context.
An increase in the average sales price doesn’t necessarily mean individual 95124 home values increased 5.8% in a single month. Monthly averages can move considerably depending on the types of properties that happen to close.
For example, a greater share of larger, remodeled or higher-priced homes closing during August could push the overall average higher.
That’s why homeowners trying to determine the value of their property should look at recent comparable sales of similar homes, rather than relying on the ZIP code average alone.
More Homes Sold in August
Transaction volume also picked up considerably.
July 2026: 28 homes sold
August 2026: 38 homes sold
That’s 10 additional closed sales, representing an increase of approximately 35.7% month over month.
This is an important shift because July had already experienced a substantial drop from the 50 properties that closed in June.
Instead of transaction volume continuing to decline, August reversed course and brought more closed sales back to the 95124 market.
Keep in mind that closed sales generally represent contracts negotiated during prior weeks, so they aren’t a perfect measure of buyer activity occurring exclusively during August. Still, they provide a useful look at overall transaction activity.
Homes Took Longer to Sell
Here’s where the story changes.
Even though more properties closed and the average sales price increased, homes generally took longer to sell.
July 2026: 31 average days on market
August 2026: approximately 39 average days on market
That’s an increase of roughly eight days, or 25.8%.
For sellers, this means expectations around timing matter. A property taking several weeks to sell doesn’t necessarily mean something has gone wrong when the broader market is also moving at a slower pace.
It does, however, make pricing, presentation and marketing strategy increasingly important.
For buyers, the longer average timeline may provide more opportunities to thoughtfully evaluate certain properties. But don’t assume every home will sit on the market for 39 days. Desirable, well-positioned homes can still move much faster than the ZIP code average.
Sale-to-List Price Increased to 101.2%
Despite the increase in days on market, buyers continued to pay slightly above final asking prices on average.
July 2026: 101.0%
August 2026: 101.2%
That’s a small increase of 0.2 percentage points, but it creates an interesting contrast with the slower average market time.
Homes took longer to sell overall, yet the average closed property still sold for approximately 1.2% above its final list price.
That doesn’t mean every 95124 property sold over asking or received multiple offers. Some homes may have sold significantly above list while others required price adjustments or ultimately closed below asking.
The average does suggest, however, that strong buyer competition can still exist for the right properties, even within a market that’s moving at a more measured pace.
July vs. August 2026: 95124 at a Glance
| 95124 Market Metric | July 2026 | August 2026 | Change |
|---|---|---|---|
| Homes Sold | 28 | 38 | ↑ 35.7% |
| Average Sales Price | $1.91M | $2.02M | ↑ 5.8% |
| Average Days on Market | 31 | ~39 | ↑ 25.8% |
| Sale-to-List Price | 101.0% | 101.2% | ↑ 0.2 pts |
The combination is what makes August particularly interesting: activity increased, average closing prices moved higher and the sale-to-list ratio strengthened slightly—even though homes took longer to sell.
What Does This Mean for 95124 Sellers?
There are some encouraging signals for homeowners considering selling.
August recorded 38 closed sales, up from 28 in July. The average sales price moved back above $2 million, and the average sale-to-list ratio remained above 100%.
But sellers shouldn’t interpret those numbers to mean that simply putting a home on the market will automatically generate an above-asking sale.
With average days on market increasing to approximately 39 days, buyers appear to have more time in the overall market, making proper positioning especially important.
Your home’s ideal list price should be based on recent comparable properties, location, condition, size, lot, improvements and current competition—not the overall ZIP code average.
What Does This Mean for 95124 Buyers?
For buyers, August wasn’t necessarily an easier market—it was a different one.
Homes took longer to sell on average, potentially creating more time to evaluate some listings. At the same time, the average sale-to-list ratio increased to 101.2%, showing that competitive situations hadn’t disappeared.
That’s why it’s important to evaluate each property individually.
A home that’s been sitting for several weeks may present a very different negotiating opportunity from a beautifully prepared new listing that immediately attracts multiple interested buyers.
Look beyond the asking price and pay attention to recent comparable sales, days on market, price changes and competing inventory before deciding how aggressively to approach an offer.
The Bottom Line for the 95124 Housing Market
August 2026 illustrates why no single statistic tells the whole story.
Compared with July:
More homes sold. Average sales prices increased. Homes took longer to sell. And the average sale-to-list ratio remained above 100%.
Rather than describing 95124 as simply a buyer’s or seller’s market, the latest numbers point to a market where individual property characteristics and strategy matter tremendously.
If you’re considering buying or selling in 95124, Cambrian or the surrounding San Jose area, I can help you dig deeper into the numbers and understand what recent comparable sales mean for your specific home or search.
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About Michelle Elliott
With more than 20 years of experience navigating Silicon Valley real estate—and more than two decades calling Willow Glen home—I bring both professional market knowledge and firsthand neighborhood experience to my clients.
I specialize in San Jose neighborhoods including Willow Glen, Cambrian, Almaden, Japantown, Campbell, Los Gatos, and Downtown San Jose. As a Luxury Property Specialist with Coldwell Banker Realty, I combine hyper-local market knowledge, strategic marketing and strong negotiation to help buyers and sellers make informed real estate decisions.
My real estate insights have been featured on KTVU Fox 2, Real Producers and Willow Glen Resident, and I co-host the San Jose real estate podcast Say What You Want About Real Estate.
Michelle Elliott | Coldwell Banker Realty
408-839-7915
Michelle@michelleelliottrealtor.com
MichelleElliottRealtor.com
DRE 01777533
