The Willow Glen 95125 housing market picked up momentum in August 2026, with homes selling faster, more properties closing and the average sales-price-to-list-price ratio moving back above 100%.
After July brought slower sales and an unusually high average sales price, August's numbers paint a different picture. The market remained active, but the mix of homes sold—and the prices at which they were listed—shifted considerably from the previous month.
For buyers and sellers heading into fall, here's what the latest 95125 real estate market data tells us.
Homes Sold Faster in August
One of the clearest changes was the pace of the market.
Homes spent an average of 42 days on the market in July, compared with 31 days in August.
That's a decrease of approximately 26% month over month:
While 31 days still gives buyers more breathing room than an extremely fast spring market, August's decline suggests that well-positioned properties were moving more quickly than they did in July.
For sellers, this is another reminder that preparation, presentation and pricing matter. For buyers, it means desirable properties can still move quickly.
More Homes Closed in 95125
Sales volume also increased during August.
There were 37 closed sales in July, compared with 45 in August—an increase of approximately 22%.
That increase is particularly interesting as we move toward fall. Rather than seeing activity continue to slow after July, more transactions closed during August.
Of course, closed sales generally reflect contracts negotiated several weeks earlier, so this figure shouldn't be interpreted as a measure of buyer activity occurring exclusively during August.
Homes Once Again Sold Above Asking Price on Average
Another notable shift occurred in the sales-price-to-list-price ratio.
In July, homes sold for an average of 99.3% of list price. In August, that climbed to 100.9%.
In other words, the average August sale closed slightly above its final list price.
That's an encouraging signal for sellers, but it doesn't mean every Willow Glen home received multiple offers or sold over asking. Real estate remains incredibly property-specific. Condition, location, lot size, upgrades, presentation and pricing strategy can all affect the final result.
For buyers, it reinforces the importance of looking beyond the asking price when evaluating a property and preparing an offer.
Median List Price Adjusted to $1.55 Million
The median list price in 95125 was $1.55 million in August, down from $1.60 million in June and July.
That's a relatively modest 3.1% decrease from July!
Combined with the return of an average sales-price-to-list-price ratio above 100%, this is worth watching.
It may indicate that August's inventory entered the market at different price points or that sellers were adjusting expectations. However, aggregate monthly data alone cannot tell us whether pricing strategy caused the increase in competition.
That's exactly why looking at individual comparable properties is so important when deciding how to price a Willow Glen home.
Average Sales Price Fell From July's High
The biggest numerical change was the average sales price.
July recorded an average sales price of $2.46 million, while August came in at approximately $2.02 million.
That's a month-over-month decrease of approximately 17.9%.
But there's an important distinction here: a decline in the monthly average sales price does not automatically mean individual Willow Glen home values fell by nearly 18%.
Average sales price is highly sensitive to the types of properties that happen to close during a particular month. A month with more large, remodeled or higher-end homes can push the average substantially higher, while a different mix of condos, townhomes or smaller single-family homes can pull it lower.
Without comparing like-for-like properties and reviewing the composition of August's 45 sales, we cannot confirm how much of the change resulted from property mix versus changes in underlying home values.
July vs. August 2026: 95125 at a Glance
| Market Metric | July 2026 | August 2026 | Change |
|---|---|---|---|
| Average Days on Market | 42 days | 31 days | ↓ 26.2% |
| Closed Sales | 37 | 45 | ↑ 21.6% |
| Sale-to-List Price Ratio | 99.3% | 100.9% | ↑ 1.6 percentage points |
| Median List Price | $1.60M | $1.55M | ↓ 3.1% |
| Average Sales Price | $2.46M | $2.02M | ↓ 17.9% |
What Does This Mean for Willow Glen Sellers?
August's numbers offer some encouraging signs for homeowners considering selling.
Homes moved faster than they did in July, more transactions closed and the average property once again sold slightly above its final asking price.
But I wouldn't take the $1.55 million median list price and use it as a pricing target. A home's appropriate list price depends on its location, size, condition, lot, improvements and recent comparable sales.
The takeaway is simpler: buyers are still responding to homes that represent compelling value.
Creating that value doesn't necessarily mean pricing low. It means understanding the competition and positioning the property appropriately from the beginning.
What Does This Mean for Willow Glen Buyers?
For buyers, August offered an interesting combination.
The average sales price was considerably lower than July's, but homes also sold faster and the average sale-to-list ratio returned above 100%.
That means buyers shouldn't assume a lower-priced market automatically equals a less competitive one.
If you're shopping in Willow Glen or ZIP code 95125, get clear on comparable sales before deciding what a home is worth to you. Asking price is only one piece of the equation.
The Bottom Line for Willow Glen Real Estate
August wasn't simply a story about prices going up or down.
It was a month in which sales activity increased, marketing time decreased, the average sale-to-list ratio strengthened and the mix of closing prices changed substantially.
That's a much more nuanced—and useful—picture of the Willow Glen market as we head toward fall.
Real estate can vary dramatically from one street and property to the next. If you're considering buying or selling in Willow Glen, San Jose or ZIP code 95125, I can help you look beyond the headline numbers and understand what recent comparable sales mean for your specific situation.
Michelle Elliott | Coldwell Banker Realty | 408-839-7915 | DRE #01777533
GET YOUR FREE HOME SELLING GUIDE
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
Michelle elliott | CalRE #01777533
Terms Of Use | Privacy Policy | Accessibility Statement | Fair Housing Notice
Coldwell Banker Realty
