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What changed in the Willow Glen 95125 real estate market over the past year?
Looking at August 2025 compared with August 2026 reveals an interesting combination: more properties sold, the average sales price increased, and homes took longer to sell.
Rather than pointing to a market that’s simply getting hotter or cooler, the numbers show why it’s important to look at several indicators together.
This comparison includes the combined single-family home, townhome and condominium market in ZIP code 95125.
Here’s how August 2026 compares with the same month one year ago.
Closed Sales Jumped 55% Year Over Year
The biggest change was the number of properties that sold.
August 2025: 29 closed sales
August 2026: 45 closed sales
That’s an increase of approximately 55.2% year over year.
With 16 more properties closing than during the same month last year, August 2026 was considerably more active based on closed transaction volume.
It’s important to remember that closed sales generally reflect contracts negotiated weeks earlier, but the increase still gives us a useful measure of how much more transaction activity occurred compared with August 2025.
Average Sales Price Increased 5.8%
The average sales price also moved higher year over year.
August 2025: $1.91 million
August 2026: $2.02 million
That’s an increase of approximately $110,000, or 5.8%.
This is encouraging for the overall market, but there’s an important distinction: a 5.8% increase in average sales price does not necessarily mean individual Willow Glen homes appreciated 5.8%.
Monthly averages are affected by the mix of properties sold. Because these figures combine single-family homes, townhomes and condominiums, differences in property type, size, condition, location and price range can have a significant impact on the average.
For homeowners wondering how much their property has changed in value, comparing recent sales of similar homes is much more useful than relying on the ZIP code’s overall average.
Median List Price Was Lower in August 2026
Here’s where the comparison becomes particularly interesting.
Even though the average sales price increased, the median list price was lower than it was one year earlier.
August 2025: $1.75 million
August 2026: $1.55 million
That’s an approximately 11.4% decrease.
This doesn’t necessarily mean sellers reduced the asking price of comparable homes by 11.4%. It could reflect differences in the types and price points of properties entering the market during each period.
It also doesn’t prove that sellers intentionally priced lower to create bidding wars.
What it does tell us is that the midpoint of asking prices in August 2026 was noticeably lower than it was in August 2025—while the average closing price across sold properties was higher.
That’s a trend worth watching.
Sale-to-List Price Remained Above 100%
Despite other changes in the market, the average sale-to-list price ratio remained remarkably similar.
August 2025: 101.2%
August 2026: 100.9%
In both periods, properties sold for slightly more than their final asking prices on average.
That doesn’t mean every home sold over asking or received multiple offers. Some properties may have sold considerably above list while others required price adjustments or ultimately closed below asking.
Still, the overall ratio suggests that properly positioned properties can continue to attract strong buyer interest in 95125.
Homes Took Longer to Sell
One metric moved noticeably in buyers’ favor: days on market.
August 2025: 19 average days on market
August 2026: 31 average days on market
That’s an increase of 12 days, or approximately 63% year over year.
Homes were still selling, but they generally weren’t moving as quickly as they did during August 2025.
For sellers, this means expectations around timing are important. A home taking several weeks to sell doesn’t necessarily indicate something is wrong, particularly when the broader market is also taking longer.
For buyers, a slower overall pace may create more opportunities to thoughtfully evaluate properties. But desirable homes can still sell much faster than the ZIP code average, so buyers should be prepared when the right property comes along.
August 2025 vs. August 2026 at a Glance
| 95125 Market Metric | August 2025 | August 2026 | YoY Change |
|---|---|---|---|
| Closed Sales | 29 | 45 | ↑ 55.2% |
| Average Sales Price | $1.91M | $2.02M | ↑ 5.8% |
| Median List Price | $1.75M | $1.55M | ↓ 11.4% |
| Sale-to-List Price | 101.2% | 100.9% | ↓ 0.3 percentage points |
| Average Days on Market | 19 | 31 | ↑ 63.2% |
What Does This Mean for Willow Glen Sellers?
For sellers, August’s year-over-year numbers tell a more nuanced story than simply “the market is up.”
More properties sold, the average sales price was higher and the average sale-to-list ratio remained above 100%. At the same time, homes took longer to sell.
That makes thoughtful pricing and preparation especially important.
I would not use the $1.55 million median list price as a target for an individual property. A home’s pricing strategy should be based on its property type, size, condition, lot, location, improvements and recent comparable sales—not the ZIP code’s overall median.
The right question isn’t, “What’s the median list price in 95125?”
It’s, “What are buyers paying for homes like mine right now?”
What Does This Mean for Willow Glen Buyers?
Buyers are seeing a market with more transaction activity but a slower average sales pace than one year ago.
That’s potentially helpful—but it doesn’t mean competition has disappeared.
The average sale-to-list ratio remained above 100% in August 2026, indicating that some properties were still generating enough demand to push closing prices above their final asking prices.
Instead of assuming every home will receive multiple offers—or assuming every seller is ready to negotiate—look closely at property-specific comparable sales, days on market, price changes and current competition.
The Bottom Line: Willow Glen’s Market Has Changed
The difference between August 2025 and August 2026 illustrates why no single housing statistic tells the entire story.
In 95125, closed sales increased substantially and the average sales price moved higher, while the median list price declined and homes took longer to sell.
That’s not simply a hotter or colder market.
It’s a different market—and one where property type, condition, location and pricing strategy matter enormously.
If you’re considering buying or selling a home in Willow Glen or ZIP code 95125, I’d be happy to help you understand what the latest numbers mean for your specific property 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
