Facebook
X
Pinterest
Copy Link
Willow Glen Market Update: The Spring Rush Arrived Early in ZIP 95125
If you were waiting for the “Spring Fever” to hit the San Jose real estate market, you can stop holding your breath. The February 2026 data for ZIP 95125 (Willow Glen) is officially in, and it tells a story of a market that isn’t just warming up—it’s sprinting.
While the headlines might point to a minor dip in average sales prices, the underlying metrics reveal a much more aggressive landscape for both buyers and sellers. Here is everything you need to know about the shift from January to February.
1. Velocity: The Market Speed Doubled
The most striking takeaway from February is the sheer speed of transactions. In January, homes sat on the market for an average of 35 days. By February, that number plummeted to just 18 days.
When “Days on Market” (DOM) cuts in half in a single month, it indicates a massive influx of motivated buyers. If you’re a buyer in 95125 right now, you no longer have the luxury of a “second viewing” next weekend. Decisions are being made in days, not weeks.
2. Volume: Explosive Sales Growth
We saw a dramatic increase in closed Refinances and sales. The number of properties sold jumped from 15 units in January to 37 units in February.
This 146% increase in sales volume suggests that inventory is finally beginning to flow, but it’s being met with an even higher level of demand. The “wait and see” approach of the holiday season has officially evaporated.
3. Pricing: Don’t Let the “Dip” Fool You
At first glance, the drop in average sales price from $2.07M to $2.01M (a 2% decrease) might look like a cooling trend. However, look closer at the Sales-to-List Ratio:
-
January: 103.9%
-
February: 104.0%
The fact that homes are still selling for 4% over asking price on average tells us that the “dip” is likely due to the specific mix of inventory sold (perhaps more smaller bungalows or condos closed in Feb) rather than a loss in property value. The competition remains fierce.
What This Means for You
For Sellers: You are in the driver’s seat. With homes moving in under three weeks and buyers consistently bidding over asking, the conditions are ideal for a quick, premium sale. However, with more inventory hitting the market (37 sales vs 15), your staging and digital marketing need to be top-tier to stand out.
For Buyers: Preparation is your only path to success. With a 104% sales-to-list ratio, you should expect to bid over the asking price. Ensure your financing is fully underwritten and work with an agent who can get you into new listings on day one.
The Bottom Line: Willow Glen remains one of San Jose’s most resilient and sought-after pockets. The “minor” price shift is overshadowed by the massive surge in activity and speed.
GET YOUR FREE HOME SELLING BOOK
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, San Jose, CA
DRE 01777533
