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If you’ve been wondering where the Almaden Valley housing market is headed, looking back over the past year tells an interesting story.
At first glance, you might assume the market softened because sellers listed their homes at lower prices than they did a year ago. But that’s only part of the picture.
The reality is that buyer demand remained incredibly strong throughout June 2026. Homes sold faster, more homes changed hands, and buyers continued competing for the best properties—pushing final sale prices even higher than they were a year ago.
Whether you’re considering buying, selling, or simply keeping tabs on your home’s value, here’s what the numbers reveal.
June 2025 vs. June 2026: A Quick Snapshot
| Market Metric | June 2025 | June 2026 | Year-Over-Year Change |
|---|---|---|---|
| Average Sale Price | $2.36M | $2.45M | ▲ $90,000 (+3.8%) |
| Median List Price | $2.19M | $1.99M | ▼ $200,000 (-9.1%) |
| Sale-to-List Price Ratio | 100.8% | 102.9% | ▲ Buyers paying more over asking |
| Homes Sold | 27 | 29 | ▲ 7.4% |
| Average Days on Market | 16 | 15 | ▲ Homes selling faster |
Sellers Changed Their Strategy—And It Worked
One of the biggest surprises this year wasn’t what homes sold for—it was what they were listed for.
In June 2026, the median list price dropped from $2.19 million to $1.99 million, a noticeable decrease from the previous year.
Normally, you’d expect lower list prices to translate into lower sale prices. Instead, the opposite happened.
The average sale price actually climbed to $2.45 million, up from $2.36 million the year before.
Why?
Many sellers appeared to price their homes strategically to generate excitement and attract more buyers. By listing just below the $2 million mark, they drew more attention, created competition, and, in many cases, received multiple offers that pushed the final sale price well above asking.
The numbers back that up. The sale-to-list price ratio increased from 100.8% to 102.9%, meaning buyers paid nearly 3% over asking on average to secure a home.
Almaden Homes Are Still Selling Fast
Despite higher prices and continued competition, the pace of the market hasn’t slowed.
In fact, homes sold slightly faster than they did a year ago.
The average home spent 15 days on the market in June 2026, compared to 16 days in June 2025. That’s still just over two weeks from listing to contract—a clear sign that well-priced homes continue to attract serious buyers almost immediately.
Sales activity also remained healthy. Twenty-nine homes sold in June 2026, compared with 27 homes during the same month last year, showing that buyers are still active despite higher home prices.
What This Means for Sellers
If you’re thinking about selling your Almaden home, this year’s market offers an important lesson.
Today’s buyers are responding to homes that are priced strategically rather than aggressively. A thoughtfully priced listing can generate more interest, encourage multiple offers, and ultimately lead to a stronger final sales price than simply aiming high from the start.
In today’s market, pricing is as much a marketing strategy as it is a number.
What This Means for Buyers
For buyers, competition remains very real.
While homes may appear to be listed at attractive prices, the final sales price often tells a different story. With homes continuing to sell above asking price and in about two weeks, it’s important to be fully prepared before you begin your search.
Having financing in place, understanding local market values, and moving quickly when the right home becomes available can make the difference between winning and losing in a competitive offer situation.
Bottom Line
One year later, the Almaden Valley market continues to show remarkable resilience.
Sellers are pricing homes more strategically, buyers are responding with strong offers, and home values continue to rise. Combined with low inventory and fast-moving listings, these trends point to a market that remains healthy, competitive, and highly desirable.
If you’re curious about what your Almaden home could be worth in today’s market—or you’re planning to buy in the neighborhood—I’d be happy to help you understand how these trends apply to your unique situation.
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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
