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If you’ve been wondering whether the Willow Glen housing market is changing, comparing July 2025 with July 2026 gives us an interesting look at what’s happening in the 95125 ZIP code.
And the story isn’t as simple as “prices are up” or “the market is slowing.”
Based on the combined single-family home, townhome, and condominium data provided, average sale prices were substantially higher this July—but homes also took longer to sell and, on average, closed slightly below their asking prices.
So what does that actually mean if you’re thinking about buying or selling?
Let’s break it down.
Home Sale Prices Were Significantly Higher
This is probably the first number that will grab your attention.
In July 2025, the average sale price in 95125 was $1.76 million.
In July 2026, it was $2.46 million.
That’s a difference of $700,000, or approximately 39.8% year over year.
That’s a huge change—but there’s an important caveat.
An increase in the average sale price doesn’t necessarily mean every home in Willow Glen gained nearly 40% in value. The average can move dramatically depending on the mix of properties that sold during a particular month.
For example, if more high-end or luxury homes closed this July, that could pull the overall average considerably higher.
So, yes, the increase is noteworthy. But if you’re wondering what your specific home may be worth, we need to look much more closely at comparable properties.
Sellers Were Listing at Lower Prices
Here’s where the numbers get interesting.
While the average sale price increased, the median list price actually decreased.
In July 2025, the median list price was $1.81 million.
In July 2026, it was $1.60 million—about 11.6% lower.
That doesn’t necessarily mean sellers suddenly became more conservative with their pricing.
The mix of homes listed can affect this number too, so I’d be careful about drawing a broad conclusion from one month of data.
What it does tell us is that the homes entering the market in July 2026 had a lower median asking price than those listed during the same month last year.
And that’s worth watching.
Buyers Weren’t Paying as Much Over Asking
Here’s another noticeable difference.
In July 2025, homes sold for an average of 100.8% of their list price.
In July 2026, that number was 99.3%.
In other words, the average sale last July was slightly above asking, while this July the average was slightly below asking.
For buyers, that may mean there’s a little more room to negotiate on certain properties.
But don’t assume every seller is suddenly handing out discounts. 😄
A beautifully prepared, well-priced home can still generate plenty of interest. The negotiating opportunity will depend heavily on the individual property, its condition, price, location, competition, and how long it has been on the market.
Homes Took Twice as Long to Sell
This may be the biggest practical difference between the two years.
In July 2025, homes spent an average of 21 days on the market.
In July 2026?
42 days.
That’s exactly double.
For buyers, this could mean a little less of that “We saw it at noon and offers are due at 5:00!” feeling.
Some properties may give you more time to tour, review disclosures, understand the numbers, and make a thoughtful decision.
For sellers, it’s a reminder that patience may be part of the process. A home taking a few weeks to sell doesn’t automatically mean something is wrong—especially if the overall market is moving at a different pace than it was last year.
The Number of Sales Didn’t Change Much
Here’s one number I find particularly interesting.
Despite the changes in pricing and market time, the number of completed sales remained fairly similar.
July 2025: 40 sales
July 2026: 37 sales
That’s a decrease of just 7.5%.
So we’re not looking at a market where transactions suddenly disappeared.
Homes are still selling.
They’re simply selling under somewhat different conditions than they were a year ago.
What Does This Mean for Willow Glen Sellers?
If you’re thinking about selling, the headline isn’t simply, “Prices are way up—let’s list!”
The more useful takeaway is that pricing and preparation matter.
The average sale price was substantially higher this July, but homes also took considerably longer to sell and averaged slightly below their asking prices.
That makes it even more important to look at recent comparable sales for your type of property rather than relying on the ZIP-code average.
A remodeled single-family home on one street and a condo on another are two very different pieces of the 95125 market.
Your strategy should reflect that.
What Does This Mean for Willow Glen Buyers?
For buyers, there may be some encouraging news here.
Yes, the average sale price was higher. But homes also spent more time on the market, and the average sale-to-list-price ratio dropped below 100%.
Depending on the property, that could give you more time to evaluate your options and potentially more room to negotiate than buyers had a year ago.
That doesn’t mean every home will be negotiable—or that competition has disappeared.
It simply means you shouldn’t automatically assume that every Willow Glen listing requires an immediate, over-asking offer.
Look at the specific property and let the data guide your strategy.
The Bottom Line
The July numbers paint an interesting picture of Willow Glen’s 95125 real estate market.
Compared with July 2025, July 2026 saw a much higher average sale price, a lower median list price, longer market times, a lower sale-to-list-price ratio, and only a modest decline in the number of closed sales.
That’s not necessarily a market that’s simply “hot” or “cool.”
It’s a market that’s behaving differently.
And that’s why I wouldn’t make a buying or selling decision based on one headline—or even one ZIP-code average.
If you’re considering buying or selling in Willow Glen, let’s look at the numbers that actually apply to your price range, property type, and goals.
Because what’s happening across 95125 is interesting.
What’s happening with homes like yours is what really matters.
Market statistics reflect the data set provided for July 2025 and July 2026 and combine multiple property types. Average and median figures can be affected by the mix of properties sold or listed during each period and should not be interpreted as the change in value of any individual property.
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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
