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If you’re thinking about buying a home in Almaden Valley, the July numbers offer an interesting look at how the market is changing as we move through summer.
Compared with June, homes took a little longer to sell, the average sale price came down, and buyers weren’t paying quite as far above asking.
Does that mean Almaden has suddenly become a buyer’s market?
Not exactly.
Homes still sold for an average of 101% of their asking price in July, so competition hasn’t disappeared. But buyers may be seeing a little more breathing room than they did earlier in the summer.
Here’s what the numbers provided tell us.
June vs. July 2026: The Quick Look
| Market Metric | June 2026 | July 2026 | Change |
|---|---|---|---|
| Average Sale Price | $2.45M | $2.23M | ↓ 9.0% |
| Median List Price | $1.99M | $2.00M | ↑ 0.5% |
| Sale-to-List Price | 102.9% | 101.0% | ↓ 1.9 points |
| Properties Sold | 29 | 28 | ↓ 1 |
| Average Days on Market | 15 days | 23 days | ↑ 8 days |
At first glance, that $220,000 drop in average sale price jumps off the page.
But there’s more to the story.
Average Sale Prices Came Down—but Don’t Panic Over One Month
The average sale price decreased from $2.45 million in June to $2.23 million in July, a decline of about 9%.
That’s significant enough to notice, but I wouldn’t interpret it as saying Almaden home values suddenly dropped 9%.
Why?
Because we’re looking at an average across a relatively small number of transactions. If June happened to include more expensive properties than July, that alone could push June’s average considerably higher.
Interestingly, the median list price barely moved at all, going from $1.99 million in June to $2 million in July.
So, for buyers, the takeaway isn’t necessarily that Almaden homes suddenly became less expensive.
It’s that you need to look at the comparable sales for the specific type of home you’re considering rather than relying on one ZIP-code-wide average.
Buyers Were Still Paying Above Asking—Just Not as Much
Here’s another number worth watching.
In June, homes sold for an average of 102.9% of list price.
In July, that dropped to 101%.
So yes, homes were still selling above asking on average, but the gap narrowed.
For buyers, that’s useful information when you’re deciding how aggressive an offer needs to be.
It doesn’t mean you should automatically offer 101% of asking, though.
Some homes may attract multiple offers. Others may sit longer and offer more opportunity for negotiation.
The right strategy should depend on the specific property, recent comparable sales, condition, competition, disclosures, and how long the home has been available.
Buyers Had a Little More Time
This may be the most practical change.
In June, homes spent an average of just 15 days on the market.
By July, that increased to 23 days.
That’s an additional eight days on average.
For buyers, a slightly slower pace can be helpful.
You may have more time with certain properties to review disclosures, understand potential repairs, compare recent sales, talk with your lender, and decide what you’re actually comfortable paying.
And frankly, anything that reduces the “we saw it this morning and offers are due tonight” experience is probably welcome. 😅
Still, 23 days is only an average. A desirable, well-priced property can move much faster.
The Number of Sales Barely Changed
Despite the changes in price and market time, the number of completed transactions was remarkably similar.
There were 29 sales in June and 28 in July.
That’s only one fewer sale.
So while some of the dynamics surrounding those transactions changed, the overall number of properties changing hands remained fairly consistent.
How Does July Compare With Last Year?
This is where the numbers become even more interesting.
The average sale price in July 2025 and July 2026 was the same: $2.23 million.
Again, that doesn’t mean every Almaden property was worth exactly the same as it was a year ago. The types and price points of homes sold each month can influence the average.
But it does give us another useful point of comparison.
Homes Sold Faster This July
In July 2025, homes averaged 31 days on the market.
In July 2026, they averaged 23 days.
So even though July slowed compared with June, homes sold faster than they did during the same month last year.
Pricing Dynamics Were Different
July 2025 had a median list price of $2.30 million, with homes selling for an average of 99.5% of list price.
This July, the median list price was $2 million, while the average sale-to-list ratio was 101%.
That’s an interesting shift.
But I wouldn’t conclude from those numbers alone that sellers are deliberately pricing low to generate bidding wars. Differences in the properties listed and sold can also affect both metrics.
What we can say is that the relationship between asking prices and final sale prices looked different this July than it did a year ago.
What Should Almaden Buyers Take From This?
If you’re shopping for a home in Almaden Valley, July’s numbers suggest you may have a little more time and potentially more flexibility on certain properties than buyers experienced in June.
But I’d resist trying to create one offer strategy for every Almaden listing.
Instead, when you find a home you’re interested in, look at:
- Recent comparable sales
- How long the property has been listed
- Any previous price changes
- Property condition and disclosures
- Current competing inventory
- Whether the seller has received other offers
- Your own budget and financing limits
A home that’s been available for three weeks may call for a very different strategy than a new listing that already has multiple interested buyers.
And If You’re Selling?
July is also a good reminder that the market doesn’t stand still.
Homes took longer to sell than they did in June, while the average sale-to-list ratio declined.
That makes property-specific pricing particularly important.
I wouldn’t recommend choosing a list price simply because the median for 95120 was $2 million. A ZIP-code median combines many different properties and isn’t a valuation tool for an individual home.
Your home’s condition, size, lot, improvements, location, recent comparable sales, and current competition should all factor into the pricing strategy.
The Bottom Line
The Almaden Valley housing market didn’t dramatically change overnight in July, but buyers did see some meaningful differences from June.
The average sale price decreased from $2.45 million to $2.23 million. Homes took eight days longer to sell on average. And the sale-to-list-price ratio dropped from 102.9% to 101%.
At the same time, the number of sales barely changed, and homes were still selling above asking on average.
So I’d describe July as a change in pace—not necessarily a change in direction.
If you’re buying in Almaden Valley, don’t let a ZIP-code average dictate your offer.
Let’s look at the specific home, its comparable sales, current competition, and your goals and build an offer strategy around what’s actually happening with that part of the market.
Because the Almaden market statistics are helpful.
But the numbers surrounding the home you want to buy are the ones that really matter.
Market statistics above are based on the June and July 2025–2026 figures provided and combine single-family homes, townhomes, and condominiums. Average and median figures can be influenced by the mix of properties sold or listed during each period and should not be interpreted as a change in value for an 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
