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If you’re thinking about buying a home in or around San Jose’s Rose Garden, the July numbers offer an interesting look at how the market changed as we moved deeper into summer.
Compared with June, homes took a little longer to sell, asking prices came down, and the average sale-to-list-price ratio dipped just below 100%.
At the same time, the average sale price remained relatively steady and nearly the same number of properties sold.
So, is the market suddenly shifting in favor of buyers?
Not necessarily—but some buyers may be seeing a little more breathing room.
Let’s look at the numbers.
Average Sale Prices Stayed Relatively Steady
The average sale price in 95126 was $1.37 million in June and increased slightly to $1.38 million in July.
That’s only about a $10,000 difference, so average closed-sale prices were relatively stable month over month.
However, there’s an important distinction for buyers to understand.
An average sale price isn’t the same thing as the value of an individual home. The number can change depending on the mix of properties that happened to close during a particular month.
That’s especially important when looking at a ZIP code that includes different property types, sizes, conditions, and locations.
If you’re considering a particular home, recent comparable sales will tell you much more than the ZIP-code average.
Asking Prices Came Down
Here’s where we saw a more noticeable change.
The median list price decreased from $975,000 in June to $899,000 in July, a decline of roughly 7.8%.
That’s certainly worth paying attention to, but I wouldn’t automatically interpret it as sellers lowering their expectations.
The types of homes that came on the market in July may simply have been different from those listed in June.
For buyers, the more useful takeaway is that the mix and pricing of available properties changed.
Rather than assuming prices across the area dropped, look closely at comparable homes within your particular price range and property type.
Homes Sold Slightly Below Asking on Average
This may be one of the more interesting numbers for buyers.
In June, properties sold for an average of 100.6% of their asking price.
In July, that number declined to 99.6%.
In other words, the average July transaction closed just below asking.
Does that mean you should automatically offer less than list price?
Nope.
Some homes may still attract multiple offers and sell above asking, while others may give buyers more opportunity to negotiate.
Before deciding what to offer, look at the specific property: How long has it been listed? Have there been price changes? What have comparable homes sold for? What’s the property’s condition? Are there competing offers?
Those details should shape your strategy—not a ZIP-code-wide percentage.
Buyers Had More Time
Another noticeable change was how long properties stayed on the market.
In June, the average was 34 days.
In July, it increased to 43 days.
For buyers, those additional days can make the process feel a little less rushed on certain properties.
You may have more time to review disclosures, understand potential repairs, compare recent sales, talk through financing, and decide what you’re genuinely comfortable paying.
That said, 43 days is an average.
A well-priced property can still sell quickly, so being financially prepared before you find the right home is still important.
Sales Activity Was Almost Identical
Despite the longer market times, the number of completed sales barely changed.
There were 24 sales in June and 25 in July.
That’s important because it shows that properties continued to change hands even as some of the other market indicators shifted.
I wouldn’t call that proof of either a hot or cold market.
It’s simply another piece of the puzzle.
What Does This Mean for Buyers?
July’s numbers may offer some encouraging signs if you’re considering a purchase in 95126.
Homes took longer to sell, the median list price was lower, and the average sale-to-list-price ratio fell slightly below 100%.
That could create more time or negotiating flexibility on certain properties.
But—and this is important—it doesn’t mean every listing is negotiable.
Instead of starting with “How much under asking can I offer?”, start with:
“What does the data tell us this particular home is worth?”
That’s a much stronger way to approach an offer.
What About Sellers?
For sellers, July reinforces the importance of looking at the market at the property level.
The average sale price remained relatively steady and the number of sales was nearly unchanged, but properties took longer to sell and averaged slightly below asking.
Pricing based solely on what a neighbor’s home sold for several months ago may not reflect what buyers are responding to today.
Current comparable sales, property condition, competing inventory, presentation, and marketing all matter.
The Bottom Line
The July numbers don’t necessarily tell us that the 95126 housing market suddenly cooled.
They do tell us that the pace changed.
Compared with June, homes took longer to sell, the median asking price was lower, and properties sold slightly below asking on average.
At the same time, the average sale price stayed relatively steady and the number of completed transactions barely changed.
For buyers, that means don’t assume every home requires an immediate, above-asking offer.
Some will. Some won’t.
If you’re considering buying in the Rose Garden or elsewhere in 95126, let’s look at the recent sales and competition surrounding the specific type of property you’re interested in and build your offer strategy from there.
Because ZIP-code statistics give us the big picture.
The numbers surrounding the home you actually want to buy are the ones that matter most.
Market statistics above are based on the June and July 2026 figures provided for ZIP code 95126 and may include multiple property types and areas outside the Rose Garden neighborhood. Average and median statistics can be affected by the mix of properties listed and sold during each period and should not be interpreted as a change in value for an individual property.
Absolutely. I’d tone down phrases like “buyers gain the upper hand,” “red hot,” and “best news you’ve had in months.” The data suggests conditions changed in July, but it doesn’t prove buyers suddenly control the market. I’d also clarify that 95126 extends beyond the Rose Garden, so ZIP-code statistics shouldn’t be presented as Rose Garden-only data.
Here’s a more natural, buyer-focused version:
Rose Garden & 95126 Housing Market: What Changed From June to July 2026?
If you’re thinking about buying a home in or around San Jose’s Rose Garden, the July numbers offer an interesting look at how the market changed as we moved deeper into summer.
Compared with June, homes took a little longer to sell, asking prices came down, and the average sale-to-list-price ratio dipped just below 100%.
At the same time, the average sale price remained relatively steady and nearly the same number of properties sold.
So, is the market suddenly shifting in favor of buyers?
Not necessarily—but some buyers may be seeing a little more breathing room.
Let’s look at the numbers.
Average Sale Prices Stayed Relatively Steady
The average sale price in 95126 was $1.37 million in June and increased slightly to $1.38 million in July.
That’s only about a $10,000 difference, so average closed-sale prices were relatively stable month over month.
However, there’s an important distinction for buyers to understand.
An average sale price isn’t the same thing as the value of an individual home. The number can change depending on the mix of properties that happened to close during a particular month.
That’s especially important when looking at a ZIP code that includes different property types, sizes, conditions, and locations.
If you’re considering a particular home, recent comparable sales will tell you much more than the ZIP-code average.
Asking Prices Came Down
Here’s where we saw a more noticeable change.
The median list price decreased from $975,000 in June to $899,000 in July, a decline of roughly 7.8%.
That’s certainly worth paying attention to, but I wouldn’t automatically interpret it as sellers lowering their expectations.
The types of homes that came on the market in July may simply have been different from those listed in June.
For buyers, the more useful takeaway is that the mix and pricing of available properties changed.
Rather than assuming prices across the area dropped, look closely at comparable homes within your particular price range and property type.
Homes Sold Slightly Below Asking on Average
This may be one of the more interesting numbers for buyers.
In June, properties sold for an average of 100.6% of their asking price.
In July, that number declined to 99.6%.
In other words, the average July transaction closed just below asking.
Does that mean you should automatically offer less than list price?
Nope.
Some homes may still attract multiple offers and sell above asking, while others may give buyers more opportunity to negotiate.
Before deciding what to offer, look at the specific property: How long has it been listed? Have there been price changes? What have comparable homes sold for? What’s the property’s condition? Are there competing offers?
Those details should shape your strategy—not a ZIP-code-wide percentage.
Buyers Had More Time
Another noticeable change was how long properties stayed on the market.
In June, the average was 34 days.
In July, it increased to 43 days.
For buyers, those additional days can make the process feel a little less rushed on certain properties.
You may have more time to review disclosures, understand potential repairs, compare recent sales, talk through financing, and decide what you’re genuinely comfortable paying.
That said, 43 days is an average.
A well-priced property can still sell quickly, so being financially prepared before you find the right home is still important.
Sales Activity Was Almost Identical
Despite the longer market times, the number of completed sales barely changed.
There were 24 sales in June and 25 in July.
That’s important because it shows that properties continued to change hands even as some of the other market indicators shifted.
I wouldn’t call that proof of either a hot or cold market.
It’s simply another piece of the puzzle.
What Does This Mean for Buyers?
July’s numbers may offer some encouraging signs if you’re considering a purchase in 95126.
Homes took longer to sell, the median list price was lower, and the average sale-to-list-price ratio fell slightly below 100%.
That could create more time or negotiating flexibility on certain properties.
But—and this is important—it doesn’t mean every listing is negotiable.
Instead of starting with “How much under asking can I offer?”, start with:
“What does the data tell us this particular home is worth?”
That’s a much stronger way to approach an offer.
What About Sellers?
For sellers, July reinforces the importance of looking at the market at the property level.
The average sale price remained relatively steady and the number of sales was nearly unchanged, but properties took longer to sell and averaged slightly below asking.
Pricing based solely on what a neighbor’s home sold for several months ago may not reflect what buyers are responding to today.
Current comparable sales, property condition, competing inventory, presentation, and marketing all matter.
The Bottom Line
The July numbers don’t necessarily tell us that the 95126 housing market suddenly cooled.
They do tell us that the pace changed.
Compared with June, homes took longer to sell, the median asking price was lower, and properties sold slightly below asking on average.
At the same time, the average sale price stayed relatively steady and the number of completed transactions barely changed.
For buyers, that means don’t assume every home requires an immediate, above-asking offer.
Some will. Some won’t.
If you’re considering buying in the Rose Garden or elsewhere in 95126, let’s look at the recent sales and competition surrounding the specific type of property you’re interested in and build your offer strategy from there.
Because ZIP-code statistics give us the big picture.
The numbers surrounding the home you actually want to buy are the ones that matter most.
Market statistics above are based on the June and July 2026 figures provided for ZIP code 95126 and may include multiple property types and areas outside the Rose Garden neighborhood. Average and median statistics can be affected by the mix of properties listed and sold 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
