Willow Glen Real Estate Market Update: October 2025 vs. October 2026
Is the Willow Glen housing market heating up, slowing down, or simply changing?
If you're considering buying or selling a home in Willow Glen, understanding how the market has changed over the past year can help you make more informed real estate decisions.
A year-over-year comparison of October 2025 and October 2026 in San Jose's 95125 ZIP code reveals some interesting shifts. Home sales increased, listing prices adjusted, and buyers became more willing to pay above asking price, even as properties took longer to sell.
Let's take a closer look at what these numbers mean for Willow Glen buyers and sellers.
1. Willow Glen Home Sales Jump 32.4% Year Over Year
One of the biggest changes in the Willow Glen real estate market is the increase in closed home sales.
- October 2025: 34 homes sold
- October 2026: 45 homes sold
- Year-over-year change: +32.4%
With 11 additional closed transactions compared to the previous October, the 95125 housing market experienced a noticeable increase in sales activity.
For buyers, this suggests that more transactions were successfully completed during October 2026. For sellers, it demonstrates that homes continued to find buyers despite changing market conditions.
However, higher sales volume doesn't necessarily mean every property experienced the same level of demand. Pricing, condition, location, and property features continue to influence individual outcomes.
2. Listing Prices Decline While Final Sales Prices Remain Relatively Stable
Perhaps the most interesting change involves the difference between asking prices and actual selling prices.
Median Listing Price:
- October 2025: $2,100,000
- October 2026: $1,750,000
- Change: -16.7%
Average Sales Price:
- October 2025: $2,110,000
- October 2026: $2,010,000
- Change: -4.7%
While the median listing price declined significantly, the average final sales price decreased by a much smaller percentage.
What does this mean?
It may reflect changes in the types of properties listed, sellers' pricing decisions, or a combination of market factors.
For buyers, lower initial asking prices can create opportunities to explore homes at different price points. However, the final sales price remains an important consideration when determining a competitive offer.
For sellers, the takeaway is that strategic pricing matters. A well-positioned asking price can help attract attention, but the right strategy depends on current comparable sales, property condition, and competing inventory.
3. Willow Glen Homes Are Selling Above Asking Price Again
Another notable shift is the relationship between listing prices and final sales prices.
- October 2025: 99.8% sales-to-list-price ratio
- October 2026: 102.3% sales-to-list-price ratio
In October 2025, the reported ratio was just below 100%, indicating that homes generally sold close to their asking prices.
By October 2026, that figure had climbed to 102.3%, indicating that the aggregate sales-to-list-price measure was above asking.
This is an important distinction for buyers entering the Willow Glen market.
A home listed at an attractive price may ultimately sell for more, depending on buyer interest and competing offers. Understanding comparable sales and establishing a comfortable maximum purchase price before making an offer can help buyers navigate these situations confidently.
For sellers, the numbers reinforce the importance of evaluating market conditions rather than simply choosing the highest possible asking price.
4. Homes Are Taking Longer to Sell
Interestingly, the increase in sales activity and stronger sales-to-list-price ratio did not translate into faster transactions.
Average Days on Market:
- October 2025: 28 days
- October 2026: 35 days
- Change: +7 days, or 25%
Homes spent approximately one additional week on the market compared to October 2025.
This suggests that the Willow Glen market wasn't uniformly moving faster, even with higher sales volume.
Buyers may have had additional time to evaluate some properties, while competitively priced homes still attracted strong offers.
For sellers, this is a reminder that preparation, presentation, marketing, and pricing remain essential parts of a successful listing strategy.
5. What Does This Mean for Willow Glen Homebuyers?
If you're planning to purchase a home in Willow Glen, the October 2026 numbers offer several useful insights.
First, higher transaction volume shows that buyers and sellers were successfully completing more transactions than they did a year earlier.
Second, a lower median asking price doesn't automatically translate into lower final purchase prices. The sales-to-list-price ratio demonstrates why it's important to look beyond the advertised price.
Finally, longer average marketing times may create opportunities to carefully evaluate properties that have been available for several weeks.
The best approach? Understand the specific neighborhood, review recent comparable sales, and work with a local real estate professional who can help you evaluate each property's market position.
6. What Does This Mean for Willow Glen Home Sellers?
For homeowners considering selling in Willow Glen, October's numbers offer an encouraging but nuanced picture.
More homes sold compared to the previous year, and the reported sales-to-list-price ratio moved above 100%.
However, the increase in average days on market also suggests that sellers should be thoughtful about how they introduce their homes to buyers.
Pricing appropriately, preparing the property for showings, investing in quality marketing, and understanding current competition can all influence the selling experience.
Rather than relying solely on neighborhood averages, homeowners should evaluate recent sales of comparable properties to develop a strategy tailored to their specific home.
The Bottom Line: Willow Glen's Market Is Evolving
The October 2025 versus October 2026 comparison shows a Willow Glen real estate market with more completed sales, lower reported listing prices, a stronger sales-to-list-price ratio, and longer average marketing times.
These trends don't necessarily indicate a market that favors only buyers or sellers. Instead, they highlight the importance of understanding individual properties and making decisions based on current local data.
Whether you're searching for your next home, considering selling, or simply keeping an eye on your property's value, having the right information makes all the difference.
Thinking About Buying or Selling in Willow Glen?
Every home and every real estate goal is different. If you're curious about what these market changes mean for your next move, I'd love to help you explore your options.
Let's talk about your real estate goals and create a strategy that works for you.
Michelle Elliott | Coldwell Banker Realty | DRE #01777533
Downtown San Jose
Almaden
