Almaden Valley Housing Market: October 2025 vs. October 2026

Almaden Valley home prices are shifting, buyers are paying closer to asking price, and properties are spending a little more time on the market. So, what does this mean if you're thinking about buying or selling in San Jose's 95120 ZIP code?

If you've been watching the Almaden Valley real estate market, you know that Silicon Valley housing trends can change quickly.

One month, homes are selling above asking price with strong competition. A few months later, buyers may find opportunities to negotiate, even as properties continue changing hands.

That's what makes the October 2025 versus October 2026 comparison so interesting.

According to the reported figures, average sales prices decreased approximately 8.8%, homes spent six additional days on the market, and the sales-to-list-price ratio moved from 103.5% to 99.9%.

Meanwhile, the number of properties sold remained nearly unchanged.

Does this mean Almaden Valley has become a buyer's market? Not necessarily. But the numbers reveal some important changes worth understanding.

Let's take a closer look.

Here's how residential real estate activity compared across San Jose ZIP code 95120.

Market Indicator	October 2025	October 2026	Year-Over-Year Change
Average Sales Price	$2.26M	$2.06M	-8.8%
Median List Price	$2.25M	$2.05M	-8.9%
Sales-to-List Price Ratio	103.5%	99.9%	-3.6 percentage points
Properties Sold	22	23	+4.5%
Average Days on Market	20	26	+30.0%

These numbers suggest that October 2026 brought lower average sales prices, slightly longer marketing periods, and less of a premium above asking prices compared with October 2025.

However, one month of sales activity doesn't tell the entire story.

For additional perspective, explore my Almaden Valley housing market update for August vs. September 2026.

1. Average Almaden Valley Home Sales Prices Decline 8.8%

One of the most noticeable changes in October 2026 was the decrease in average sales prices.

In October 2025, the average residential property sold for approximately $2.26 million.

By October 2026, that figure had decreased to $2.06 million.

That's a $200,000 difference, representing an 8.8% decline year over year.

But does that mean every Almaden Valley home lost nearly 9% of its value?

Not necessarily.

Why Average Sales Prices Don't Tell the Whole Story

Average sales prices reflect the properties that closed during a particular reporting period.

Almaden Valley includes homes with different lot sizes, floor plans, conditions, and price points.

If one month includes more higher-priced transactions, the overall average may increase. Conversely, a month with more moderately priced sales may produce a lower average.

Without reviewing individual comparable sales, we can't determine whether the decline reflects changing property values, differences in the mix of homes sold, or a combination of factors.

For buyers, the takeaway is simple: don't assume a home is worth 8.8% less simply because the overall market average declined.

Instead, review recent sales of similar properties in the same area.

If you're exploring the neighborhood, my Almaden Valley Real Estate Guide for Buyers offers additional information about purchasing a home in this part of San Jose.

2. Median Listing Prices Decrease Nearly 9%

Average sales prices weren't the only figures that moved lower.

The median listing price also declined.

• October 2025: $2.25 million
• October 2026: $2.05 million
• Year-over-year decrease: 8.9%

That's a $200,000 decrease in the median asking price.

While this suggests that the midpoint of reported listing prices was lower in October 2026, it doesn't necessarily mean every seller reduced their expectations.

The median list price represents the midpoint of asking prices, while the average sales price reflects completed transactions.

These statistics measure different things and can be influenced by the types of properties represented.

What Does This Mean for Homebuyers?

If you're shopping for a home in Almaden Valley, understanding how a property is priced relative to recent comparable sales is essential.

A home listed at $2 million may be competitively priced, while another property at the same price point could offer additional negotiating opportunities.

Factors such as square footage, lot size, condition, improvements, and current competing listings can all influence pricing.

For a broader comparison of what different budgets may purchase across San Jose, read my What $2 Million Buys in Willow Glen, Almaden Valley, and Cambrian.

3. Almaden Valley Homes Are Selling Much Closer to Asking Price

Perhaps the most interesting change involves the sales-to-list-price ratio.

In October 2025, Almaden Valley recorded a ratio of 103.5%.

By October 2026, that figure had decreased to 99.9%.

That's a decline of 3.6 percentage points.

In October 2025, the reported ratio was above 100%, indicating that sales prices exceeded asking prices in aggregate.

A year later, the ratio was almost exactly 100%, suggesting that final sales prices were much closer to asking prices overall.

Does This Mean Bidding Wars Are Over?

Not necessarily.

A lower sales-to-list-price ratio doesn't mean every property sold without competition.

Some homes may still attract multiple interested buyers, while others may sell at or below asking price.

The important distinction is that the overall premium relative to asking prices was smaller in October 2026.

For buyers, this reinforces the importance of evaluating each property individually.

A home that's been on the market for several weeks may require a different offer strategy than a newly listed property attracting substantial interest.

You can also explore my July vs. August 2026 Almaden Valley Market Comparison to see how pricing and negotiation conditions evolved earlier in the year.

4. Homes Are Spending More Time on the Market

Another important change involves how long properties are taking to sell.

In October 2025, homes averaged 20 days on the market.

By October 2026, that number increased to 26 days.

That's an additional six days, or a 30% increase.

Although the percentage change sounds substantial, it's important to remember that the actual difference was less than one week.

Why Days on Market Matters for Buyers

Days on market can provide useful context when evaluating a property.

A home that's been available for several weeks may offer different negotiating possibilities than one that just entered the market.

Before making an offer, consider reviewing:

• Recent comparable sales
• Property condition and available disclosures
• Listing history and price adjustments
• Current competing inventory
• Financing requirements and monthly ownership costs
• Any known repair or maintenance considerations

The goal isn't to rush into a purchase or assume every listing offers a discount.

It's to understand the property and make an informed decision based on your priorities and financial situation.

For additional guidance on preparing for a home purchase, visit the Consumer Financial Protection Bureau's homebuying resources.

5. Almaden Valley Home Sales Remain Relatively Steady

While prices and marketing times changed, closed sales remained remarkably consistent.

• October 2025: 22 properties sold
• October 2026: 23 properties sold
• Year-over-year increase: 4.5%

Just one additional property sold in October 2026 compared with the previous October.

This indicates that completed transaction volume remained relatively stable during the comparison period.

However, steady closed sales don't necessarily mean overall buyer demand was unchanged.

Inventory levels, pending transactions, and the number of properties available for purchase can influence sales activity.

With only 22 to 23 transactions in each month, individual sales can also have a meaningful impact on average prices.

For a broader perspective on local conditions, take a look at my Almaden Valley June vs. July 2026 Housing Market Update.

Is Now a Good Time to Buy a Home in Almaden Valley?

If you're considering purchasing a home in Almaden Valley, the October 2026 figures present an interesting combination.

Average sales prices were lower, homes spent slightly longer on the market, and the sales-to-list-price ratio moved closer to 100%.

These changes may create negotiating opportunities for some buyers, depending on the property.

However, they don't guarantee that every home will sell below asking price or that buyers can take unlimited time to make a decision.

Rather than trying to predict the perfect moment to purchase, focus on understanding your budget, financing options, and long-term housing goals.

The Consumer Financial Protection Bureau's Loan Estimate guide is a helpful resource for understanding mortgage terms, estimated monthly payments, and closing costs.

A thoughtful homebuying strategy should include reviewing comparable sales, evaluating property condition, and determining a purchase price that makes sense for your financial situation.

What Should Almaden Valley Home Sellers Know?

For homeowners considering selling, the October 2026 figures highlight why strategic pricing matters.

Average sales prices and median listing prices were lower than the previous October.

Meanwhile, homes spent slightly longer on the market, and the sales-to-list-price ratio moved closer to 100%.

This combination reinforces the importance of setting realistic expectations.

Rather than choosing an asking price based solely on broad ZIP code statistics, sellers should evaluate recent comparable sales for properties similar to their own.

Professional photography, thoughtful property preparation, effective marketing, and a competitive pricing strategy can help position a property to attract interested buyers.

The most useful starting point is understanding how your home compares with other properties currently available in Almaden Valley.

The Bottom Line: Almaden Valley's Housing Market Is Evolving

The October 2025 versus October 2026 comparison reveals several notable changes in San Jose's 95120 housing market.

Average sales prices declined 8.8%, median listing prices decreased 8.9%, and homes spent an additional six days on the market.

Meanwhile, the sales-to-list-price ratio declined from 103.5% to 99.9%, and closed sales remained nearly unchanged.

For buyers, these numbers suggest that evaluating pricing and negotiation opportunities may be especially worthwhile.

For sellers, they reinforce the importance of accurate pricing and thoughtful marketing.

The biggest takeaway? Understanding what's happening in your specific neighborhood, property type, and price range matters more than relying on broad housing market headlines.

Frequently Asked Questions About the Almaden Valley Housing Market

What was the average home sales price in Almaden Valley in October 2026?

The reported average residential sales price in Almaden Valley ZIP code 95120 was $2.06 million in October 2026, compared with $2.26 million in October 2025. This represents a decrease of approximately 8.8%.

Are Almaden Valley home prices declining in 2026?

The average sales price was 8.8% lower in October 2026 than in October 2025. However, this does not establish that every individual property declined in value by the same percentage.

Are homes selling above asking price in Almaden Valley?

The reported sales-to-list-price ratio was 99.9% in October 2026, compared with 103.5% in October 2025. This indicates that final sales prices were very close to asking prices in aggregate, although individual transactions varied.

How long does it take to sell a home in Almaden Valley?

Properties averaged 26 days on the market in October 2026, compared with 20 days in October 2025. Actual marketing times vary depending on property condition, pricing, location, and current competition.

How many homes sold in Almaden Valley in October 2026?

Twenty-three residential properties sold in October 2026, compared with 22 in October 2025, an increase of approximately 4.5%.

Is Almaden Valley a buyer's or seller's market in October 2026?

The October 2026 figures show a sales-to-list-price ratio near 100%, slightly longer marketing periods, and relatively stable closed sales. However, these figures alone are not enough to classify the entire market as favoring buyers or sellers. Inventory levels and property-specific competition provide additional context.

Is now a good time to buy a home in Almaden Valley?

Whether buying in Almaden Valley makes sense depends on your budget, financing, property preferences, and long-term goals. Reviewing comparable sales and evaluating individual listings can help determine whether a particular property represents a suitable opportunity.

Thinking About Buying or Selling in Almaden Valley?

Whether you're searching for a home in Almaden Valley, exploring opportunities elsewhere in South San Jose, or considering selling your current property, I'd love to help you understand your options.

With more than 20 years of experience in Silicon Valley real estate, I help buyers and sellers navigate local market conditions, evaluate opportunities, and make informed decisions.

Let's review the latest Almaden Valley market activity, discuss your goals, and develop a real estate strategy that works for you.

Michelle Elliott | Coldwell Banker Realty | DRE #01777533

Phone: 408-839-7915 | Email: michelle@michelleelliottrealtor.com