Seller's Market
▼ Cooling DownAlmaden Valley, San Jose Market Update
Almaden Valley favors sellers, but smart buyers can still win. Here's the picture:
- Homes go pending in about 12 days — move quickly or you'll miss out
- Selling at or just above list price — fair offers still win here
- Monthly payment: $10,111 at 6.37% (20% down on a $2.03M median home)
- Almaden Valley pricing is 52% above the San Jose median ($2.03M vs. $1.33M)
Competition is easing. Conditions may improve in coming months.
Median Sale Price
$2.03M
▼ -13.2% YoY
38 sold this month
Down $308K from last year
Days on Market
12 days
▼ -1d YoY
Homes sell in a week or two
Sale-to-List Ratio
101.5%
▼ from 104.1%
Selling at or just above asking
Active Inventory
24
Very low — limited options for buyers
Sold Above List
47%
▼ -12pp YoY
Some homes attract competing offers
Price Drops
—
Sellers rarely reduce their price
Off Market in 2 Wks
68%
▲ 30pp YoY
Most go pending within 2 weeks
Monthly Payment
$10,111
— 6.37% · 30yr fixed
Principal & interest only on a 20% down $2.03M home. Add ~30–40% for property taxes, insurance, and HOA.
30-yr Fixed6.37%
15-yr Fixed5.74%
A 1% rate drop would save ~$1,036/mo on the median Almaden Valley home. Your actual rate depends on your credit, down payment, and loan type.Almaden Valley Trends
Median Sale Price
Down 13.2% year-over-year. The market is adjusting.
What You'd Actually Pay Per Month
Monthly cost has eased 20% year-over-year.
Melanie Tan
8 Blocks Real Estate · DRE #02014153
“I know Almaden Valleywell. Let me help you understand what the numbers mean for your specific situation.”
Let's talk about Almaden Valley
Market data: Redfin Data Center · Rates: FRED / Federal Reserve · Updated weekly · Data through Feb 2026
© 2026Melanie Tan, 8 Blocks Real Estate · DRE #02014153
© 2026Melanie Tan, 8 Blocks Real Estate · DRE #02014153