Seller's Market
▼ Cooling DownBerryessa, San Jose Market Update
Berryessa favors sellers, but smart buyers can still win. Here's the picture:
- Homes sit for about 15 days — enough time to tour, but don't wait too long
- Selling 3% above asking — budget above list price to compete
- Monthly payment: $6,834 (20% down) — well below the Bay Area average
- Bidding wars persist (60% sell above list) but inventory is growing — competition may ease soon
- Berryessa pricing is near the San Jose city-wide median ($1.37M vs. $1.33M)
Competition is easing. Conditions may improve in coming months.
Median Sale Price
$1.37M
▼ -12.4% YoY
70 sold this month
Down $194K from last year
Days on Market
15 days
▲ +2d YoY
Typically sells within a month
Sale-to-List Ratio
103.0%
▼ from 107.3%
Selling 3% above asking
Active Inventory
59
Very low — limited options for buyers
Sold Above List
60%
▼ -11pp YoY
More than half sell above asking
Price Drops
—
Sellers rarely reduce their price
Off Market in 2 Wks
64%
▲ 19pp YoY
Most go pending within 2 weeks
Monthly Payment
$6,834
— 6.37% · 30yr fixed
Principal & interest only on a 20% down $1.37M home. Add ~30–40% for property taxes, insurance, and HOA.
30-yr Fixed6.37%
15-yr Fixed5.74%
A 1% rate drop would save ~$700/mo on the median Berryessa home. Your actual rate depends on your credit, down payment, and loan type.Berryessa Trends
Median Sale Price
Down 12.4% year-over-year. The market is adjusting.
What You'd Actually Pay Per Month
Monthly cost has eased 19% year-over-year.
Melanie Tan
8 Blocks Real Estate · DRE #02014153
“I know Berryessawell. Let me help you understand what the numbers mean for your specific situation.”
Let's talk about Berryessa
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