Strong Seller's Market
▼ Cooling DownWest Valley, San Jose Market Update
West Valley is one of the most competitive markets in the Bay Area right now. Here's what you need to know:
- Homes go pending in about 13 days — move quickly or you'll miss out
- Selling 6% above asking — budget above list price to compete
- Monthly payment: $10,476 at 6.37% (20% down on a $2.10M median home)
- West Valley pricing is 58% above the San Jose median ($2.10M vs. $1.33M)
Competition is easing. Conditions may improve in coming months.
Median Sale Price
$2.10M
▼ -8.5% YoY
63 sold this month
Down $194K from last year
Days on Market
13 days
▲ +4d YoY
Homes sell in a week or two
Sale-to-List Ratio
106.4%
▼ from 109.7%
Selling 6% above asking
Active Inventory
37
Very low — limited options for buyers
Sold Above List
62%
▼ -13pp YoY
More than half sell above asking
Price Drops
—
Sellers rarely reduce their price
Off Market in 2 Wks
60%
▲ 17pp YoY
Most go pending within 2 weeks
Monthly Payment
$10,476
— 6.37% · 30yr fixed
Principal & interest only on a 20% down $2.10M home. Add ~30–40% for property taxes, insurance, and HOA.
30-yr Fixed6.37%
15-yr Fixed5.74%
A 1% rate drop would save ~$1,073/mo on the median West Valley home. Your actual rate depends on your credit, down payment, and loan type.West Valley Trends
Median Sale Price
Down 8.5% year-over-year. The market is adjusting.
What You'd Actually Pay Per Month
Monthly cost has eased 16% year-over-year.
Melanie Tan
8 Blocks Real Estate · DRE #02014153
“I know West Valleywell. Let me help you understand what the numbers mean for your specific situation.”
Let's talk about West 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