October 2026 Market Update

The October 2026 market update for Santa Clara County shows a competitive housing market, with conditions varying between single-family homes and condos and townhomes. Median sales prices have declined year over year across both segments, while single-family homes continue to attract strong buyer competition, selling above asking price on average. Condos and townhomes are taking longer to sell and offer buyers more options and greater negotiating flexibility.
 

Price Trends Show Year-Over-Year Declines

Santa Clara County

• Single-Family Homes: The median sales price decreased to $1.87M in September 2026, down from $1.95M in September 2025, reflecting a year-over-year decline despite continued buyer demand.
• Condos & Townhomes: The median sales price declined to $850K, down from $950K a year ago, indicating softer pricing in the attached-home segment.

Homes Are Taking Slightly Longer to Sell

Santa Clara County

• Single-Family Homes: Average days on market increased to 27 days, up from 25 days last year, indicating a slightly slower sales pace.
• Condos & Townhomes: Average days on market increased to 43 days, compared with 38 days a year ago, giving buyers more time to evaluate their options.

Sale-to-List Price Trends Show Continued Competition

Santa Clara County

• Single-Family Homes: Homes are selling at 103.2% of list price, unchanged from last year, reflecting continued competition and buyer demand.
• Condos & Townhomes: Homes are selling at 100.1% of list price, down slightly from 100.6% last year, indicating more moderate competition while properties continue to sell near asking price.

Inventory Highlights Two Different Markets

Santa Clara County

• Single-Family Homes: Inventory remains tight at 1.8 months, supporting a competitive seller's market with limited supply.
• Condos & Townhomes: Inventory stands at 3.7 months, offering buyers more choices and greater negotiating flexibility compared with the single-family home market.

What This Means for You

Sellers

• Single-family homes remain competitive: With homes selling at 103.2% of list price and averaging 27 days on market, strategic pricing and strong presentation remain important.
• Condos and townhomes require thoughtful positioning: With 43 days on market and a 100.1% sale-to-list ratio, accurate pricing and polished marketing can help attract buyers.
• Preparation creates an advantage: Even in a competitive market, well-presented and appropriately priced homes are better positioned to stand out and attract qualified buyers.

Buyers

• More time to evaluate: Average market times of 27 days for single-family homes and 43 days for condos and townhomes give buyers slightly more time than last year to explore their options.
• Opportunities vary by property type: With 3.7 months of condo and townhome inventory, buyers have more choices, while single-family homes remain competitive with just 1.8 months of inventory.
• Be strategic with your offer: Single-family homes are still selling above asking price on average, while condos and townhomes are selling closer to list price. Understanding the competition and pricing trends can help buyers make informed offers.