2026-10-19 – 2026-10-26
This week: 38 market zones — Atherton, Palo Alto, Los Altos, Cupertino, Sunnyvale, Santa Clara, the four San Jose quadrants, Campbell, Saratoga, Los Gatos, Mountain View, Menlo Park, San Mateo, Burlingame, Millbrae, San Carlos, Redwood City, San Francisco, San Bruno, Fremont, Union City, Newark, and Milpitas. Single-family homes only.
💎 Atherton
Median list price $10.50M, down $4.49M on the week — don't panic: last week was +$5.01M, so this is the mirror-image swing. With only 21 listings, a few trophy homes entering or leaving can flip the median. MAI 42, a slight seller's advantage, is unchanged. Treat the median as noise; the market itself hasn't moved.
🌲 Palo Alto North (94301)
Median list $7.044M, and the median price of new listings is an eye-popping $11.444M. But there are only 10 homes for sale — this week's new inventory in Crescent Park / Professorville skews to trophy properties, which drags the median up. MAI 57 and still heating. Read the mix, not the headline: supply is thin, demand is steady, and the top end of Palo Alto is not cooling.
🌲 Palo Alto Central (94306)
Median list $3.7375M, with MAI jumping from 61 to 75 — Midtown / Barron Park clearly accelerated this week: sales are outpacing supply, 13% of listings raised their price, and median DOM is just 21 days. New listings are coming on at a median $2.649M, below the existing stock, so new sellers are pricing to move. This is the Palo Alto zone to watch most closely right now — the heat is real and rising.
💎 Los Altos North (94022)
Median list $4.099M, MAI 73 — but only 6 homes are on the market. Old Town has almost no inventory this week, and the page reads prices as still drifting down before leveling off. This number says “no supply” more than it says anything about value; don't take it literally.
💎 Los Altos South (94024)
Median list $5.9435M — higher than the north side — with MAI 84 and a median DOM of just 7 days. Loyola is running hot: 12 homes on the market and they are moving fast. The north–south inversion is mostly mix: this week's south-side listings happen to be large luxury homes. If you're buying in Los Altos, know this: the south side is currently harder to negotiate than the north.
🎓 Cupertino
Median list $4.1244M, back above $4M, with the page calling a “new high.” Don't read the headline alone: the median price of new listings dropped $300K in a week and DOM stretched to 60 days — new sellers are pricing more realistically while older listings sit longer. What's rising is the median of the standing inventory, not a citywide bidding frenzy.
🏡 Sunnyvale North (94089 + 94085)
Median list $1.498M–$1.88M across the two ZIPs, with only 14 homes combined. In 94089, MAI 68 and DOM of just 14 days mean the relatively affordable single-family homes move quickly; 94085 has 9 homes and MAI 48, cooling. The north side is Sunnyvale's value pocket — close to 101/237 commuting — but choice is limited and good homes go fast.
🏡 Sunnyvale Central (94086)
Median list $2.323M, 16 homes, MAI 72 — but down noticeably from last month's 81, with 25% of listings cutting price. The Downtown area is still warm, just off the boil: from “feverish” back to “warm,” with prices starting to edge down. Buyers no longer need to chase the way they did.
🏡 Sunnyvale South (94087)
Median list $2.69794M, MAI 93 — among the hottest readings in this entire report. Only 11% of listings have cut price, 6% have raised it, and DOM is 18 days. MAI is down slightly from 99 last month, but 93 is still firmly a seller's market: if you find the right home, move decisively.
🏘 Santa Clara Central (95050)
Median list $1.888M, 23 homes, MAI 59 — up 3 points from last month — yet the page describes sales and inventory in relative stasis, with prices flat for weeks. Central Santa Clara is “heat without price movement”: median DOM is 21 days, so good homes still move. With 30% of listings having cut price, start negotiations with the ones that have been sitting.
🏘 Santa Clara North (95054)
Median list $1.5995M, MAI 44 — with a big caveat: the Rivermark area is mostly condos and townhouses, and there are only 6 single-family homes for sale; the median DOM of 140 days is skewed by a few stale listings. The north-side single-family sample is too thin to read literally — directionally, it's a newer-community, commute-friendly pocket where detached homes are simply scarce.
🏘 Santa Clara West (95051)
Median list $1.958M, the highest of the three zones, with 24 homes. The signals conflict: the page narrative says sales are outrunning supply and the market is heating, but 46% of listings have cut price and median DOM has stretched to 70 days — homes are not moving easily. My read: west-side pricing is anchored to South Sunnyvale and Cupertino, and buyers are voting with their feet; overpriced homes just sit. If you're buying on the west side, shop the 46% that have already cut.
📍 North San Jose (95131 / 95132 / 95133)
Median list $1.337M–$1.5984M, 48 homes combined. Berryessa is soft overall: both main ZIPs sit at MAI 43, and in 95132 a full 47% of listings have cut price — sellers are genuinely conceding. 95133's MAI 70 looks hot, but with only 6 homes for sale the sample is too thin to trust. Of San Jose's four quadrants, the north is currently the friendliest for buyers who want time to negotiate.
📍 East San Jose (95122 / 95127 / 95135)
Median list $1.049M–$2.30M, 61 homes combined — one quadrant, two worlds. 95122 is the lowest single-family entry point in all of San Jose at $1.049M, and with DOM of 21 days it's not sitting still; Evergreen (95135) is heating up instead, at a $2.30M median with new listings coming on at a $2.8988M median. Don't generalize about the east side: Alum Rock for value, Evergreen for schools and setting — at roughly double the price.
📍 South San Jose (95120 / 95123 / 95136)
Median list $1.3805M–$2.1689M, 105 homes combined — the deepest inventory of the four quadrants. Almaden (95120) holds its premium at $2.1689M; around Blossom Hill and Santa Teresa, 40%–46% of listings have cut price and DOM runs 49–56 days — real concessions. The south suits patient owner-occupant buyers: deep choice, plenty of motivated sellers, and negotiations that should start with the longest-listed homes.
📍 West San Jose (95117 / 95128 / 95129 / 95130)
Median list $1.6239M–$2.199M, 49 homes combined, MAI 48–59 — the hottest of the four quadrants, carried by schools and commuting. 95129 holds at $2.199M with only 14% of listings cutting price, though a 29% relist rate says older listings are still waiting for the right buyer; 95117 cooled from MAI 55 to 48 with 40% price cuts, making it the most negotiable pocket on the west side. 95130 remains inventory-starved with no report — there is simply nothing for sale there.
🏘 Campbell
Median list $2.3445M looks flat, but everything underneath is loosening: price cuts jumped from 33% to 45% of listings, the median price of new listings fell $836K in a week, and DOM stretched to 35 days. New sellers are already competing on realistic prices — if you want room to negotiate, this is the window.
🌲 Saratoga
Median list $3.998M, 35 homes, MAI 46 — down slightly from last month — with 34% of listings cutting price and DOM at 70 days. Altos reads this as mild cooling with prices moving lower. Saratoga's pace is always slow, so 70 days here is not alarming; for buyers, this is one of the few west-side luxury markets where you can still take your time and negotiate.
🌲 Los Gatos
Median list $2.388M with 105 homes — plenty of choice — but MAI is just 34, the lowest in this entire report, barely inside seller's territory, with 40% of listings cutting price and median DOM at 91 days. The page narrative says prices have recently turned back up, which doesn't square with the MAI and price-cut data; I trust the data. Los Gatos right now is a deep-inventory, slow-tempo market: buyers have selection and leverage, and sellers need to price honestly.
🏫 Mountain View South (94040)
Median list $3.169M, MAI 89 — with the essential caveat that only 4 single-family homes are for sale. Cuesta Park / Monta Loma has almost no supply this week; the 89 reading is what “nothing to choose from” looks like. If you want the south side, the strategy is simple: do your homework in advance and see new listings the day they appear — don't wait for the data to confirm.
🏫 Mountain View Central (94041)
Median list $2.7735M, 6 homes, MAI 52 and edging up. Downtown / Old Mountain View has few detached homes by nature — here you are paying for location and walkability, and at $1,803/sq ft it's the priciest of the three zones per foot. With 17% of listings having cut price, long-listed homes can be negotiated, but don't expect major concessions.
🏫 Mountain View North (94043)
Median list $2.1989M — the lowest of the three zones — and the deepest choice with 15 homes. MAI 52 is down from 63 last month, yet DOM is only 14 days: the attainably priced homes move fast while the ambitious ones wait. The north side offers more single-family choice than the south, and suits buyers budgeted in the low $2Ms who want to stay in Mountain View and shop among the 13% that have cut price.
🌲 Menlo Park
Median list $4.3365M, up $338.5K, with new listings coming on at a median $952K higher — yet the page narrative still says “cooling” and MAI slipped to 53. What's rising is the price of the new mix, not demand. If you're trying to get into Menlo Park, watch how new listings are priced, and don't let the median pull you along.
🌳 San Mateo North (94401)
Median list $1.393M — for this part of the Peninsula, that's a value pocket. But there are only 6 single-family homes for sale: the Downtown area is mostly condos, so detached homes here are a matter of catching the occasional listing. MAI 63 is rising while 33% of listings have cut price — conflicting signals, mostly because the sample is tiny. One line to remember: north-side single-family homes are scarce and cheap for the location, and worth a serious look when one appears.
🌳 San Mateo South (94402 + 94403)
Median list $1.85M–$2.795M, 34 homes combined, MAI 71–72 — high readings, but both ZIPs are down from last month (79 and 86), and the pages describe mild cooling with prices moving lower. DOM is only 7–14 days, so good homes still move quickly: this is a market cooling from its peak without slowing down. Buyers shouldn't wait for a bottom signal; sellers shouldn't price off last month's peak.
🌲 Burlingame (94010 ZIP)
Median list $3.4955M, down $202.3K, with the narrative flipping back from last week's “heating” to cooling. But this is a 13-listing sample with price cuts jumping to 31% and DOM out to 28 days — median swings here are single-listing mix effects. The reading that holds up is MAI 76: a top-tier seller's market. Treat the median as decoration.
✈️ Millbrae
Median list $2.30M, flat for a second straight week. MAI 83 is down 4 points but still the highest in this report, and 0% of listings have cut price — this market is exceptionally firm. The $891K jump in the new-listing median is just the reverse swing of last week's −$600K, on an 11-listing sample; ignore it.
🌳 San Carlos
Median list $2.75M, 19 homes, MAI 63 — up 6 points from last month — with 26% of listings cutting price and DOM at 28 days: one of the warmer markets on this part of the Peninsula. The page narrative describes a long cooling trend flattening out, but the rising MAI says demand is coming back. The pool is small, so move quickly when the right home appears.
🌳 Redwood City Central / East (94061 + 94063)
Median list $1.449M–$1.998M, 37 homes combined — two ZIPs, two temperatures. In 94061, MAI 74 is still rising with DOM of 14 days; 94063, at a $1.449M median, is one of the Peninsula's lowest single-family entry points, and with 31% of listings cutting price you can take your time. The old citywide “cooling” line was really a blended average — split apart, the east side isn't that cold.
🌳 Redwood City Hills (94062)
Median list $3.599M, 21 homes, MAI 52 and flat, with the page describing several weeks of cooling — though prices haven't started to fall yet. Emerald Hills trades on views and lot size and always moves slower than the flats: with 24% of listings having cut price, a few more quiet weeks and sellers will have to move on price. If you want to be up in the hills, this is the season to watch for the signal.
🌳 Redwood Shores (94065)
There is exactly 1 single-family home for sale in this zone this week — listed at $2.963M, with a DOM of 364 days. The MAI of 90 and the per-foot figures are all that one house; don't read them as a market. The only honest takeaway: detached supply in Redwood Shores is effectively zero right now. If this is your target area, you wait for new listings — there is nothing to choose between.
🏙 San Francisco
Median list $1.65M, up $153K, with the page describing a climb toward historic highs. But the top quartile rose from $3.85M to $4.20M while price per foot fell and DOM stretched to 21 days — what's rising is the high-end mix, not prices across the board. Redfin's closed data still has San Francisco's sale median up 12.9% year over year, among the nation's strongest — list side and closed side point the same way this week, but neither justifies chasing the headline.
✈️ San Bruno
Median list $1.40M, dead flat. MAI rose to 67, but price cuts jumped from 21% to 32% of listings — two signals pointing opposite ways, on a 19-listing sample, so read with care. When the heat index and seller behavior disagree, trust the behavior: sellers are conceding.
🌉 Fremont — Mission District (94539)
Median list $2.198M, 15 homes, MAI 59. Sales have outrun new listings for several weeks, but DOM has stretched to 63 days and 20% of listings are relists — the school-district premium is holding prices high while buyers trade time for money. Note this week's median price of new listings: just $1.099M, far below the standing median, meaning some new inventory is priced to sell. If you're targeting the Mission schools, that window is worth watching closely.
🌉 Fremont — Other Areas (94536 / 94538 / 94555)
Median list $1.45M–$1.65M, 91 homes combined — most of Fremont's inventory lives here. MAI 48–52, all easing slightly, with 30%–33% of listings cutting price: consistently soft across all three ZIPs. The contrast with the Mission district is the story — there, a school premium holds prices up; here, it's the regular Silicon Valley commute market, and buyers budgeted around $1.5M have real choice and real negotiating room.
🏘 Union City
Median list $1.3499M, flat, with inventory up to 47 homes. MAI slipped from 46 to 43 and the label dropped to a slight seller's advantage — the cooling signal is clearer now. Price cuts are holding at 32%; the negotiating window is still open.
🏘 Newark
Median list $1.298M, down slightly, with price cuts up to 32% of listings and DOM out to 35 days — the page narrative now calls this a buyer's market. A calm, soft market that rewards patience. The good news: the median price of new listings rose $181K, so the new inventory isn't low quality.
🏠 Milpitas
Median list $1.65M, down $63K, with new listings coming on at a median $426K lower — asking prices are searching downward. But MAI held at 56 and inventory is back to 27 homes: what's falling is asking prices, not demand. The direction is a gentle adjustment, not a slide.
📈 The Big Picture
Redfin's October 22 report: U.S. pending home sales fell 14.4% year over year to a record low, with all 50 large metros down for a second straight week; the typical monthly mortgage payment is $2,796, the second-highest on record; new listings fell 2.7% year over year, the biggest weekly drop in three months. San Jose's closed median is down 4.7% year over year while San Francisco's is up 12.9%, still among the nation's strongest. At today's rates, realistically priced homes move — and overpriced homes sit until the price cuts start.
Curious about what's for sale in any of these markets? Message me 👋 Kevin Tao | Coldwell Banker Realty
(Data: Altos Research, asking-side, single-family homes, updated Oct 26–27; zone figures combine ZIP-level data; Burlingame is the 94010 ZIP; 95130 has too little inventory for a report; Redwood Shores has exactly one home listed this week; asking-side and closed-side figures differ and are shown for trend reference only.)