San Jose prices fell 5.0% in a year while San Francisco's rose 14.8% (Redfin, September 2026).
The San Jose median sale price was $1,349,357, inventory rose 34.4%, and the median sale still took only 22 days. Zillow's index shows a smaller drop of 0.5%, to $1,353,869.
This is general information, not legal advice. State rules vary.
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The San Jose housing market in 2026 is moving in the opposite direction from San Francisco's. Redfin puts the San Jose median sale price at $1,349,357 for the three months ending September 2026, down 5.0% from a year earlier. San Francisco's median rose 14.8% over the same months. San Jose also has far more for sale, with inventory up 34.4% in Redfin's September data.
This guide lays out the current figures for the City of San Jose, California, and keeps Redfin and Zillow numbers apart. It then looks at what a better-supplied market can mean for your timeline, your prep, and your pricing.
San Jose Housing Market 2026: The Numbers
San Jose prices are lower than a year ago, there are about a third more listings, and the typical sale still closes slightly above list price. The table below sets out Redfin's city data for the three months ending September 2026, with one separate Zillow row.
| San Jose figure | Three months ending Sept. 2026 | A year earlier or change | Source |
|---|---|---|---|
| Median sale price | $1,349,357 | $1,420,000 (down 5.0%) | Redfin, September 2026 |
| Median days on market | 22 days | 20 days | Redfin, September 2026 |
| Median sale price per square foot | $835.94 | Down 2.1% | Redfin, September 2026 |
| Sales | 1,489 | 1,498 (down 0.6%) | Redfin, September 2026 |
| Inventory (listings for sale) | 1,140 | Up 34.4% | Redfin, September 2026 |
| Months of supply | 2.3 months | Not compared here | Redfin, September 2026 |
| Average sale-to-list ratio | 101.1% | Down 0.5 points | Redfin, September 2026 |
| Share sold above list price | 42.6% | Down 1.4 points | Redfin, September 2026 |
| Typical value (Zillow ZHVI, separate measure) | $1,353,869 (September 2026) | $1,361,100 (down 0.5%) | Zillow ZHVI, September 2026 |
The Redfin rows cover the City of San Jose across all residential property types. The Zillow row is a different kind of number, explained in the next section. It sits in the same table for convenience and is never averaged with Redfin's figures.
Are San Jose home prices falling?
On Redfin's measure, San Jose prices fell 5.0% in a year, to a median of $1,349,357. Zillow's ZHVI index shows a much smaller drop of 0.5%, to $1,353,869 in September 2026.
Why the two sources disagree
Redfin's median sale price is the midpoint of what actually closed in the period. It moves with the mix of houses that sold, so a quarter heavy on smaller condos can pull it down. Zillow's ZHVI is a smoothed, seasonally adjusted estimate of the typical value of houses and condos in the middle of the market. It counts houses that did not sell, so it moves more slowly.
Price per square foot offers a partial check on mix. San Jose's median fell 2.1% on that measure, to $835.94 (Redfin, September 2026). The gap between a 2.1% drop per square foot and a 5.0% drop in the median suggests the mix of sales may explain part of the decline.
Where Zillow's index has been
Zillow's San Jose index reached its highest reading in January 2025, at $1,433,802. By September 2026 it stood about 5.6% below that mark. It was $1,381,835 in March 2026 and $1,349,485 in June, then edged up to $1,353,869 in September (Zillow ZHVI, September 2026).
How does San Jose compare with San Francisco?
San Jose and San Francisco moved in opposite directions over the past year. San Francisco's Redfin figures show a 14.8% rise to $1,579,248 in the three months ending September 2026, while San Jose's median fell 5.0%.
| Three months ending Sept. 2026 | San Jose | San Francisco |
|---|---|---|
| Median sale price (Redfin) | $1,349,357, down 5.0% | $1,579,248, up 14.8% |
| Median sale price a year earlier (Redfin) | $1,420,000 | $1,375,000 |
| Median days on market (Redfin) | 22, up from 20 | 17, down from 26 |
| Share sold above list (Redfin) | 42.6% | 69.0% |
| Average sale-to-list ratio (Redfin) | 101.1% | 115.0% |
| Inventory change (Redfin) | Up 34.4% | Down 18.2% |
| Months of supply (Redfin) | 2.3 | 2.1 |
| Typical value (Zillow ZHVI, September 2026) | $1,353,869, down 0.5% | $1,441,021, up 15.5% |
A year earlier, San Jose had the higher Redfin median of the two: $1,420,000 against $1,375,000. The gap now runs the other way, by about $230,000. Zillow's index shows the same split in direction, with San Francisco up 15.5% and San Jose down 0.5% (Zillow ZHVI, September 2026).
For a seller, the difference shows up in leverage. San Francisco sales averaged 115.0% of list price, and San Jose sales averaged 101.1%. Our San Francisco housing market 2026 guide covers that city's figures and costs in detail.
What does rising inventory mean for San Jose sellers?
More listings give San Jose buyers more choices, so a house for sale competes with more alternatives than it did a year ago. Inventory reached 1,140 listings, up 34.4%, while sales held almost flat at 1,489 (Redfin, September 2026).
Months of supply turns those two numbers into one. At the recent pace of about 496 sales a month, 1,140 listings would take about 2.3 months to sell. San Francisco sat at 2.1 months, so the two cities are closer on this measure than on price.
The bigger shift is the direction of travel. When listings grow faster than sales, buyers can compare more houses before they commit. Here is how that can play out:
- A house that needs work may sit next to a renovated one in the same search results.
- Buyers may ask for repair credits or inspection fixes more often.
- A listing priced above recent sales may wait longer for an offer.
How long does it take to sell a house in San Jose?
The median San Jose sale spent 22 days on the market in the three months ending September 2026, up from 20 a year earlier (Redfin, September 2026). That count covers only the listing period, not the prep before it or the escrow after it.
Before the listing
The 22-day clock starts once a house is ready to show. Before that, some sellers spend weeks on repairs, cleaning, photos, and paperwork. A house that is not list-ready can add more time here than the listing itself takes.
Disclosures apply to as-is sales too
California requires a seller of single-family residential property to give the buyer a Transfer Disclosure Statement. The disclosure statute (Cal. Civ. Code § 1102) applies to a sale, whether the house is listed or sold as-is. The statute makes that point plainly:
"Any waiver of the requirements of this article is void as against public policy."
California Civil Code 1102(c), state law on real estate transfer disclosures
The timing rule (Cal. Civ. Code § 1102.3) makes the statement due "as soon as practicable before transfer of title." If it arrives after the buyer's offer, the buyer gets three days after delivery in person, or five days after delivery by mail or electronically, to terminate. Some sales are exempt from it (Cal. Civ. Code § 1102.2), including sales ordered by a probate court and sales by a fiduciary administering a decedent's estate. Our guide to selling an inherited house in San Jose covers the Santa Clara County probate side.
After the contract
Escrow comes after the days-on-market count ends. A buyer using a mortgage needs loan approval and usually an appraisal before closing. City and county transfer taxes are also settled at closing, and they vary across the region. Our guide to Bay Area transfer tax by city sets out what a seller may owe.
Pricing a San Jose House When Fewer Sell Over List
San Jose sales still averaged 101.1% of list price, but the share selling above list slipped to 42.6% (Redfin, September 2026). With more listings to compare, a list price close to recent sales may matter more than it did a year ago.
Price per square foot is one rough way to compare. As an illustration only, a 1,500-square-foot house at the city's median of $835.94 per square foot works out to about $1,253,910. A median does not price any single house. Condition, lot, permits, and whether a unit is a condo can move one sale far from the citywide figure.
Some sellers in a softer stretch choose to price near recent comparable sales from the start. Others choose to wait, repair, or compare a listing with a cash offer. If a listing has already sat without offers, our page on what to do when a house won't sell walks through the options.
San Jose Next to Nearby Santa Clara County Cities
San Jose's typical value fell slightly over the year, while eight of the nine other cities in the table below rose. Among the Santa Clara County cities in Zillow's September 2026 city file, only San Jose and Milpitas show a typical value below September 2025.
| City | Typical value, Sept. 2026 (Zillow ZHVI) | Change from Sept. 2025 |
|---|---|---|
| Gilroy | $1,044,931 | Up 1.0% |
| Morgan Hill | $1,316,319 | Up 3.3% |
| San Jose | $1,353,869 | Down 0.5% |
| Milpitas | $1,385,691 | Down 1.2% |
| Santa Clara | $1,642,638 | Up 0.5% |
| Campbell | $1,837,614 | Up 2.7% |
| Mountain View | $1,929,681 | Up 2.5% |
| Sunnyvale | $2,007,452 | Up 1.0% |
| Cupertino | $2,957,922 | Up 2.9% |
| Palo Alto | $3,592,240 | Up 5.9% |
These are citywide Zillow values, not neighborhood medians, and no Redfin figure for these other cities is quoted here. Our Bay Area cash house buyer page covers selling across the rest of the region.
How can Propcash help you sell a San Jose house?
Propcash is a direct cash homebuyer, and we can make you a cash offer on a San Jose house as-is.
There are no repairs, no cleaning, no showings, and no agent commissions or fees charged to you. Our offer is based on local market data, and we show you how we got to our number. You pick the closing date, and a cash sale can close in as few as 7 days through a California escrow company.
A cash offer is one more figure to set beside a listing. If your house is ready and you have time, listing may net you more, and if a cash sale is not your best move, we will tell you. You can get a no-obligation cash offer and compare it with your other options.
Frequently Asked Questions
Is now a good time to sell a house in San Jose?
Whether now is a good time to sell a San Jose house depends more on your timeline and your house than on any forecast. The latest figures show prices down 5.0% from a year earlier on Redfin's measure, yet sales still averaged 101.1% of list price in the three months ending September 2026 (Redfin, September 2026). A ready house can still sell in a few weeks, while a house that needs work faces more competing listings than it did a year ago.
Are San Jose houses still selling above asking price?
Many San Jose houses still sell above asking price, but fewer than a year ago. In the three months ending September 2026, 42.6% of San Jose sales closed above list, down 1.4 points from a year earlier (Redfin, September 2026). In San Francisco over the same months, 69.0% did.
Why does Zillow show a different San Jose value than Redfin?
Zillow and Redfin measure different things, so their San Jose numbers differ. Redfin's median sale price of $1,349,357 is the midpoint of what actually sold in the three months ending September 2026. Zillow's ZHVI of $1,353,869 is a smoothed estimate of the typical value of houses and condos in the middle of the market, sold or not (Zillow ZHVI, September 2026). The two should be quoted separately, with the source and month, and never averaged.
Does an as-is sale in San Jose skip the Transfer Disclosure Statement?
An as-is sale of a San Jose house does not skip the Transfer Disclosure Statement. California Civil Code section 1102 applies to sales of single-family residential property, and it says any waiver of its requirements is void as against public policy. The exemptions in section 1102.2 cover situations such as court-ordered sales and sales by a fiduciary administering an estate, not a sale labeled as-is.
Are prices falling in Sunnyvale, Santa Clara, and other nearby cities too?
Sunnyvale, Santa Clara, and Palo Alto values rose over the year, unlike San Jose's. Among the Santa Clara County cities in Zillow's September 2026 city file, only San Jose and Milpitas show a typical value below September 2025. Sunnyvale rose 1.0%, Santa Clara 0.5%, and Palo Alto 5.9% (Zillow ZHVI, September 2026).
Where do the San Jose market figures in this guide come from?
The San Jose market figures in this guide come from two separate sources. The Redfin figures come from Redfin's city housing market data for San Jose, covering the three months ending September 30, 2026. The Zillow figures come from Zillow's public ZHVI city file for September 2026, mid-tier, smoothed and seasonally adjusted.
Reviewed by the Propcash Editorial Team under our editorial standards. Published by Propcash, a direct cash buyer of houses. This guide is general information. Laws, fees, and market figures change, so check the current rules for your state.
