What Is The Average Price of a home in Santa Clara County (January 2026) by Charm Hartland
Charm Hartland
Wednesday, February 11, 2026
Santa Clara County Real Estate Market Update
As of the End of January 2026
By Charm Hartland, Realty World Homes & Estates
As we closed out January 2026, the Santa Clara County real estate market is doing what it often does this time of year: resetting, rebalancing, and quietly preparing for the spring market ahead.
If you’ve been watching headlines, you may see mixed messages. Some suggest cooling, others predict acceleration. The truth, as always, is more nuanced — and very local.
Here’s what’s really happening on the ground in Silicon Valley.
A Seasonal Reset — Not a Slowdown
January is historically one of the quieter months in real estate. Many sellers pause during the holidays, and buyers often wait until the new year to re-engage.
This year followed that pattern.
We saw:
Pricing: Stable and Sensible
Home prices in Santa Clara County have moderated compared to last year’s peak levels, but remain strong by historical standards.
What this means:
Inventory: More Choice, Still Limited
Inventory has improved compared to early 2025, giving buyers more options. However, supply remains below long-term norms for our region.
In practical terms:
Condos and Townhomes
The condo and townhome segment has seen a bit more softening than single-family homes, with:
What This Means for You
For Buyers
This is a more strategic market than an emotional one. Preparation wins.
Buyers who succeed right now are:
For Sellers
The market still rewards quality and strategy.
Homes that sell best today are:
My Perspective
After many years working in Santa Clara County real estate, through hot markets, shifting markets, and everything in between one thing remains true:
Timing matters less than strategy.
There is no universal “perfect moment” to buy or sell. There is only the right plan for your goals, your timeline, and your financial picture. That’s where thoughtful guidance and local expertise come in.
If 2026 has you considering a move, upsizing, downsizing, or simply exploring your options, I’m always happy to provide insight no pressure, just clarity.
Warmly,
Charm Hartland, Realtor
Realty World Homes & Estates
40-712-3932
Charm@HartlandTeam.com
As of the End of January 2026
By Charm Hartland, Realty World Homes & Estates
As we closed out January 2026, the Santa Clara County real estate market is doing what it often does this time of year: resetting, rebalancing, and quietly preparing for the spring market ahead.
If you’ve been watching headlines, you may see mixed messages. Some suggest cooling, others predict acceleration. The truth, as always, is more nuanced — and very local.
Here’s what’s really happening on the ground in Silicon Valley.
| January 2026 - Single Family Homes in Santa Clara County by City | |||
| City | Sale Price, Median | Sale Price to List Price Ratio | |
| Los Altos Hills | $5,350,000 | 98% | |
| Los Altos | $4,862,500 | 105% | |
| Saratoga | $4,270,000 | 101% | |
| Cupertino | $3,738,000 | 105% | |
| Palo Alto | $3,325,000 | 107% | |
| Mountain View | $2,968,000 | 114% | |
| Sunnyvale | $2,820,000 | 109% | |
| Los Gatos | $2,620,000 | 104% | |
| Santa Clara | $2,289,000 | 107% | |
| San Martin | $2,240,000 | 98% | |
| Campbell | $1,978,888 | 106% | |
| Morgan Hill | $1,525,000 | 100% | |
| San Jose | $1,500,000 | 103% | |
| Milpitas | $1,250,000 | 103% | |
| Gilroy | $1,047,500 | 100% | |
January is historically one of the quieter months in real estate. Many sellers pause during the holidays, and buyers often wait until the new year to re-engage.
This year followed that pattern.
We saw:
- A modest dip in sales volume
- Slightly longer days on market
- A gradual rise in available inventory
Home prices in Santa Clara County have moderated compared to last year’s peak levels, but remain strong by historical standards.
What this means:
- Prices are no longer sprinting upward at double-digit rates
- Buyers are more price-sensitive and analytical
- Strategic pricing matters more than ever
Inventory has improved compared to early 2025, giving buyers more options. However, supply remains below long-term norms for our region.
In practical terms:
- Buyers have slightly more breathing room
- Sellers still hold leverage in desirable neighborhoods
- Turn-key homes in prime locations remain highly competitive
The condo and townhome segment has seen a bit more softening than single-family homes, with:
- Increased inventory
- More negotiation opportunities
- Buyers taking additional time to decide
For Buyers
This is a more strategic market than an emotional one. Preparation wins.
Buyers who succeed right now are:
- Fully underwritten on their loans
- Clear on their priorities
- Ready to act decisively on the right property
The market still rewards quality and strategy.
Homes that sell best today are:
- Professionally prepared
- Thoughtfully priced
- Marketed with intention and reach
My Perspective
After many years working in Santa Clara County real estate, through hot markets, shifting markets, and everything in between one thing remains true:
Timing matters less than strategy.
There is no universal “perfect moment” to buy or sell. There is only the right plan for your goals, your timeline, and your financial picture. That’s where thoughtful guidance and local expertise come in.
If 2026 has you considering a move, upsizing, downsizing, or simply exploring your options, I’m always happy to provide insight no pressure, just clarity.
Warmly,
Charm Hartland, Realtor
Realty World Homes & Estates
40-712-3932
Charm@HartlandTeam.com
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