Santa Clara County Real Estate Market Update – Month Ending January 2026 - by Charm Hartland, Realtor

Charm Hartland

Friday, February 13, 2026

Santa Clara County Real Estate Market Update – Month Ending January 2026

By Charm Hartland | Realty World Homes & Estates
January is always a “reset” month in Silicon Valley real estate; new inventory starts to build, buyers re-engage after the holidays, and the market begins warming up for the spring selling season. This year, January 2026 delivered a clear message: demand is still there, but buyers are more selective, and pricing + preparation matter more than ever.

January 2026 Snapshot (Santa Clara County)

Single-Family Homes (Resale)

New listings: 686
Active inventory (end of month): 591
Closed sales: 312
Average days on market: 32
Average sale price: $2,207,361
Median sale price: $1,745,000
Median $/SqFt: $1,052
Average % of list price received: 103%

Condos & Townhomes

New listings: 503
Active inventory (end of month): 623
Closed sales: 156
Average days on market: 61
Average sale price: $987,318
Median sale price: $886,944
Median $/SqFt: $707
Average % of list price received: 100%

What that tells us: Single-family homes are still moving quickly and often selling over list, while condos/townhomes are taking longer and behaving closer to a balanced market.

City Highlights (Selected)

A few “headline” medians from January closed sales:

San Jose (SFR): median $1,500,000, avg DOM 27, ~103% list price received
Sunnyvale (SFR): median $2,820,000, avg DOM 30, ~109% list price received
Palo Alto (SFR): median $3,325,000, avg DOM 39, ~107% list price received
Santa Clara (SFR): median $2,289,000, avg DOM 16, ~107% list price received

On the attached condo/townhome side, San Jose posted a median of $770,000 with a longer 61-day average market time another sign that buyers are value-conscious in that segment.

What Buyers Did in January (And Why It Matters for Spring)

Even when headlines talk about slower national sales, Silicon Valley behaves differently because well-priced, well-presented homes still trigger competition.
Nationally, January 2026 existing-home sales fell and homes took longer to sell, reflecting affordability pressure and seasonal factors.

Locally, the single-family segment still averaged 103% of list price received countywide.
My read: Buyers are showing up, but they’re not “overpaying for problems.” They’ll compete aggressively for turn-key homes, great locations, and strong school areas, but they negotiate harder when condition, disclosures, or pricing don’t line up.

Spring 2026 Selling Season Predictions (What I Expect Next)

Here’s what January data typically signals as we head into March–May, plus what we’re seeing in early 2026 conditions:

1) Inventory should rise, then the best homes will separate quickly

January already posted 686 new single-family listings countywide, and spring usually increases that pace. More choices doesn’t automatically mean “easy” for buyers, it often means buyers become pickier, and only the best-positioned homes sell fast and above list.

2) Multiple offers will likely remain common for “A” homes

When the county is averaging 103% list price received on single-family homes, that’s not a sleepy market. If mortgage rates stay even moderately stable, spring demand typically expands faster than supply for top-tier homes.

3) Condos/townhomes may stay more negotiable than single-family

With 61 average DOM and 100% list price received in January, the attached-home segment is signaling more balance. That often translates into: more price reductions, more credits, and more room to negotiate, especially on condition and HOA-related concerns.

4) Prices: modest upward pressure, but not a straight line

The California Association of REALTORS® forecast called for a modest statewide price increase in 2026. In Santa Clara County, expect pricing to be hyper-local: schools, commute patterns, property condition, and micro-neighborhood inventory will matter more than broad county averages.

What Sellers Should Do Now (To Win in Spring)

If you’re planning to list in March, April, or May:

Pre-inspect + pre-plan: Know your roof, pest, sewer lateral, HVAC, and disclosure story before the market tells it for you.
Upgrade strategically: paint, lighting, staging, landscaping, and cosmetic fixes still punch above their weight, especially when buyers are selective.
Price for impact: In this market, correct pricing is what creates competition (and often the best outcome).
Timing matters: Your best window is when your home will look and show its best, then marketing can do its job.

What Buyers Should Do Now (To Compete Smartly)

Update underwriting (not just pre-approval) so you can move fast when the right home hits.
Be ready for two markets at once: you may negotiate on one home and compete hard on the next depending on condition and pricing.
Target strategy over emotion: win with clean terms, strong credibility, and a smart pricing plan not just the highest number.

Bottom Line

January 2026 showed a market that’s active, competitive in single-family homes, and more measured in condos/townhomes, a classic setup for a busy spring in Santa Clara County. The buyers are out there. The opportunities are real. And the winners this spring will be the people who prepare early and act strategically.

Call to Action

If you’re thinking about selling this spring or buying while you still have negotiating room in certain segments, reach out and I’ll put together a custom strategy and pricing plan for your home.

Charm Hartland
Realtor/Owner, Realty World Homes & Estates
San Jose, CA 95138

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