Santa Clara County Sellers May Be Losing Their Edge. Here Is What That Means For You.
Charm Hartland
Saturday, August 1, 2026
Santa Clara County Sellers May Be Losing Their Edge. Here Is What That Means For You
Santa Clara County Market Update, August 2026
Real homes. Real stories. Real Charm.
If you have talked to me this month, you already know the market is sending some mixed signals. Here is what buyers and sellers are actually asking me right now, and what the numbers say.
"Is this still a seller's market?"
For single family homes, yes, but just barely. Inventory is growing. As of early June there were 1,068 homes for sale countywide, still well below the year 2000 average of 2,703, but more than we have seen in recent years. New listings are coming on faster than homes are closing, so days on market are stretching out.
Condos and townhomes tell a different story. That segment has shifted toward buyers. If you are selling a condo right now, pricing and presentation matter more than ever. If you are buying one, you have more room to negotiate than you did a year ago.
"Why did the median price drop if price per square foot went up?"
This one trips people up. The median sale price is down 3.5 percent year over year, but price per square foot is up 5.4 percent. That is not a contradiction. It usually means more smaller homes and condos are selling relative to larger single family homes, which pulls the overall median down even while the per foot value of what is selling keeps climbing.
The sale to list price ratio also softened, from 105.4 percent down to 104.6 percent. Homes are still selling above asking on average, just not by quite as much.
"Should I lock my rate now or wait?"
Rates ticked up again. The 30 year fixed averaged 6.58 percent for the week of July 24, and jumbo loans, which matter a lot here given our price points, climbed to 6.91 percent. The Fed held steady at its June meeting.
Most forecasters are not expecting rates to drop meaningfully this year. If financing is the piece holding you back, waiting for a big rate drop may cost you more in the long run than locking in now and refinancing later if rates do fall.
What this means for you If you are selling: Pricing accurately matters more this month than it did in spring. Buyers have more options and more time to compare.
If you are buying: Condos and townhomes offer real leverage right now. Single family homes still move fast, but you have a bit more breathing room than last year.
If you are just watching: This looks like a market finding its footing, not one that is turning sharply in either direction.
A note for seniors thinking about the next chapter:
If you have been sitting on the fence about selling, this is a moment worth a real look, not a reason to wait longer. Buyers are still competing for well priced single family homes, which means your equity is still working hard for you. And with rates unlikely to drop sharply this year, the buyer pool competing for your home today is not going to grow much bigger by waiting.
I know selling a longtime home is rarely just a financial decision. It is a life transition, and it deserves a plan built around your timeline, not the market's. Through Graceful Home Transitions, I work with seniors and their families on exactly that, from sorting out what to keep and what to let go of, to coordinating movers and timing the sale around your next home. You do not have to figure out the moving parts alone, and you do not have to rush.
If downsizing, rightsizing, or just exploring your options has been on your mind, let's talk through what it could look like for you.
Have questions about what this means for your specific street or situation? Reach out anytime.
Charm Hartland Realtor | Owner, Realty World Homes & Estates 408-712-3932 | Charm@HartlandTeam.com | www.hartlandteam.com DRE #01216487
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