Cover illustration; not an identified property or verified street photograph.
Updated September 29, 2026. By Vikas Shah, CA DRE #02235333 | 408-650-3463
San Jose is several housing markets inside one city. Start with a property type and payment ceiling: August 2026’s single-family median was $1.575 million, while condos/townhomes combined were $700,000. Then compare a small set of areas around the trips and amenities you use.
San Jose prices: August 2026 closed sales
| Property category | Median sale price | Closed sales | Median days on market |
|---|---|---|---|
| Single-family homes | $1,575,000 | 331 | 14 |
| Condos + townhomes combined | $700,000 | 137 | 26 |
Source: Aculist / MLSListings city report, August 2026, retrieved September 29, 2026. These are closed-sale medians, not asking prices or a value estimate for a particular home. Attached housing is one combined category; the report does not supply separate condo and townhome medians here. Changes in the mix of homes sold can move the median.
Three area comparisons
| MLS area | Detached median / sales | Condo + townhome median / sales | Median DOM: detached / attached | Everyday anchor |
|---|---|---|---|---|
| Almaden Valley | $2,105,000 / 23 | $1,195,000 / 3 | 10 / 77 | Almaden Lake and Quicksilver outdoor access |
| Evergreen | $1,714,000 / 27 | $765,000 / 20 | 13 / 15 | Evergreen Village Square errands and library |
| Willow Glen | $1,950,000 / 46 | $848,888 / 7 | 16 / 6 | Lincoln Avenue dining and neighborhood shops |
Aculist MLS-area reports, August 2026, retrieved September 29. These are defined MLS areas, not entire ZIP codes. Condo and townhome sales are combined. Three Almaden attached sales and seven Willow Glen attached sales are small samples; a single unusual closing can materially affect the median.
What is around each area
- Almaden Valley: Almaden Quicksilver County Park, Almaden Lake Park and Safeway at 6477 Almaden Expressway offer concrete recreation and grocery anchors.
- Evergreen: Village Square Branch Library and Walmart Neighborhood Market at Evergreen Village Square make a useful errand hub; the community center adds activity options.
- Willow Glen: Lincoln Avenue’s business district provides shops and dining; Willow Street Frank Bramhall Park is a separate recreation destination.
The linked area guides provide the primary amenity sources and detailed property comparisons. A neighborhood name does not establish a commute time or walking distance.
Named schools and current rating references
| School to investigate | GreatSchools rating observed Sept. 29, 2026 |
|---|---|
| Leland High School | 10/10 |
| Evergreen Valley High School | 10/10 |
| Willow Glen High School | 8/10 |
These are third-party summary ratings, not a ranking of neighborhoods or a complete measure of a child’s experience. Schools listed are local reference points, not a promised feeder chain for every home. Use the district’s enrollment and address tools for the exact property and school year; enrollment, transfers and capacity are not guaranteed. Ask about the specific program, support services and daily route your household needs.
Cash and monthly budget at the detached median
At $1.575 million, 20% down is $315,000. Adding a hypothetical 2% closing/prepaid allowance ($31,500) and a $50,000 reserve requires $396,500 allocated cash. At 6.5% fixed for 30 years, monthly principal and interest is about $7,964; adding a 1.2% tax allowance and $200 insurance brings modeled housing to $9,739, excluding maintenance and utilities.
An efficient four-step search
| Step | Deliverable |
|---|---|
| Budget | Payment ceiling, cash to close and reserve floor |
| Area shortlist | Two or three locations tied to actual commute and errands |
| Property comparison | Same-category recent sales plus condition, parking and HOA differences |
| Offer decision | Price ceiling, contingency choices and cash stress test |
Questions that prevent expensive surprises
- Is all advertised living area permitted and usable for the intended purpose?
- What repairs need near-term cash, and which can wait?
- For attached homes, what does the HOA cover and what capital work is planned?
- Can the property be insured and financed on terms that fit the budget?
Frequently asked questions
Can I buy below the city median?
Yes, a median is a midpoint of a particular sample, not a minimum. Availability depends on property type, size, condition and location. Do not assume the same budget works in every area.
Should I bid a fixed percentage above asking?
No. List prices are strategies. Use relevant comparable sales and current competition, then keep the offer within the property’s value to you and your financing limits.
Related guides and next steps
- https://findbayhomes.com/listing
- https://findbayhomes.com/contact
- Find Bay Homes mortgage calculator
- Best San Jose Neighborhoods for Families in 2026
- Buying a Home in Almaden Valley (San Jose) in 2026: Complete Buyer Guide
Discuss your property, budget and timing with Vikas Shah, CA DRE #02235333, FindBayHomes | Doorlight Inc., CA DRE #02219383. Call 408-650-3463 or email vikas@findbayhomes.com. Calculations and online valuation tools are estimates, not loan approvals or guaranteed sale prices.
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