UPDATED AS OF OCTOBER 2026

MONTHLY MARKET REPORT ON

SILICON VALLEY REAL ESTATE

Real numbers, honest perspective, and 22 years of on-the-ground experience in the Silicon Valley luxury market.
Updated every month so you always know where things stand.

Silicon Valley is two markets right now. In Santa Clara County, buyers have more options and more time than they did a year ago, and sellers are starting to feel it in their pricing. In San Mateo County, it’s the opposite. Fewer homes are coming to market, and buyers are competing harder for each one. Neither county has become a buyer’s market. But the advice I’d give a Santa Clara seller this fall is very different from what I’d tell one a few miles north in San Mateo. That difference is the story this month.

AT A GLANCE ———

Key Metrics This Month.

Read together, these numbers point to one shift: Santa Clara is giving buyers some leverage back, while San Mateo remains firmly in sellers’ hands.

Santa Clara County
Median Sale Price
$0.00M
-3.1% YoY
San Mateo County
Median Sale Price
$0.00M
+8.9% YoY
Both Counties
Median Days on Market
0-12 Days
San Mateo sped up, Santa Clara slowed slightly
Both Counties
Sale-to-List Ratio
0-105.7%
Homes still closing above asking
Both Counties
Inventory
0.0-1.9 Mo.
Calculated from active vs. sold listings
Santa Clara County
October 2026 Report
Median sale price$0
Median list price$0
Active listings0
Homes sold0
Median days on market0
Sale-to-list ratio0%
Months of inventory0 mo.
San Mateo County
October 2026 Report
Median sale price$0
Median list price$0
Active listings0
Homes sold0
Median days on market0
Sale-to-list ratio0%
Months of inventory0 mo.
MARKET INTELLIGENCE ———

Dawn’s Take This Month.

Santa Clara buyers have room to negotiate again.
More homes on the market means buyers can compare, take a second look, and ask for more. That shows up in prices, which softened slightly from last year. Still, homes are selling quickly and above asking. This isn't a cooling market. It rewards sellers who price right and quietly penalizes those who don't.
In San Mateo, fewer sales don't mean fewer buyers.
Sales dropped, and it's easy to read that as weakness. It isn't. The number of homes for sale fell even faster. Buyers are still here. They just have less to choose from, and that tight inventory is pushing prices up.
San Mateo buyers need to come in strong.
Homes are selling faster and further over asking than they were a year ago. For buyers, the first offer often needs to be the best offer. Hesitating on a well-priced home usually means losing it.
Sellers still hold the advantage in both counties.
Even with more inventory in Santa Clara, neither county has enough homes to meet demand. The difference is margin for error. San Mateo sellers have plenty of it. Santa Clara sellers have less, which makes preparation and pricing strategy matter more than they did last year.
MONTHLY TREND ———

Median Sale Price Over Time.

A single month tells you where the market is leaning. The full year tells you more. Both counties followed the classic Silicon Valley rhythm in 2026: prices jumped as spring arrived, peaked between May and June, and eased as summer wound down. What’s different now is the rebound. San Mateo has already climbed back near its summer high, while Santa Clara is steadying rather than snapping back. That gap is worth watching heading into winter, when prices typically pull back before climbing again in spring. Use the toggle below to compare both counties side by side.

Santa Clara County: Median Sale Price
San Mateo County: Median Sale Price
Dawn's Headshot

Ready to make your next move?

Whether you are buying, selling, or simply want to understand what this market means for you, Dawn is ready to talk strategy. No pressure, just honest guidance from someone who knows this market inside out.

Dawn Thomas | License Partner | Global Real Estate Advisor | Engel & Völkers Silicon Valley
DRE# 01460529
📞  650-215-5990 | 🌐  siliconvalleyandbeyond.com

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