The Santa Clara County housing market isn’t following a single trend — it’s splitting into two. While some neighborhoods are still seeing appreciation, others are softening due to buyer caution, inventory levels, or outdated pricing strategies.
Here’s a local breakdown of where values are climbing, where they’re dipping, and what it means for you — backed by real June 2025 data.
📈 Areas Where Prices Are Still Climbing
✅ Willow Glen (95125) — Charming curb appeal, proximity to downtown San Jose, and historic homes keep demand high. Updated homes under $2M are still getting multiple offers.
✅ Cambrian (95118, 95124) — Great schools and suburban convenience make Cambrian one of the county’s most competitive pockets. Homes that are staged and priced right often go pending in under 10 days.
✅ Santa Clara (95050, 95051) — With no San Jose utility tax and proximity to Apple, Nvidia, and Kaiser, demand here is steady. Even condos and townhomes are moving quickly when priced under $1.1M.
💡 Local insight: In Q2 2025, Cambrian saw a 5.4% year-over-year increase in median sale price. Willow Glen trailed slightly behind at 4.2%. Santa Clara held steady with an average days on market (DOM) of 13 and a sale-to-list ratio near 101%.
📉 Areas That Are Cooling (or Correcting)
✅ Berryessa (95132) — Inventory is up nearly 18% year-over-year (YoY), especially for homes above $1.5M. Many of these listings sit longer unless they’re turnkey and near the Bay Area Rapid Transit (BART) corridor.
✅ South San Jose (95123, 95136) — With more homes hitting the market and fewer bidding wars, price reductions are common for homes needing updates or with functional drawbacks.
✅ Milpitas (95035) — Certain segments, especially older homes near busy roads or large homeowners association (HOA) complexes, are seeing softening. Condos above $850K are particularly slow to move.
💡 Market data: In May 2025, 39% of active Berryessa listings had price drops — averaging $47,000 per reduction. Homes on the market for more than 21 days were twice as likely to reduce price.
🧭 Zip Codes to Watch in Late 2025
✅ 95136 (Blossom Valley) — Attractive to first-time buyers. Homes under $1.25M are still moving fast due to newer builds, good layouts, and strong community feel.
✅ 95008 (Campbell) — Low turnover and great walkability keep Campbell stable. Homes here may not be soaring, but they’re not slipping either.
✅ 95127 (East Foothills) — Larger lots, accessory dwelling unit (ADU) potential, and scenic views draw investor attention, but only well-located properties are selling fast.
💡 Buyer tip: Even in rising areas, homes near freeways, on sloped lots, or with dated interiors are seeing resistance — especially if priced without adjustment for these factors.
🗝️ Key Takeaways for Buyers & Sellers
➡ Buyers: The market isn’t universally soft. Well-priced, move-in-ready homes in the right zip codes are still competitive. Look for long-days on market (DOM) listings with motivated sellers if you’re hoping to negotiate.
➡ Sellers: You can still get a strong price — but only if your listing is sharp. Pricing 3–5% too high can lead to multi-week days on market (DOM) and a later price cut.
📞 Want to know how your block, school district, or zip code is trending? I’ll send you a free local market snapshot with up-to-date stats and comps.
📚 Sources
Sources: MLSListings Inc. data, June 2025; California Association of Realtors (CAR); Redfin market trends; internal brokerage reports and local MLS access.
