Almaden Valley Market Report — Q2 2026

The Almaden Valley market entered Q2 2026 with median single-family sale prices recovering from a winter dip. Here is what the numbers say and what we are seeing on the ground.

The headline numbers

• Median single-family sale price: $2.4M (March 2026, +2.2% YoY)
• Median price per square foot: ~$922
• Days on market: 10–12 days
• Sale-to-list ratio: 109.5% (homes selling ~9.5% above asking)
• Inventory: ~27 days of supply — slight seller advantage

What we are seeing on the ground

The volume reduction we observed in February (38 sales vs. 57 a year prior) was supply-constrained, not demand-destructed. Buyers remain active and well-qualified; sellers are simply not listing in the same numbers. That is the pattern that has produced the persistent 109% sale-to-list ratio — when inventory is scarce, well-priced listings attract multiple offers.

Where pricing is moving

Graystone and Almaden Country Club continue to lead price-per-square-foot. Mid-valley neighborhoods (Shadow Brook, Glenview Serenity, Crossgate) have been steadier on the way down and are now recovering more slowly on the way up. Brookfield — the only Almaden neighborhood inside Los Gatos USD — continues to command a school-driven premium of 8–12% over comparable SJUSD properties on the same streets.

Off-market activity

Approximately one in four luxury transactions ($3M+) in Q1 2026 closed without ever appearing on the public MLS. We are tracking a similar pattern for Q2. If you are a serious buyer at this tier, the conversation has to start with us before the listing exists publicly.