Almaden Valley Market Report — Q2 2026
The Almaden Valley market in numbers as we enter Q2 2026: median price, days on market, sale-to-list ratio, and what we are seeing on the ground.
Mike D’Ambrosio · April 30, 2026 · 6 min read
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.
Mike D’Ambrosio
Lead Agent · Realtor®
Mike has lived in Almaden Valley for fifteen years. He has represented buyers and sellers in every neighborhood between Pioneer and Leland boundaries. He believes the right home is a generational decision, not a quarterly transaction.
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