Blog > Where San Jose Homes Sell Over Asking, Neighborhood by Neighborhood

Where San Jose Homes Sell Over Asking, Neighborhood by Neighborhood

by Eric & Janelle Boyenga

In the 24 months to October 27, 2026, 10,365 San Jose homes sold in the MLS records we can read (houses, condos and townhomes, repeat records removed). The typical one sold for 0.7% over its list price, and 57% sold over asking. For houses alone, the typical sale was 2.0% over and 63% sold over asking. Here is how that breaks down across our 114 San Jose neighborhood guides.

The short answer

Furthest over asking (guides with at least 10 sales): Moreland West & Hathaway Park (7.5% over, 80% of 30 sold over), Lynbrook (7.2% over, 76% of 37 sold over) and San Tomas Park & Westmont (7.0% over, 74% of 23 sold over).
Closest to asking or under: Downtown San Jose (2.1% under, 16% of 128 sold over) and Cypress & Northlake (2.7% under, 28% of 99 sold over).
112 of the 114 guides had 5 or more sales in the window, enough to list here.
Over asking isn’t the whole story. Where many homes sell right at asking, list prices may simply sit closer to what homes end up selling for.

Next steps in San Jose

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Neighborhood by neighborhood

Guides with at least 5 sales, furthest over asking first. “Typical sale” is the median of each home’s sale price divided by the list price on its sale record. Each name opens its guide, with live listings and the last 12 months of sales.

#	Neighborhood	Sales	Typical sale	Sold over asking	Median price	Houses: typical sale
1	Moreland West & Hathaway Park	30	7.5% over	80%	$2.04M	7.5% over (29)
2	Lynbrook	37	7.2% over	76%	$3.1M	7.2% over (37)
3	San Tomas Park & Westmont	23	7.0% over	74%	$2.18M	7.4% over (22)
4	Country Lane	72	6.8% over	79%	$2.49M	8.7% over (63)
5	Rainbow	57	6.7% over	79%	$2.95M	7.7% over (36)
6	Sherman Oaks & Del Mar	39	5.9% over	74%	$1.53M	9.0% over (31)
7	Calabazas	112	5.7% over	73%	$2.83M	8.5% over (80)
8	Westgate & Bucknall	66	5.6% over	67%	$2.17M	5.6% over (66)
9	Payne & San Tomas	31	4.9% over	87%	$2.17M	4.9% over (31)
10	Cory & Bascom Gardens	109	4.8% over	69%	$1.48M	5.6% over (94)
11	Shasta-Hanchett Park	20	4.0% over	65%	$1.86M	4.4% over (14)
12	Strawberry Park	58	3.9% over	74%	$2.31M	6.8% over (46)
13	Kooser & Dartmouth	166	3.7% over	69%	$1.7M	4.1% over (147)
14	Cambrian Park	129	3.5% over	64%	$2.16M	4.7% over (118)
15	Branham-Kirk	122	3.5% over	66%	$1.88M	4.6% over (109)
16	Vinci Park & North Valley	128	3.4% over	70%	$1.33M	6.9% over (59)
17	Lynhaven & Eden	89	3.3% over	67%	$2M	5.9% over (67)
18	Piedmont Hills & Sierramont	147	3.3% over	65%	$1.78M	4.1% over (125)
19	Santa Teresa & Bernal	139	3.1% over	66%	$1.48M	3.3% over (135)
20	Cataldi Park & Cherrywood	124	3.0% over	68%	$1.59M	4.0% over (92)
21	Blackford	32	2.8% over	78%	$1.45M	5.9% over (15)
22	Carson & Vista Park	109	2.8% over	62%	$1.58M	2.9% over (106)
23	Union Ave & Lone Hill	219	2.6% over	62%	$2.1M	3.6% over (190)
24	Graystone	91	2.5% over	60%	$2.4M	2.5% over (91)
25	Santa Teresa Foothills	208	2.5% over	68%	$1.63M	2.5% over (208)
26	Valley View-Reed	218	2.5% over	63%	$1.65M	3.7% over (179)
27	Burbank	57	2.3% over	61%	$1.25M	2.3% over (57)
28	Palmia & Oak Ridge	152	2.3% over	63%	$1.51M	2.4% over (145)
29	Fairglen	99	2.3% over	72%	$2.15M	2.3% over (99)
30	Cadwallader & Dove Hill	133	2.2% over	65%	$1.43M	3.2% over (99)
31	Norwood & Lake Cunningham	166	2.2% over	64%	$1.66M	2.2% over (165)
32	Doerr-Steindorf & Bagby	189	2.2% over	64%	$1.88M	2.4% over (173)
33	Edenvale & Great Oaks	110	2.1% over	73%	$1.12M	2.1% over (108)
34	Brooktree & Flickinger	93	2.1% over	59%	$1.4M	3.0% over (70)
35	Brokaw & Orchard	74	2.0% over	66%	$1.1M	7.4% over (11)
36	Overfelt Gardens & Las Plumas	134	1.8% over	63%	$1.07M	at asking (38)
37	North Cambrian	88	1.6% over	55%	$2.05M	2.6% over (75)
38	Almaden Meadows	43	1.6% over	65%	$2.24M	1.6% over (43)
39	Dry Creek & Cherry Ave	98	1.6% over	61%	$2.4M	1.7% over (85)
40	Penitencia Creek & Toyon	123	1.6% over	59%	$1.27M	3.8% over (81)
41	Thompson Creek & Quimby	96	1.6% over	61%	$1.47M	1.2% over (90)
42	Hamann Park	43	1.5% over	58%	$1.88M	1.6% over (35)
43	Stonegate & Windmill Springs	87	1.4% over	63%	$1.21M	2.5% over (74)
44	Alum Rock	119	1.3% over	60%	$1.05M	1.3% over (119)
45	Starbird	25	1.3% over	56%	$1.81M	2.3% over (23)
46	Hanchett & Hester Park	24	1.3% over	63%	$1.8M	1.3% over (24)
47	Martial Cottle & Parkview	121	1.3% over	62%	$920K	4.5% over (58)
48	Rosemary Gardens & Rincon South	62	1.2% over	58%	$748K	8.1% over (23)
49	Crossgates	41	1.2% over	66%	$2.12M	1.2% over (40)
50	Blossom Valley	153	1.1% over	58%	$1.32M	1.3% over (118)
51	Hillview & Capitol Park	77	1.1% over	66%	$998K	1.0% over (75)
52	Cadillac-Winchester	43	1.1% over	58%	$965K	3.9% over (7)
53	Evergreen Village & Chaboya	130	1.0% over	58%	$2.13M	1.4% over (98)
54	Fruitdale & Valley Medical	87	1.0% over	57%	$1.51M	5.0% over (55)
55	Lucretia & Tully Road	69	1.0% over	61%	$710K	2.7% over (30)
56	Tropicana & Lanai	53	1.0% over	57%	$948K	1.0% over (53)
57	McKee & Capitol	115	1.0% over	60%	$1.01M	2.0% over (74)
58	Senter-Monterey & the Fairgrounds	84	0.9% over	58%	$690K	1.2% over (35)
59	Mount Pleasant	104	0.9% over	57%	$1.09M	0.5% over (92)
60	River Oaks & Trimble	34	0.7% over	56%	$963K	—
61	Thousand Oaks & Erikson	125	0.7% over	56%	$1.44M	0.6% over (97)
62	Vista Montaña & Riverview	18	0.7% over	56%	$1.2M	2.0% over (6)
63	Cahalan & Chesbro	128	0.7% over	55%	$1.38M	0.8% over (89)
64	Silver Creek Valley	109	0.6% over	60%	$3.25M	1.1% over (96)
65	Narvaez & Hillsdale	38	0.6% over	58%	$1.14M	2.6% over (12)
66	North Berryessa	69	0.5% over	58%	$1.5M	0.5% over (62)
67	Almaden Country Club	128	0.4% over	55%	$2.46M	2.0% over (103)
68	Canoas Garden & Willow Creek	58	0.4% over	59%	$1.38M	1.3% over (34)
69	Kelley Park & Santee	36	0.4% over	53%	$910K	2.2% over (23)
70	Luna Park & Northside	82	0.3% over	57%	$1.15M	0.3% over (72)
71	Willow Glen West	34	0.3% over	50%	$2.7M	0.3% over (34)
72	Willow Glen South & Lincoln Glen	143	0.3% over	57%	$1.77M	0.4% over (124)
73	Berryessa BART & Lundy	149	0.2% over	55%	$1.33M	0.2% over (64)
74	North Willow Glen & Gardner	133	0.2% over	54%	$1.74M	0.3% over (121)
75	Communications Hill	185	0.2% over	52%	$1.06M	3.1% over (42)
76	Los Paseos & Coyote Valley	122	0.1% over	57%	$1.22M	1.5% over (68)
77	Meadowfair & West Evergreen	75	0.1% over	53%	$980K	0.6% over (48)
78	Lyndale & Sundown	96	0.1% over	53%	$1M	0.1% over (79)
79	Mayfair	58	0.1% over	52%	$969K	at asking (55)
80	Montevideo	15	0.1% over	60%	$2.15M	0.1% over (15)
81	Palm Haven	22	at asking	50%	$1.88M	at asking (22)
82	Stokes & Greylands	110	at asking	50%	$960K	2.6% over (31)
83	Seven Trees & Hellyer	99	at asking	51%	$962K	1.5% over (59)
84	Berry Park & The Woods	29	at asking	52%	$1.57M	0.4% over (26)
85	Horace Mann & Julian-St. James	48	at asking	50%	$1.06M	at asking (45)
86	Roosevelt Park & Olinder	86	at asking	51%	$943K	at asking (59)
87	Santana Row & Valley Fair	58	at asking	50%	$1.5M	4.6% over (31)
88	Oak Grove & Hayes	207	at asking	50%	$715K	2.6% over (70)
89	River Glen & The Willows	137	at asking	50%	$2.08M	at asking (135)
90	Almaden Foothills & New Almaden	127	at asking	50%	$2.25M	at asking (119)
91	Naglee Park & University	64	at asking	48%	$1.45M	at asking (63)
92	Oakridge & Foxchase	29	at asking	48%	$1.5M	3.7% over (18)
93	Downtown Willow Glen	131	at asking	48%	$1.76M	at asking (98)
94	Guadalupe Oak Grove	55	at asking	47%	$2.01M	2.6% over (41)
95	Almaden Lake & Sunrise Almaden	115	at asking	47%	$1.21M	1.7% over (51)
96	Basking Ridge & Shady Oaks	79	at asking	47%	$1.44M	at asking (64)
97	College Park & The Alameda	26	at asking	46%	$1.19M	0.3% over (20)
98	Rose Garden	78	at asking	46%	$2.19M	at asking (76)
99	Japantown & Hensley	69	at asking	45%	$840K	at asking (26)
100	Spartan Keyes & Martha Gardens	44	at asking	43%	$738K	0.5% over (24)
101	Buena Vista	21	at asking	43%	$1.11M	0.1% over (16)
102	East Foothills	143	at asking	43%	$1.6M	at asking (138)
103	Vendome & Hyde Park	45	at asking	42%	$1.11M	0.1% over (25)
104	Washington-Guadalupe & Tamien	82	at asking	41%	$764K	0.1% over (42)
105	Silver Leaf & Village Oaks	146	at asking	40%	$1.16M	at asking (50)
106	Plata Arroyo & Alum Rock Ave	85	at asking	39%	$700K	at asking (36)
107	Midtown	38	0.1% under	34%	$795K	—
108	Diridon & Delmas Park	73	0.2% under	38%	$1.01M	at asking (25)
109	Loma Linda	48	0.8% under	38%	$777K	1.6% under (19)
110	Evergreen Estates & Meadowlands	315	0.9% under	27%	$825K	0.3% under (61)
111	Downtown San Jose	128	2.1% under	16%	$745K	1.3% under (7)
112	Cypress & Northlake	99	2.7% under	28%	$1.32M	0.9% under (15)

Fewer than 5 sales in the window, so not listed: Alviso (2) and Baypointe & Zanker (0).

Reading it right

Sale-to-list measures price against asking, not value. A seller who lists low to draw offers will show a bigger “over asking” number than one who lists near the expected price, even if both homes sold for what the market would pay.
It uses the list price on the sale record, usually the last one, so a home that cut its price and then sold at the new price counts as “at asking.”
Small samples swing. Each row shows its sale count; a guide with 6 sales can move a lot when one more home closes.
Condos and townhomes behave differently from houses, so the last column shows houses on their own where a guide had at least 5 house sales.
Some guides overlap, and a sale inside two outlines counts in both. 10,338 of the 10,365 sales fall inside at least one of our guides.

Go deeper

How Much Over Asking tracks the same measure city by city with live MLS data, Bidding Wars by Price splits it by price band, and Homes Selling Under Asking shows the other side. For timing, the best month to sell in San Jose shows how often homes sold over asking by closing month since 2012. For price per square foot by neighborhood, see San Jose neighborhoods ranked; the San Jose city guide links every guide. To see where we’ve sold, our San Jose sales map shows the sales we can match to MLS records. Across every city we cover: Silicon Valley neighborhoods ranked by sale vs. asking.

The San Jose data series: housing market by the numbers · neighborhoods ranked by price per sq ft · ten years of prices by neighborhood · condos and townhomes · house prices by bedrooms · houses under $1.5M · houses at $2.5M and up · the best month to sell · the most expensive streets · lots by neighborhood · our sales map

Selling in San Jose?

A Property Nerd will pull the closest recent sales in your neighborhood, show you how they were priced and what they sold for, and help you choose a list-price strategy. Call (408) 373-1660 or (650) 383-8606, or book a strategy call. Commissions are negotiable, and we offer bundled services, so ask us what’s included.