Blog > Silicon Valley Housing Market, October 2026: The Hottest and Coolest Cities Right Now
Silicon Valley Housing Market, October 2026: The Hottest and Coolest Cities Right Now
by
The Property Nerds® Silicon Valley Housing Market Index™ read 64.0 on October 28, 2026: warm, so sellers have the edge, +0.9 points from the October 18, 2026 reading. It scores how competitive the market is from 0 (buyers have the upper hand) to 100 (sellers do), from four MLS measures across 31 cities in Santa Clara and San Mateo counties, with San Francisco alongside. Here’s where each city stands, and what it means if you’re buying or selling this fall.
The short answer
- Silicon Valley overall: 64.0. In the last 90 days 3,697 homes sold at a median 100.2% of list price, 54% sold over asking, and there were 2.1 months of supply, with 14% of listings carrying a price cut.
- Hottest cities (at least 20 sales in 90 days): South San Francisco (88.3), Los Altos (88.2), Palo Alto (87.0), Millbrae (86.6) and Daly City (85.4).
- Coolest: Los Gatos (43.0), East Palo Alto (43.2), Morgan Hill (48.1), Campbell (57.4), San Jose (58.4) and Gilroy (58.4).
- By county: San Mateo County 76.4, Santa Clara County 61.5; San Francisco 85.0.
Next steps
- See the full Index, updated every week, with the record of every reading.
- What’s my home worth? A starting estimate, then a real one from a Property Nerd.
- Search homes for sale and save a search for new listings.
If you’re buying
- In the hottest cities, plan to compete. In South San Francisco, 78% of homes sold over asking at a median 108.0% of list, with 1.3 months of supply. Have your loan approval, inspection plan and offer terms ready before the weekend you tour.
- In the cooler cities, there’s room to negotiate. In Los Gatos, 33% sold over asking, supply ran 3.8 months and 19% of listings had a price cut, so asking about credits, repairs and timing pays off.
- Look at the homes that sat. Across Silicon Valley, 14% of listings had cut their price; those sellers are often the most flexible.
If you’re selling
- Price to the market you’re in, not the headline. Readings run from 43.0 in Los Gatos to 88.3 in South San Francisco, so a strategy that works in one city can stall in the next.
- The first two weeks count most. With about 2.1 months of supply across Silicon Valley, a well-priced, well-prepared home still draws the most attention when it’s new.
- Watch the price cuts near you. If homes like yours are cutting, a sharper list price beats a cut later.
Every city, October 2026
Hottest first. Sales are the last 90 days; supply and price cuts are the homes for sale on October 28, 2026. Cities marked * had fewer than 20 sales, so one or two sales can move them a lot.
| City | Index | Reading | Median price | Sale-to-list | Over asking | Months of supply | Price cuts | Sales |
|---|---|---|---|---|---|---|---|---|
| South San Francisco | 88.3 | hot | $1.27M | 108.0% | 78% | 1.3 | 9% | 73 |
| Los Altos | 88.2 | hot | $4.69M | 105.1% | 71% | 1.4 | 5% | 80 |
| Palo Alto | 87.0 | hot | $3.52M | 104.7% | 65% | 1.1 | 6% | 144 |
| Millbrae | 86.6 | hot | $2.29M | 115.9% | 81% | 1.3 | 14% | 32 |
| Daly City | 85.4 | hot | $1.19M | 106.7% | 75% | 1.9 | 8% | 97 |
| Burlingame | 80.0 | hot | $3.08M | 103.4% | 66% | 0.9 | 15% | 64 |
| San Bruno | 79.6 | warm | $1.31M | 102.6% | 62% | 1.2 | 7% | 66 |
| Sunnyvale | 77.6 | warm | $1.89M | 102.7% | 66% | 1.5 | 11% | 213 |
| Redwood City | 76.0 | warm | $1.95M | 103.8% | 60% | 1.8 | 14% | 144 |
| San Mateo | 75.9 | warm | $1.65M | 101.9% | 58% | 1.8 | 4% | 177 |
| Atherton * | 75.7 | warm | $10.52M | 107.4% | 61% | 2.7 | 13% | 18 |
| Mountain View | 74.9 | warm | $1.75M | 101.4% | 61% | 1.5 | 7% | 136 |
| San Carlos | 72.9 | warm | $2.43M | 101.5% | 58% | 1.6 | 10% | 76 |
| Foster City | 70.6 | warm | $1.5M | 100.9% | 60% | 1.5 | 13% | 47 |
| Belmont | 69.1 | warm | $2.38M | 101.2% | 57% | 0.9 | 21% | 60 |
| Menlo Park | 69.0 | warm | $3.02M | 101.0% | 52% | 1.5 | 13% | 95 |
| Portola Valley * | 68.7 | warm | $4.95M | 100.0% | 47% | 2.1 | 0% | 17 |
| Cupertino | 68.6 | warm | $2.93M | 100.7% | 55% | 2.0 | 9% | 85 |
| Santa Clara | 68.1 | warm | $1.56M | 100.8% | 58% | 1.7 | 15% | 175 |
| Saratoga | 67.7 | warm | $3.85M | 100.0% | 51% | 1.8 | 7% | 70 |
| Hillsborough | 67.5 | warm | $6.15M | 100.0% | 48% | 1.8 | 6% | 27 |
| Los Altos Hills | 64.6 | warm | $6.75M | 100.0% | 48% | 1.6 | 14% | 27 |
| Milpitas | 60.5 | warm | $1.29M | 100.0% | 51% | 2.7 | 13% | 88 |
| Gilroy | 58.4 | balanced | $1.14M | 100.0% | 48% | 2.9 | 13% | 94 |
| San Jose | 58.4 | balanced | $1.37M | 100.0% | 46% | 2.4 | 17% | 1,276 |
| Campbell | 57.4 | balanced | $1.88M | 100.2% | 53% | 3.0 | 18% | 79 |
| Woodside * | 54.3 | balanced | $3.71M | 100.0% | 37% | 4.1 | 4% | 19 |
| Monte Sereno * | 52.7 | balanced | $4.4M | 100.0% | 44% | 2.3 | 29% | 9 |
| Morgan Hill | 48.1 | balanced | $1.36M | 99.1% | 33% | 3.6 | 15% | 91 |
| East Palo Alto | 43.2 | balanced | $1.05M | 97.6% | 32% | 2.9 | 24% | 22 |
| Los Gatos | 43.0 | balanced | $2.17M | 98.3% | 33% | 3.8 | 19% | 96 |
San Francisco, for comparison: 85.0 (hot), median price $1.63M, 74% of homes over asking, 1.9 months of supply.
How the Index works
Four measures, each scored 0 to 100 on a fixed scale and averaged: the median sale-to-list ratio, the share of homes sold over asking, months of supply and the share of listings with a price cut. Sales are houses, condos and townhomes closed in the 90 days before the reading, reported to the MLS through our IDX feeds, with repeat records removed. The method, the weekly record and the data files are on the Index page.
Go deeper
City by city, the neighborhood data posts show prices, over-asking and ten-year trends for every neighborhood we cover. For a single number on a single home, ask for a home value.
Buying or selling this season?
A Property Nerd will put your street, price range and timing in the context of the Index and the sales behind it. 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.