Kapowich Real Estate

Kapowich Real Estate Part Art. Part Science. Kapowich Excels at Negotiations.

Helping Families and Fiduciaries Reduce Risk When Selling Long-Held Homes In Silicon Valley | Probate • Trust Sales • Court-Directed Sales • Partition Actions • Risk Reduction • Broker #00979413 Pat Kapowich is a leading real estate expert that has represented home sellers and buyers in the Bay Area for over 30 years. As a consumer protection advocate in realty, he has been featured in The Wall St

reet Journal, The Silicon Valley Business Journal, The San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Tri-County Apartment Magazine, and The California Association of Realtors Magazine. Kapowich seller clients experienced his career-long results through every imaginable market, a median of just 9 days on the market for single-family homes and 8 days for condo/townhome listings, which mirrors his mastery of market cycles and strategic, client-focused methodology. His concurrent avocation created over 500 pieces of consumer protection through his series of newspaper columns, classes, seminars, radio shows, and TV programs. Before becoming the Broker/Owner of Kapowich Real Estate, Pat was a Broker Associate with Alain Pinel Realtors in Silicon Valley.


📍 Sunnyvale, California
🌞 📞 Office Landline: (408) 245-7700
🌐 www.SiliconValleyBroker.com
📧Email: [email protected]


🔑 Industry Accreditations:
Graduate, Realtors® Institute
Seniors Real Estate Specialist
Certified Residential Specialist
Accredited Buyer Representative
Certified Trust and Probate Specialist
Certified Residential Real Estate Brokerage Manager

🔗 California Real Estate Broker License #00979413

06/01/2026

Most people know Silicon Valley for technology. Few know what came before it.

In 1905, the San Jose Herald held a naming contest for this valley.

The winning entry was Valley of the Heart's Delight. It honored an industry covering an estimated 100,000 acres and more than 8 million fruit trees.

The neighborhood where I grew up in Sunnyvale was once an apricot orchard.

By the 1930s and 1940s, most residents here were connected to agriculture in some way. Growing, picking, drying, canning, or selling fruit.

This is Episode 1 of Orchards to Algorithms. The origin story of the Santa Clara Valley.

This content is intended for informational purposes only. CalDRE #00979413

05/29/2026

Attorney Vinod Nichani breaks it down clearly. In a Chapter 7 or Chapter 13 bankruptcy, there is still equity in the home. That equity can be used to facilitate a sale. The bankruptcy trustee controls the process, but a well-priced home can still sell at or above market value even with the court involved.

Silicon Valley home values are among the highest in the nation. That equity is real and recoverable. With the right real estate broker and the right attorney, bankruptcy can mean a clean transaction, satisfied creditors, and a genuine financial fresh start.

Vinod Nichani, Probate and Trust Attorney, Nichani Law Firm.

Before you list, call Pat. Home Sellers and fiduciaries, successor trustees, probate administrators, receivers, and attorneys, get straight answers and a clear strategy from one of Silicon Valley's most experienced brokers. (408) 245-7700 | [email protected]

P.S. The full clip is in the first comment below.

Attorney Vinod Nichani,
NICHANI LAW FIRM
[email protected],

This content is intended for informational purposes only and does not constitute legal, tax, or real estate advice. Consult a licensed attorney, tax professional, and real estate broker for guidance specific to your situation. CalDRE #00979413

05/25/2026

Attorney Shares an Agent Mistake That Costs Home Sellers a Legal Bill

From The Kapowich Vault
The scenario is more common than most Home Sellers realize. A buyer cancels. The real estate agent advises the Home Seller to go ahead and cancel the contract, assuring them they will keep the deposit. The Home Seller follows that advice.
Then the outcome is not what the agent promised.

Real Estate Attorney Anthony F. Ventura of Ventura Hersey and Muller LLP explains that a California statute can shift the entire result when the house sells for the same amount of money or more. Under that statute, the buyer has a legal argument that the Home Seller was not damaged, and the buyer may be entitled to recover the deposit. If the buyer engaged an attorney and went through mediation or arbitration to make that argument, the Home Seller may also become responsible for paying the buyer's legal fees.

Now the Home Seller turns to the agent. The agent points to the attorney. The attorney says whatever decisions were made after the referral are not the agent's responsibility. That is when the situation becomes very expensive for the Home Seller.

This clip, excerpted from Pat Kapowich's full interview with Anthony F. Ventura, captures one of the most important lessons for any Home Seller navigating a buyer cancellation. The same principle applies to successor trustees, probate administrators, and receivers managing real property in estate situations. The stakes are identical, and the legal exposure is real.

Before you list, call Pat. Home Sellers and fiduciaries, successor trustees, probate administrators, receivers, and attorneys, get straight answers and a clear strategy from one of Silicon Valley's most experienced brokers.

This content is intended for informational purposes only and does not constitute legal, tax, or real estate advice. Consult a licensed attorney, tax professional, and real estate broker for guidance specific to your situation. CalDRE #00979413

real estate attorney, deposit dispute, home seller protection, probate real estate, successor trustee, real estate agent liability, Silicon Valley real estate, California real estate law, Kapowich Vault, Pat Kapowich, real estate legal advice, contract cancellation, buyer deposit, fiduciary real estate, estate sale attorney

05/25/2026

Attorney on Agent Advice That Costs the Home Seller a Legal Bill

That deposit dispute advice from your real estate agent may cost you a lot more than the deposit.

Attorney Anthony F. Ventura explains what Home Sellers need to know about California law when a buyer cancels, and the agent says go ahead and keep the deposit.

The answer is not always that simple. There is a statute that can give the buyer their money back and require the Home Seller to pay the buyer's legal fees if the house is sold for the same price or more.

And when the Home Seller points back to the agent, the agent points to the lawyer. That is when it gets expensive.

Watch this clip from The Kapowich Vault. Anthony F. Ventura is a Real Estate Attorney with Ventura Hersey and Muller LLP.
Before you list, call Pat. Home Sellers and fiduciaries, successor trustees, probate administrators, receivers, and attorneys, get straight answers and a clear strategy from one of Silicon Valley's most experienced brokers.
(408) 245-7700 | [email protected] |

P.S. The clip and full interview are in the first comment below.
This content is intended for informational purposes only and does not constitute legal, tax, or real estate advice. Consult a licensed attorney, tax professional, and real estate broker for guidance specific to your situation. CalDRE #00979413

For release:May 19, 2026California median home price reaches record high as housing market picks up steam in April, C.A....
05/25/2026

For release:
May 19, 2026

California median home price reaches record high as housing market picks up steam in April, C.A.R. reports

Existing, single-family home sales totaled 275,580 in April on a seasonally adjusted basis, up 3.9 percent from 265,320 in March and up 4.1 percent from 264,810 in April 2025.

The statewide median home price set a record high, rising 2.9 percent from $889,190 in March to $914,810 in April and up 0.4 percent from $911,400 in April 2025.

Year-to-date home sales remained flat in April.
Infographic: https://www.car.org/Global/Infographics/2026-04-Sales-and-Price

SACRAMENTO (May 19) – California home sales rose in April as the statewide median home price hit a new record, fueled by lower mortgage rates early in the month and strong market activity in higher-priced segments, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) reported today.

Closed escrow sales of existing, single-family detached homes in California climbed 3.9 percent from March and increased 4.1 percent on a year-over-year basis. April’s annualized sales growth pace from last year represents the largest annual increase in seven months, according to data collected by C.A.R. from more than 90 local REALTOR® associations and MLSs statewide. This annualized figure reflects the number of homes that would be sold in 2026 if April’s sales pace continued throughout the year, with adjustments made for typical seasonal patterns. The jump completely erased the cumulative sales losses from the first three months of the year, leaving year-to-date sales essentially flat compared to 2025. However, overall sales remained below the 300,000 mark for the 43rd consecutive month.

“April’s year-over-year increase in home sales is a welcome sign that buyer demand remains resilient as we move deeper into the spring homebuying season,” said C.A.R. President Tamara Suminski, a Southern California broker and REALTOR®. “While elevated mortgage rates and ongoing uncertainty in the Middle East continue to weigh on the market, California buyers and sellers are still finding opportunities, and that speaks to the underlying strength of housing demand.”

Driven by a shifting mix of sales toward high-end properties, the statewide median home price set a new record of $914,810 in April, a 2.9 percent monthly increase. April’s median home price also marks the third consecutive month of year-over-year growth and represents the first time the median price has crossed the $900,000 threshold since May 2025.

“The increase in the median price was driven in large part by the composition of sales, with a greater share of activity occurring in higher-priced segments of the market,” said C.A.R. Senior Vice President and Chief Economist Jordan Levine. “Nevertheless, housing affordability remains a significant challenge in California, particularly as the statewide median home price reached a new record high amid tight supply and continued competition in many markets.”

California home buyers remained the most active in the higher-priced sector in April. Homes priced at or above $2 million experienced the largest sales jump, increasing 8.4 percent from April 2025. New record highs in the stock market may have bolstered sales activity in the high-end segment last month, but mortgage-rate declines in the first half of April likely motivated some buyers to close deals. Consumer sentiment surveys also suggest that home-buying expectations staged a mild comeback in April, possibly due to the temporary ceasefire in the Middle East and modest improvements in consumers’ perception of the job market.

Other key points from C.A.R.’s April 2026 resale housing report include:

At the regional level, four of the five major regions in California recorded year-over-year sales gains on a non-seasonally adjusted basis. The Far North led the state with a 24.6 percent annual surge, while the San Francisco Bay Area posted a 5.5 percent increase. The Central Valley edged up 1.6 percent, and Southern California was essentially flat at 0.1 percent. The Central Coast was the only major region to drop, down 3.0 percent from April 2025.

At the county level, 31 of the 53 counties tracked by C.A.R. recorded annual sales gains, with 17 posting double- or triple-digit increases. Siskiyou (152.9 percent), Mariposa (88.9 percent), and Tehama (48 percent) led the gains. Conversely, 20 counties saw declines, led by steep drops in Lassen (-76.2 percent) and Tulare (-44.8 percent).

Home prices across the regions posted mild annual growth rates. The Central Coast registered the strongest growth pace at 3.2 percent, followed by the Far North (2 percent), Southern California (1.5 percent), and the Central Valley (1 percent). The San Francisco Bay Area was the lone region to experience an annual price decline, dipping 1.3 percent.

Thirty-four counties saw median home price gains, led by Mono (142.9 percent) and San Francisco (19.5 percent). Nineteen counties registered price drops, with Del Norte (-11.8 percent) and Amador (-10.8 percent) dropping the most. C.A.R. notes these dramatic fluctuations are largely due to small transaction sizes and shifting sales mixes rather than actual home-value depreciation.

Competition picked up slightly as the median time on market dropped to 21 days, down from 23 days in March and unchanged from April 2025.

The statewide sales-price-to-list-price ratio* held firm at 100.0 percent, mirroring both last month and last year’s numbers.

The monthly average 30-year fixed-rate mortgage jumped to 6.33 percent in April, up from 6.18 percent in March, but down significantly from the 6.73 percent average recorded in April 2025.
Note: The County MLS median price and sales data in the tables are generated from a survey of more than 90 associations of REALTORS® throughout the state and represent statistics of existing single-family detached homes only. County sales data is not adjusted to account for seasonal factors that can influence home sales. Movements in sales prices should not be interpreted as changes in the cost of a standard home. The median price is where half sold for more and half sold for less; medians are more typical than average prices, which are skewed by a relatively small share of transactions at either the lower end or the upper end. Median prices can be influenced by changes in cost, as well as changes in the characteristics and the size of homes sold. The change in median prices should not be construed as actual price changes in specific homes.

*Sales-to-list-price ratio is an indicator that reflects the negotiation power of home buyers and home sellers under current market conditions. The ratio is calculated by dividing the final sales price of a property by its original list price and is expressed as a percentage. A sales-to-list ratio with 100 percent or above suggests that the property sold for more than the list price, and a ratio below 100 percent indicates that the price sold below the asking price.

**Price per square foot is a measure commonly used by real estate agents and brokers to determine how much a square foot of space a buyer will pay for a property. It is calculated as the sale price of the home divided by the number of finished square feet. C.A.R. currently tracks price-per-square foot statistics for 53 counties.

Leading the way…® in California real estate for 120 years, the CALIFORNIA ASSOCIATION OF REALTORS® (www.car.org) is one of the largest state trade organizations in the United States with nearly 190,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Sacramento.

05/23/2026

Silicon Valley's City of Campbell Q1 Housing Data Shows Strong Demand and Stable Pricing

Campbell entered 2026 with a clear desire from Homebuyers and Home Sellers. Homebuyers wanted access to a walkable Silicon Valley community with strong schools and fast commutes. H

Home Sellers wanted clarity on pricing power after a volatile 2025. The obstacle was valuation uncertainty.

Market signals raised questions about whether pricing would remain stable enough to support accurate valuations, protect equity, and withstand scrutiny from fiduciaries and attorneys.

January opened the first quarter with strength
• Median price reached 1980000, up 11.5 percent year over year
• Home sales rose to 11, up 83.3 percent
• Active listings reached 17, up 325 percent
• Homes sold in 6 days
• No active listing required a price cut

February confirmed the trend
• Homes sold 12, up 20 percent year over year
• Median sale price reached 2.17 1000000
• Average dollar per square foot climbed to 1431, up 12 percent
• Home Sellers received 107 percent of the list price
• Days on market rose slightly to 9

March delivered the breakthrough
• Homes sold 17, up 6 percent year over year
• Median sale price held at 2169375
• Days on market improved to 8
• Home Sellers received 105 percent of the list price
• Inventory expanded to 29 homes

Across the first quarter, the story is clear. Campbell moved from valuation uncertainty to valuation stability. Prices held. Sales volume increased. Inventory expanded. Homes continued to sell quickly. For Home Sellers, this is a strategic window. For homebuyers, this is a competitive environment that rewards preparation and speed.

Making a move? Home Sellers and fiduciaries, successor trustees, probate administrators, receivers, and attorneys get straight answers and a clear strategy from one of Silicon Valley's most experienced brokers.
408 245 7700 | [email protected] |

PS Full city-by-city report link is in the first comment

Pat Kapowich's clinical approach to selling long-held family homes enhances equity and protects against post-sale disputes.

Serving:

Fiduciaries
Receivers
Attorneys
Successor Trustees
Probate Administrators
Charitable Asset Liquidators

Through clinical, tactical, and practical strategies, Pat delivers the expertise of one of Silicon Valley's most experienced Realtors®.
(408) 245-7700

The California Association of Realtors Press ReleaseMay 19, 2026California median home price reaches record high as hous...
05/23/2026

The California Association of Realtors
Press Release
May 19, 2026

California median home price reaches record high as housing market picks up steam in April, C.A.R. reports

Existing, single-family home sales totaled 275,580 in April on a seasonally adjusted basis, up 3.9 percent from 265,320 in March and up 4.1 percent from 264,810 in April 2025.

The statewide median home price set a record high, rising 2.9 percent from $889,190 in March to $914,810 in April and up 0.4 percent from $911,400 in April 2025.

Year-to-date home sales remained flat in April.
Infographic: https://www.car.org/Global/Infographics/2026-04-Sales-and-Price

SACRAMENTO (May 19) – California home sales rose in April as the statewide median home price hit a new record, fueled by lower mortgage rates early in the month and strong market activity in higher-priced segments, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) reported today.

Closed escrow sales of existing, single-family detached homes in California climbed 3.9 percent from March and increased 4.1 percent on a year-over-year basis. April’s annualized sales growth pace from last year represents the largest annual increase in seven months, according to data collected by C.A.R. from more than 90 local REALTOR® associations and MLSs statewide. This annualized figure reflects the number of homes that would be sold in 2026 if April’s sales pace continued throughout the year, with adjustments made for typical seasonal patterns. The jump completely erased the cumulative sales losses from the first three months of the year, leaving year-to-date sales essentially flat compared to 2025. However, overall sales remained below the 300,000 mark for the 43rd consecutive month.

“April’s year-over-year increase in home sales is a welcome sign that buyer demand remains resilient as we move deeper into the spring homebuying season,” said C.A.R. President Tamara Suminski, a Southern California broker and REALTOR®. “While elevated mortgage rates and ongoing uncertainty in the Middle East continue to weigh on the market, California buyers and sellers are still finding opportunities, and that speaks to the underlying strength of housing demand.”

Driven by a shifting mix of sales toward high-end properties, the statewide median home price set a new record of $914,810 in April, a 2.9 percent monthly increase. April’s median home price also marks the third consecutive month of year-over-year growth and represents the first time the median price has crossed the $900,000 threshold since May 2025.

“The increase in the median price was driven in large part by the composition of sales, with a greater share of activity occurring in higher-priced segments of the market,” said C.A.R. Senior Vice President and Chief Economist Jordan Levine. “Nevertheless, housing affordability remains a significant challenge in California, particularly as the statewide median home price reached a new record high amid tight supply and continued competition in many markets.”

California home buyers remained the most active in the higher-priced sector in April. Homes priced at or above $2 million experienced the largest sales jump, increasing 8.4 percent from April 2025. New record highs in the stock market may have bolstered sales activity in the high-end segment last month, but mortgage-rate declines in the first half of April likely motivated some buyers to close deals. Consumer sentiment surveys also suggest that home-buying expectations staged a mild comeback in April, possibly due to the temporary ceasefire in the Middle East and modest improvements in consumers’ perception of the job market.

Other key points from C.A.R.’s April 2026 resale housing report include:

At the regional level, four of the five major regions in California recorded year-over-year sales gains on a non-seasonally adjusted basis. The Far North led the state with a 24.6 percent annual surge, while the San Francisco Bay Area posted a 5.5 percent increase. The Central Valley edged up 1.6 percent, and Southern California was essentially flat at 0.1 percent. The Central Coast was the only major region to drop, down 3.0 percent from April 2025.

At the county level, 31 of the 53 counties tracked by C.A.R. recorded annual sales gains, with 17 posting double- or triple-digit increases. Siskiyou (152.9 percent), Mariposa (88.9 percent), and Tehama (48 percent) led the gains. Conversely, 20 counties saw declines, led by steep drops in Lassen (-76.2 percent) and Tulare (-44.8 percent).

Home prices across the regions posted mild annual growth rates. The Central Coast registered the strongest growth pace at 3.2 percent, followed by the Far North (2 percent), Southern California (1.5 percent), and the Central Valley (1 percent). The San Francisco Bay Area was the lone region to experience an annual price decline, dipping 1.3 percent.

Thirty-four counties saw median home price gains, led by Mono (142.9 percent) and San Francisco (19.5 percent). Nineteen counties registered price drops, with Del Norte (-11.8 percent) and Amador (-10.8 percent) dropping the most. C.A.R. notes these dramatic fluctuations are largely due to small transaction sizes and shifting sales mixes rather than actual home-value depreciation.

Competition picked up slightly as the median time on market dropped to 21 days, down from 23 days in March and unchanged from April 2025.

The statewide sales-price-to-list-price ratio* held firm at 100.0 percent, mirroring both last month and last year’s numbers.

The monthly average 30-year fixed-rate mortgage jumped to 6.33 percent in April, up from 6.18 percent in March, but down significantly from the 6.73 percent average recorded in April 2025.
Note: The County MLS median price and sales data in the tables are generated from a survey of more than 90 associations of REALTORS® throughout the state and represent statistics of existing single-family detached homes only. County sales data is not adjusted to account for seasonal factors that can influence home sales. Movements in sales prices should not be interpreted as changes in the cost of a standard home. The median price is where half sold for more and half sold for less; medians are more typical than average prices, which are skewed by a relatively small share of transactions at either the lower end or the upper end. Median prices can be influenced by changes in cost, as well as changes in the characteristics and the size of homes sold. The change in median prices should not be construed as actual price changes in specific homes.

*Sales-to-list-price ratio is an indicator that reflects the negotiation power of home buyers and home sellers under current market conditions. The ratio is calculated by dividing the final sales price of a property by its original list price and is expressed as a percentage. A sales-to-list ratio with 100 percent or above suggests that the property sold for more than the list price, and a ratio below 100 percent indicates that the price sold below the asking price.

**Price per square foot is a measure commonly used by real estate agents and brokers to determine how much a square foot of space a buyer will pay for a property. It is calculated as the sale price of the home divided by the number of finished square feet. C.A.R. currently tracks price-per-square foot statistics for 53 counties.

Leading the way…® in California real estate for 120 years, the CALIFORNIA ASSOCIATION OF REALTORS® (www.car.org) is one of the largest state trade organizations in the United States with nearly 190,000 members dedicated to the advancement of professionalism in real estate. C.A.R. is headquartered in Sacramento.

# # #

05/20/2026

What a Real Estate Attorney Wants Every Home Seller to Know About Foundation Cracks

A crack in the foundation is not just a repair problem.

It is a disclosure problem.
In this clip from The Kapowich Vault, real estate attorney Anthony F. Ventura breaks it down clearly. When a home inspector flags a foundation concern, the smart move is to bring in 2 reputable foundation experts for independent written reports and include those reports in the seller disclosures to every prospective homebuyer.

For Home Sellers, disclosures are your protection. In an as-is sale, you cannot be sued for the condition of the property. You can be sued for what you did not disclose. Do not spend only 15 minutes on the thing most likely to get you sued.

For Homebuyers, use your due diligence period. That is the only time you can find out what is wrong and estimate what you may need to spend after you close.

Anthony F. Ventura, Real Estate Attorney, post-sale real estate disputes

Before you list, call Pat. Home Sellers and fiduciaries, successor trustees, probate administrators, receivers, and attorneys, get straight answers and a clear strategy from one of Silicon Valley's most experienced brokers. (408) 245-7700 | [email protected] |

P.S. The full interview link is in the first comment.

This content is intended for informational purposes only and does not constitute legal, tax, or real estate advice. Consult a licensed attorney, tax professional, and real estate broker for guidance specific to your situation. CalDRE #00979413

Silicon Valley, aka Santa Clara County, February 2026 Home Sales City by CityFebruary 2026 is 2 months behind us. That m...
05/17/2026

Silicon Valley, aka Santa Clara County, February 2026 Home Sales City by City

February 2026 is 2 months behind us. That makes this data more valuable, not less. Before spring inventory arrived, before the open houses filled up, before the competing offers started landing, here is exactly where 11 Santa Clara County cities stood. City by city.

Straight from the Multiple Listing Service.

This is not old news. This is the baseline. Every Home Seller, Homebuyer, successor trustee, probate administrator, and attorney navigating a Silicon Valley real estate transaction in 2026 needs to know where the market launched from before assessing where it is going.

2 cities are not included. Los Altos Hills and Monte Sereno did not have enough sales volume in February 2026 to produce statistically reliable data. Pat is available to provide information on either community upon request.

[Full Video Link in First Comment]

THE HEADLINE STORY

Every data set has 1 moment that stops you cold. In February 2026, that moment is Los Altos.

In January 2026, Los Altos posted 3 home sales. Days on market sat at 65. That is not a market in motion. That is a market holding its breath.

Then February arrived.

21 home sales. Days on market dropped to 8. The median sale price was $5,750,000. Homes sold at 108 percent of list price.
That is not seasonal. That is pent-up demand releasing all at once. The desire was always there. The obstacle was uncertainty.

The breakthrough was in February 2026.

CAMPBELL

Campbell was incorporated in 1952 and covers 6.1 square miles at a population density of approximately 7,200 people per square mile — roughly 38,000 residents packed into the heart of Silicon Valley. What Campbell lacks in size, it more than makes up for in market performance.

February 2026 compared to February 2025
Homes sold — 12, up 20 percent year over year
Median sale price — $2,170,000
Median days on market — 9 days
Percentage of list price received — 107 percent

Campbell is doing exactly what a healthy Silicon Valley market does. Inventory is tight, demand is steady, and Home Sellers are receiving strong premiums above list price. It’s been 9 days on market at 107% of list, which suggests this isn't a market where Homebuyers are waiting around. If you are a Home Seller in Campbell, February 2026 confirmed you are in a strong position heading into spring.

CUPERTINO

Before Apple Park. Before the iPhone. Before Silicon Valley had a name, there was a community already building something different. Cupertino was incorporated in 1955. Today, over 80 percent of adult residents hold a bachelor's degree or higher, 1 of the most educated communities in the United States.
For Homebuyers with school-aged children, Cupertino is not just a city. It is a strategy.

February 2026 compared to February 2025

Homes sold — 15, up 88 percent year over year
Median sale price — $3,400,000, down 11 percent
Median days on market — 8 days, unchanged
Months of inventory — 1.9 months, up 27 percent
Homes listed — 31, down 6 percent
Average dollar per square foot — $1,720, down 10 percent
Percentage of list price received — 107 percent, down 12 percent year over year

Sales volume nearly doubled year over year. But the median price is down 11 percent, and the sale-to-list ratio dropped 12 points from February 2025, when Cupertino Home Sellers were commanding 122 percent of the list. More homes are selling. The days of those extraordinary premiums are behind us for now. 8 days on market still signals demand. This market is recalibrating. It is certainly not collapsing.

GILROY

Gilroy incorporated as a full city in March 1870 at the southern tip of Santa Clara County. The railroad arrived in 1869, making it a hub of the southern Santa Clara Valley. Today, Gilroy is known worldwide as the Garlic Capital of the World, drawing visitors from across the globe each summer for the Gilroy Garlic Festival held annually on the last full weekend of July.

February 2026 compared to February 2025

Homes sold — 23, up 15 percent year over year
Median sale price — $1,290,000
Percentage of list price received — 100 percent exactly

Gilroy is the most balanced market in the county. Not a seller's market. Not a buyer's market. Exactly 100 percent of the list price means neither side has the upper hand. For Homebuyers priced out of northern Santa Clara County markets, Gilroy represents a genuine opportunity with strong community roots and a median price well below the county average.

LOS ALTOS

Los Altos is 1 of the most coveted residential communities in Silicon Valley — a quiet, tree-lined city with top-ranked schools, a walkable downtown, and consistently strong buyer demand. February 2026 told a story that no one predicted.

February 2026 compared to February 2025

Homes sold — 21, up 163 percent year over year
Median sale price — $5,750,000
Median days on market — 8, down from 65 in January 2026
Percentage of list price received — 108 percent

163 percent year-over-year increase in sales volume is not a data error. It is a market that was coiled and released. Los Altos Home Sellers who listed in February 2026 were rewarded. The question now is whether spring 2026 sustains that momentum or pulls back. Watch this city closely.

LOS GATOS

Los Gatos sits at the base of the Santa Cruz Mountains and has long been 1 of the most desirable communities in Santa Clara County — a village feel with Silicon Valley proximity and top-ranked schools.

February 2026 compared to February 2025

Homes sold — 31, up 121 percent year over year
Median sale price — $2,975,000, up 16 percent

Percentage of list price received — strong premiums above list
Sales volume doubled, and the median climbed 16 percent at the same time. That combination tells you this is not a volume surge driven by price reductions. Demand is strong, and Los Gatos Home Sellers are being rewarded for it. This is a market performing well across every metric.

MILPITAS

Milpitas sits at the northern tip of Santa Clara County, bordered by the East Bay hills and the southern end of San Francisco Bay. It is 1 of the most ethnically diverse cities in the county and offers some of the most accessible price points for Homebuyers entering the Silicon Valley market.

February 2026 compared to February 2025

Homes sold — 19, up 46 percent year over year
Median sale price — $1,650,000
Months of inventory — tight

More homes were sold in February than came to market. That is the definition of a supply-constrained market. When absorption outpaces new listings, prices have only 1 direction to move. Homebuyers competing in Milpitas need to be prepared to move fast and write strong offers.

MORGAN HILL

Morgan Hill sits at the southern end of Santa Clara Valley, surrounded by rolling hills and open space. It offers a small-town feel with Silicon Valley access — a combination that continues to attract Homebuyers priced out of northern county markets.

February 2026 compared to February 2025

Homes sold — 28, up 12 percent year over year
Median sale price — $1,520,000, flat year over year
Median days on market — flat year over year
Percentage of list price received — flat year over year

Flat price. Flat days on the market. Flat sale to list ratio. Morgan Hill is the definition of a steady market. No dramatic swings in either direction. For Home Sellers, this means predictability. For homebuyers, this means a market where preparation and patience still produce results without the frenzy seen in northern county cities.

MOUNTAIN VIEW

Mountain View is home to Google headquarters, a thriving downtown, and 1 of the most walkable and transit-connected communities in Silicon Valley. It draws a highly educated and internationally diverse population.

February 2026 compared to February 2025
Homes sold — 13, up 18 percent year over year
Median sale price — $3,040,000
Median days on market — 7 days
Percentage of list price received — 107 percent

Mountain View crossed the 3 million dollar median threshold in February 2026. Homes are selling in 7 days at 107 percent of the list price. That is a market moving with conviction. Home Sellers in Mountain View are in a strong position. Homebuyers need to be ready to compete on day 1.

PALO ALTO

Palo Alto is home to Stanford University and serves as the intellectual and entrepreneurial center of Silicon Valley. It consistently ranks among the most prestigious residential markets in the United States.

February 2026 compared to February 2025
Homes sold — up 8 percent year over year
Median sale price — $4,590,000, up 20 percent year over year
Homes listed — down 23 percent year over year

When supply tightens and prices rise simultaneously, that is not a coincidence. That is a market telling you something. Palo Alto listings are down 23 percent year over year. The median climbed 20 percent in the same period. Home Sellers in Palo Alto hold significant leverage. The window for Homebuyers to act before further price appreciation may be narrowing.

SAN JOSE

San Jose is the largest city in Santa Clara County and the 10th largest city in the United States. As the county seat and economic anchor of Silicon Valley, it offers the widest range of housing options, price points, and neighborhoods of any city in this report.

February 2026 compared to February 2025
Homes sold — 254
Median sale price — $1,670,000
254 home sales in a single month.

San Jose is the volume engine of Santa Clara County. It is also the most balanced and accessible market in the county for Homebuyers. More choices. More neighborhoods. More time to make a decision without competing against 10 other offers on day 1. For successor trustees and probate administrators managing estate properties in San Jose, February 2026 data confirms a stable and active market with consistent buyer demand.

SANTA CLARA

Santa Clara sits at the geographic center of Silicon Valley, home to Intel headquarters, Levi's Stadium, and Santa Clara University. It is 1 of the most supply-constrained cities in the county.
February 2026 compared to February 2025

Homes sold — 27
Median sale price — $2,060,000
Months of inventory — 1.1 months, the tightest in the county
Percentage of list price received — 109 percent
Median days on market — 9 days
1.1 months of inventory is the tightest supply picture in this entire report.

Home Sellers in Santa Clara received 109 percent of the list price in 9 days. That is a market where preparation, pricing strategy, and presentation directly determine the outcome. If you are a successor trustee or probate administrator with a Santa Clara property, February 2026 tells you this is an active and competitive market. Call before you list.

SARATOGA

Saratoga is 1 of the most prestigious residential communities in Silicon Valley — a quiet, tree-lined city known for top-ranked schools, estate properties, and long-held family homes. It consistently attracts the most discerning Homebuyers in the county.

February 2026 compared to February 2025

Homes sold — 11
Median sale price — $4,380,000
Median days on market — 6 days
Percentage of list price received — 105 percent

6 days on market at 105 percent of list price in the $4 million plus range. That is not what a soft luxury market looks like. Saratoga Home Sellers who priced correctly and presented well in February 2026 were rewarded quickly. For successor trustees and attorneys managing Saratoga estate properties, this market rewards preparation. It does not reward guessing.

SUNNYVALE

Sunnyvale is Pat Kapowich's home city — a place he has lived, worked, and represented Home Sellers and Homebuyers in for his entire career. It is 1 of the most in-demand cities in Silicon Valley, anchored by major technology employers and a highly educated workforce.

February 2026 compared to February 2025
Homes sold — 31, up 41 percent year over year
Median sale price — $2,670,000
Median days on market — 8 days
Months of inventory — 1.1 months
Percentage of list price received — 111 percent, highest in the county.

111 percent of the asking price. That is the highest sale-to-list ratio among all cities in this report. Sunnyvale Home Sellers are being rewarded at a level unmatched by any other city in Santa Clara County in February 2026. 1.1 months of inventory with homes moving in 8 days tells the full story. If you're considering listing in Sunnyvale, February provided the data. Call Pat before the sign goes in the yard.

PAT'S TAKE

February 2026 is the baseline. Spring 2026 is already underway. Before you assess where Silicon Valley is going, you need to know where it launched from — city by city, market by market, straight from the Multiple Listing Service.

The desire across all 11 markets is the same. Home Sellers want top dollar. Homebuyers want a fair shot. Fiduciaries want a clean close. The data shows you which markets are delivering on that desire right now and which ones require a more strategic approach.

Watch for the March 2026 report coming soon. The spring market is already writing the next chapter.

For 35+ years, Pat Kapowich has helped Silicon Valley families navigate one of the most important decisions they will ever make — selling a long-held family home.

Whether you are planning ahead, helping a parent, or managing an estate, Pat brings the experience, patience, and straight answers your family deserves. CalDRE #00979413

(408) 245-7700 | [email protected] | Kapowich Real Estate | CalDRE #00979413

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Sunnyvale, CA
94086

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