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

Look Back Series | December 2025 Silicon Valley Home Sale TrendsThis post is part of my 2025 Look Back Series. I am docu...
08/31/2026

Look Back Series | December 2025 Silicon Valley Home Sale Trends

This post is part of my 2025 Look Back Series. I am documenting how the year ended and how the winter market set the stage for early 2026 momentum across Silicon Valley. Homebuyers and home sellers always want to know how the year actually finished, not just how it started.

Below are the five core indicators for December 2025 across Santa Clara County cities:

Median Sale Price, Median Days on Market, Months of Inventory, Percent of List Price Received, and Avg. Dollar per Sq. Ft.

Alphabetical Order

- Campbell
Median Sale Price: $2.14M
Median Days on Market: 10
Months of Inventory: 0.1
Percent of List Price Received: 107%
Avg. $/Sq. Ft.: $1,406

- Cupertino
Median Sale Price: $3.20M
Median Days on Market: 14
Months of Inventory: 0.6
Percent of List Price Received: 102%
Avg. $/Sq. Ft.: $1,787

- Gilroy
Median Sale Price: $1.08M
Median Days on Market: 17
Months of Inventory: 1.5
Percent of List Price Received: 99%
Avg. $/Sq. Ft.: $568

- Los Altos
Median Sale Price: $4.45M
Median Days on Market: 9
Months of Inventory: 0.3
Percent of List Price Received: 111%
Avg. $/Sq. Ft.: $2,066

- Los Altos Hills
Median Sale Price: $5.40M
Median Days on Market: 14
Months of Inventory: 0.8
Percent of List Price Received: 97%
Avg. $/Sq. Ft.: $1,536

- Los Gatos
Median Sale Price: $3.11M
Median Days on Market: 35
Months of Inventory: 1.5
Percent of List Price Received: 103%
Avg. $/Sq. Ft.: $1,196

- Milpitas
Median Sale Price: $1.45M
Median Days on Market: 15
Months of Inventory: 1.0
Percent of List Price Received: 103%
Avg. $/Sq. Ft.: $941

- Monte Sereno
Median Sale Price: $4.35M
Median Days on Market: 2
Months of Inventory: 0.9
Percent of List Price Received: 101%
Avg. $/Sq. Ft.: $1,645

- Morgan Hill
Median Sale Price: $1.22M
Median Days on Market: 21
Months of Inventory: 1.3
Percent of List Price Received: 98%
Avg. $/Sq. Ft.: $676

- Mountain View
Median Sale Price: $3.07M
Median Days on Market: 8
Months of Inventory: 0.1
Percent of List Price Received: 105%
Avg. $/Sq. Ft.: $1,610

- Palo Alto
Median Sale Price: $4.15M
Median Days on Market: 12
Months of Inventory: 0.5
Percent of List Price Received: 104%
Avg. $/Sq. Ft.: $2,262

- San Jose
Median Sale Price: $1.57M
Median Days on Market: 14
Months of Inventory: 0.5
Percent of List Price Received: 103%
Avg. $/Sq. Ft.: $978

- Santa Clara
Median Sale Price: $1.88M
Median Days on Market: 11
Months of Inventory: 0.5
Percent of List Price Received: 106%
Avg. $/Sq. Ft.: $1,216

- Saratoga
Median Sale Price: $4.26M
Median Days on Market: 12
Months of Inventory: 0.6
Percent of List Price Received: 102%
Avg. $/Sq. Ft.: $1,659

- Sunnyvale
Median Sale Price: $2.20M
Median Days on Market: 12
Months of Inventory: 0.3
Percent of List Price Received: 107%
Avg. $/Sq. Ft.: $1,453

These five indicators show how 2025 closed and how early 2026 began. Inventory remained tight, competition stayed strong, and several cities posted double‑digit sale‑to‑list ratios even in the final month of the year.

Pricing a home is part art and part science. A correct pricing strategy requires an in‑person analysis of the building, the yard, the street, the neighborhood, and the ZIP code. Every property has unique strengths and challenges that a trained eye can identify on site.

I am a lifelong Silicon Valley resident and have guided clients through every market cycle, including the S&L crisis, the dot‑com era, 2008, the pandemic, and beyond.

Over half of Kapowich listings achieve a median of 9 days on market for single‑family homes and 8 days for condos and townhomes.

Accreditations:
CRS and GRI for Seller Representation
ABR for Buyer Representation
SRES and CTP for Seniors and Probate
CRB for Brokerage Management

Data Source: MLSListings®
Compiled and Presented by Pat Kapowich, Broker
CalDRE #00979413

Part Art. Part Science. Kapowich Excels at Negotiations.

08/17/2026

(Here we go again) Tight Inventory Is Fueling a National Off-Market Trend and a Hidden Legal Risk

From the Kapowich Vault. Real estate attorney Simon Offord joined Pat Kapowich to explain how private, off-MLS home sales quietly raise dual-agency exposure. A smaller pool of participating real estate agents increases the odds that the same real estate agent, or agents under the same brokerage, represent both the buyer and the seller.

Offord explains that courts have punished dual agents even when the surrounding facts were otherwise favorable, and that the California Supreme Court settled this question in Horiike v. Coldwell Banker Residential Brokerage Co., ruling that a brokerage owes a fiduciary duty to both parties even when different real estate agents under the same broker represent each side.

The problem this interview describes has not gone away. Home sale prices have nearly doubled since this conversation was recorded, and dual-agency exposure has only grown with them.

For Home Sellers, less market exposure does not mean less risk. It often means a different kind of risk, one with less built-in transparency.

This is not a new problem. Pat served on the Santa Clara County Association of Realtors Off MLS task force in 2010 and 2011, and the same fiduciary conflict examined then is resurfacing now as national inventory tightens and off-market sales trend upward again. Home sale prices have nearly doubled since this interview was recorded. The risk has not gone anywhere.

Full interview link available in the first comment.

Guest:
Real Estate Attorney Simon Offord
Brewer Offord & Pedersen LLP
[email protected]

Before you list, call Pat.

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

Home Sellers remain responsible for complying with applicable laws, disclosure obligations, contracts, permit requirements, and professional recommendations related to their specific transaction. Always consult qualified legal, tax, title, escrow, inspection, insurance, contractor, and licensed real estate professionals, or a subject matter expert in your situation, before acting.



















08/03/2026

🏡 Sunnyvale Real Estate Market Update | July 2026

How did the Sunnyvale single-family housing market perform during July?

Although home sales declined compared with June, the market remained highly competitive with only 0.5 months of housing inventory. Sellers also received an average of 105% of their asking price, reflecting continued demand for well-prepared homes.

In this month's market update, I review:

✅ Homes Sold
✅ New Listings
✅ Median Sale Price
✅ Average Price Per Square Foot
✅ Median Days on Market
✅ Percentage of Asking Price Received
✅ Months of Inventory
✅ Year-over-Year Comparisons
✅ Sales by Price Quartile

Data Source: MLSListings® via Pro.MLSListings.com. Statistics compiled August 2, 2026.

Whether you are considering selling your home, buying a home, or simply following the local housing market, understanding the numbers can help you make more informed real estate decisions.

🎥 Watch the full July 2026 Sunnyvale Market Update here:
👉 (Paste your YouTube link)

📈 Interactive Silicon Valley home sale trends:
https://SiliconValleyBroker.com/trends

🛡️ Looking for consumer protection and risk management information for home sellers and homebuyers?

Subscribe to my companion YouTube channel:

👉 https://www.youtube.com/

There I share practical guidance on:
• Consumer protection
• Risk management
• California disclosure requirements
• Home inspections
• Contracts and negotiations
• Expert interviews with attorneys, inspectors, contractors, insurance professionals, and other specialists

Important Disclaimer: This market update is provided for general informational and educational purposes only. Every property, neighborhood, family, and transaction is unique. Before making important real estate decisions, consult with qualified professionals, including your real estate broker, attorney, CPA or tax advisor, insurance professional, and other specialists appropriate to your situation.

07/15/2026

Know someone behind on mortgage payments? A foreclosure sale is not always the end.

✅ A Chapter 13 filing can pause a scheduled foreclosure sale

✅ Missed payments, called arrears, can be repaid over 3 or 5 years

✅ Success depends on proving sufficient income to cover the plan

Attorney Vinod Nichani of Nichani Law Firm explains what it actually takes to qualify.

# # #

Need a real estate strategy? 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. [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

07/12/2026

Marketwise column for the Bay Area News Group and its flagship, The Mercury News and East Bay Times

By Pat Kapowich

Titled: Lack of enough disclosures alarms homebuyer under contract

Originally Published: 11/November/2023

Question: We just bought a Bay Area house. It sits on an oversized lot. Lush foliage fills the grounds. My father-in-law was not impressed. He asked about the water bill. He made a good point. Drought and water rationing are part of California living. The cost of keeping the grounds could be a budget buster.

Recently, we requested the water bill. The seller’s agent did not respond. We found this odd. Later, we drove by the house. A neighbor was watering an equally large lot. We stopped and introduced ourselves. We learned that the neighborhood has city water pipes. That made sense. But the neighbor told us there is well water. Nearby homes have a well-water pipe to an underground spring dating back to the 1940s and 1950s. Then he added, “We are not supposed to use it.”

You often write about presale inspection disclosure packages, especially on the San Francisco Peninsula. The disclosures are sparse. My father-in-law noted no mention of a well — or well water. We are wondering what else the seller and seller’s agent neglected to show in their so-called disclosures.

We bought without contingencies. Interestingly, our buyer’s agent said we would “not order buyer inspections.” It is an “as-is sale” Plus, “We do not need inspections.”

Answer: Real estate attorneys remind us that homebuyers can inspect a property regardless of price, terms or conditions. Full stop. In California, Realtors and their clients use preprinted forms. Form committees — making up real estate brokers, managers, agents and attorneys — often update these forms. They meet bimonthly. The goal is to share expertise to help agents and clients navigate disclosure challenges. The PRDS Form Committee produces the superb forms primarily used by agents on the San Francisco Peninsula. But it is not a rule. A seller’s agent from the East Bay or San Francisco might use forms from their region.

Your buyer’s agent could email the seller’s agent and their supervising sales manager with questions and requests. You have a right to full disclosure, regardless of the form brand. Include two outstanding PRDS forms:

First, send the stellar PRDS Seller Advisory Regarding Completing the Real Estate Transfer Disclosure Statement and Other Seller Disclosures Forms (Form PRDS SARC Rev. 12/22)

Attach a note referencing page three of the last section, titled “Final Suggestions” in the third bullet: “If any disclosure that you have made becomes inadequate, incomplete, inaccurate or changes over time, you should update and correct your Disclosures Forms in a timely fashion.”

Second, include the 15-page preeminent PRDS Supplemental Seller Checklist (Form PRDS SSC Rev. 11/22). Reference Part 1. Definition of Terms: “Disclosure,” “Reports,” “Documents” “Work,” and “Maintenance” or “Maintain” is defined in a stand-alone manner of clarity.

Indicate you want the sellers to refresh their memories using dozens of questions in the following section:

Part 2: Disclosures and Reports (please refer to Definitions/Reports in Part 1)

~~>
You have questions about buying or selling a home. So you Google them and get a page of AI-generated summaries. Or you skip that and read the real thing. The Kapowich Vault holds decades of answers written by Pat Kapowich. [ Link in the first comment. ]

07/09/2026

Elderly Scam: Caregiver Steals $2.9 Million Estate!

Imagine a caregiver selling your elderly father's home for $2.9 million, and you never even knew it was for sale.

That almost happened. A title insurance expert refused to close the deal until the son and daughter were part of the conversation. The caregiver said the family was estranged and pushed back hard.

He found their numbers anyway. He called them himself. And he warned them to get an attorney involved right away.

Four weeks later, someone else insured the sale. The property closed in days, in cash, for $2.9 million.

Staying in touch with aging parents is not just about love. It is protection.

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] | SiliconValleyBroker.com

P.S. Watch the full interview; the 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

07/05/2026

Probate vs Trust: What Every Homeowner Needs to Know

Title and escrow expert Scott Heisey joins me to explain why a trust, even with an upfront cost, protects families from a much more expensive and drawn-out process later.

Why a Trust Costs Less Than Probate in the Long Run

Before you list, call Pat. Home sellers and fiduciaries, successor trustees, probate administrators, receivers, and attorneys get straight answers and a clear strategy from 1 of Silicon Valley's most experienced brokers.

[email protected]

P.S. Full interview link 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 | Full interview link in the first comment.

07/05/2026

📍 Los Altos
How's the Market? 🤔

Explore my interactive dashboard tracking real-time data graphs, current real estate prices, and recent home sales across Los Altos and over 100 other cities and towns in the San Francisco Bay and Monterey Bay Areas: [ Links in first comment ].

Looking back at the critical February transition in Los Altos gives us the exact blueprint for today's hyper-local inventory crunch. View this post and the video for February 2026, city information, and home sale statistics compared to February 2025.

Los Altos Home Sales & Inventory: Evaluating the highly restricted volume of completed high-end home sales, active luxury tier availability, and true contract speed.

Los Altos Real Estate Prices: Charting premium listing values, final closed pricing data, and custom estate market trends to inform sophisticated equity preservation.

🏡 Get a Clinical Estimate for Your Specific Home: Macro data and online graphs are only the starting point. To properly price a property in today's complex market, an algorithm cannot replace a hyper-local evaluation.

True market value is dictated by a clinical review of your specific zip code, city, neighborhood, exact location, structural condition, and unique yard requirements.

As a Pricing Strategy Specialist, I welcome the conversation. Contact me today to schedule an in-person, holistic review to determine the precise strategic value of your property.

07/02/2026

How's the Market? 🤔

Explore my interactive dashboard tracking real-time data graphs, current real estate prices, and recent home sales across Palo Alto and over 100 other cities and towns in the San Francisco Bay and Monterey Bay Areas: [ View link in first comment ].

Looking back at the critical February transition in Palo Alto gives us the exact blueprint for today's hyper-local inventory crunch. View this post and the video for February 2026, city information, and home sale statistics compared to February 2025.

Palo Alto Home Sales & Inventory: Evaluating days-on-market velocity, total monthly closed sales, and contract activity across varying price tranches.

Palo Alto Real Estate Prices: Monitoring baseline appreciation, shifts in luxury tier pricing, and historical market trajectories to track long-term equity stability.

🏡 Get a Clinical Estimate for Your Specific Home: Macro data and online graphs are only the starting point. To properly price a property in today's complex market, an algorithm cannot replace a hyper-local evaluation. True market value is dictated by a clinical review of your specific zip code, city, neighborhood, exact location, structural condition, and unique yard requirements.

As a Pricing Strategy Specialist, I welcome the conversation.

Contact me today to schedule an in-person, holistic review to determine the precise strategic value of your property.

07/01/2026

How's the Market? Check out my real-time, interactive graphs for over 100 cities and towns in the San Francisco and Monterey Bay Areas. 👇

Silicon Valley real estate isn't moving as one housing market this summer. Explore my interactive dashboard tracks fast-moving trends across more than 100 cities and towns in 8 San Francisco Bay and Monterey Bay counties, [ See link in first comment ].

The trajectory of the market in a year-to-year comparison, in this case, from February 2025 to February 2026, gives us the City of Sunnyvale's exact blueprint for today's hyper-local inventory crunch.

View the video for February 2026, city information, and home sale statistics compared to February 2025.

===

To properly price a property in today's complex market, an algorithm cannot replace a hyper-local evaluation. True market value is dictated by a clinical review of your specific zip code, city, neighborhood, exact location, structural condition, and unique yard requirements.

As a Pricing Strategy Specialist, I welcome the conversation. Contact me today to schedule an in-person, holistic review to determine the precise strategic value of your property.

Disclaimer: Market data is sourced from local MLS inputs and analyzed clinically for consumer protection and market education.

Always consult a licensed broker to review micro-trends for your specific street.

Address

100 S. Murphy Avenue, Suite 200
Sunnyvale, CA
94086

Opening Hours

Monday 9am - 7pm
Tuesday 9am - 7pm
Wednesday 9am - 7pm
Thursday 9am - 7pm
Friday 8:30am - 7:30pm
Saturday 10:30am - 4:30pm
Sunday 10:30am - 4:30pm

Telephone

+14082457700

Website

Alerts

Be the first to know and let us send you an email when Kapowich Real Estate posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Contact The Business

Send a message to Kapowich Real Estate:

Shortcuts

Share

Category