More homes are for sale in the Primary market, but buyers are still active
Here is the one thing every homeowner in this market should know right now. More homes are competing for the same buyers. That means how you price and present your home matters more than it did a year ago.
These numbers cover the three months ending August 31, 2026, for ZIP codes 94568, 94566 and 94588. This update was written October 18, 2026.
More homes to choose from, and buyers are still showing up
The Real Estate Data Aggregator counted 253 homes for sale across the Primary market in those three months. That is up 17.7% from the same period a year ago. Realtor.com reported that for-sale listings across the U.S. grew nearly 7% in the week ending October 10, 2026. Our local market is growing faster than the national pace.
But buyers have not walked away. The Real Estate Data Aggregator counted 328 pending sales across the Primary market, up 2.5% from a year ago. More homes are available, and people are still making offers.
What this looks like in each ZIP code
Each ZIP code tells a slightly different story. Let me walk you through them.
| 94568 | 94566 | 94588 | |
|---|---|---|---|
| Median sale price | $1,269,500 | $1,689,000 | $1,475,000 |
| Homes sold | 168 | 84 | 55 |
| Homes for sale | 150 | 61 | 42 |
| Median days on market | 30 | 29 | 33 |
| Sale to list price | 98.9% | 99.2% | 98.9% |
| Pending sales | 181 | 88 | 59 |
ZIP 94568: more inventory, but buyers are very active
The Real Estate Data Aggregator counted 150 homes for sale in 94568 in those three months. That is up 48.5% from a year ago. That is a big jump in competition for sellers.
Even so, buyers kept moving. Pending sales in 94568 reached 181, up 20.7% from a year ago. Homes sold in 30 days at the median, which is 5 days shorter than the year before.
The median sale price in 94568 was $1,269,500, down just 1.6% from a year ago. Homes sold for 98.9% of list price on average, down 0.7 points. About 29.2% of homes sold above list price, down 4.4 points. Prices dipped a little, and fewer homes sparked a bidding war, but most still closed very close to asking.
ZIP 94566: fewer homes for sale, and sellers are getting more
ZIP 94566 moved in the opposite direction. The Real Estate Data Aggregator counted 61 homes for sale there, down 16.4% from a year ago. Fewer choices for buyers.
That tighter supply helped sellers. Homes sold for 99.2% of list price on average, up 1 point from a year ago. About 33.3% of homes sold above list price, up 7.9 points. The median sale price was $1,689,000, down just 1.2%.
Homes in 94566 sold in a median of 29 days, 1 day shorter than a year ago. Pending sales came in at 88, down 17% from a year ago. Fewer buyers were active here, but the ones who were moved quickly.
ZIP 94588: the one ZIP where patience is needed
ZIP 94588 showed the most softening of the three. The Real Estate Data Aggregator counted 55 homes sold there, down 9.8% from a year ago. The median sale price was $1,475,000, down 3.8%.
Homes in 94588 sat on the market for a median of 33 days, which is 13 days longer than a year ago. That is the biggest shift in days on market across all three ZIP codes. Not every home sold fast here.
Still, homes sold for 98.9% of list price on average, up 0.4 points. About 21.8% sold above list price, down 2.8 points. The market is softer, but sellers who priced well still closed near asking.
The bigger picture: rates and national trends
Freddie Mac put the average 30-year fixed mortgage rate at 7.40% as of October 15, 2026. The 15-year fixed averaged 6.71% that same week. Rates like these shape what buyers can afford.
The National Association of Realtors reported that existing-home sales across the country reached 3.99 million units in September 2026. National inventory rose to 1.60 million homes. Prices nationally were up 1.3% in September 2026, the National Association of Realtors said.
Realtor.com reported that for-sale listings grew nearly 7% year over year in the week ending October 10, 2026. Our Primary market grew at 17.7%, well above that national pace.
What this means for you
If you are a seller, more competition is real. Pricing carefully and presenting your home well matters more than it did a year ago. But buyers are still active, and homes priced right are still closing near asking.
If you are a buyer, you have a little more room to compare homes before making a move. Supply is growing, but it is still well below a balanced market in all three ZIP codes.
- More homes are for sale in the Primary market, up 17.7% from a year ago, per the Real Estate Data Aggregator.
- But pending sales are up 2.5%, which means buyers are still engaged.
- Prices dipped a little in all three ZIP codes, and days on market stretched in 94588. Sellers who price right are still closing near asking.
- One street can read very differently from the whole ZIP code, so the numbers above are a starting point, not the whole story.
Every street is a little different. These ZIP code numbers give you the big picture, but your block may tell a different story. I would love to talk through what this means for your specific home.
Your next step
(510) 760-0970Text me your address and I will send back how your home compares with what actually sold near you in the three months ending August 31, 2026. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 94568, 94566 and 94588, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 7, 2026.
- Freddie Mac: Mortgage Rates, read Oct 17, 2026
- National Association of Realtors: Existing-Home Sales, read Oct 17, 2026
- Redfin: Housing Market Update: Asking Prices Fall For the First Time Since March, Oct 15, 2026
- Redfin: Home Sellers Now Outnumber Buyers By 63%, the Biggest Gap Since the Post-Recession Housing Crash, Oct 14, 2026
- Realtor.com: Weekly Housing Trends: U.S. Market Update (Week Ending Oct. 10, 2026), Oct 15, 2026