San Jose housing inventory tracker: September 2026

Inventory is the number that decides who holds the cards in San Jose. In September 2026 the city had 1,156 homes actively listed, against 799 a year earlier, a change of +44.7%. Below is the 24-month history, the single family versus condo split, and a neighborhood by neighborhood view.

TurboHome Market Analysis · San Jose, California · Data through September 2026

Key findings

• San Jose had 1,156 active listings in September 2026, +44.7% versus 799 in September 2025 and +11.2% versus 1,040 in August 2026.
• Single family homes: 698 active in September 2026 versus 514 a year earlier (+35.8%). Condos: 316 versus 174 (+81.6%).
• Townhouses: 135 active versus 107 a year earlier (+26.2%).
• Condos made up 27% of active inventory and single family homes 60%.
• September 2026 is the highest monthly count in the 24-month window. The low was 386 in Dec 2025.
• Downtown San Jose had the most active listings of any tracked neighborhood (82 in September 2026, versus 54 in August).

Chart 1: San Jose active listings by property type, Oct 2024 to September 2026

• All active listings
• Single family
• Condo
• Townhouse

Chart 2: San Jose active listings by neighborhood, September 2026 vs August 2026

• Sep 2026
• Aug 2026

1. Downtown San Jose8254
2. Communication Hill3627
3. Valley View / Reed1411
4. Central San Jose1111
5. Doerr / Steindorf106
6. Trade Winds109
7. AvenueOne98
8. Cedarville / Giannotta95

0255075100

Market context

The South Bay is the soft spot in the Bay Area right now. Compass reported Santa Clara County active listings up 15% in September 2026, price cuts up 49%, and the single-family median down 4%, while San Mateo County tightened with a 9% median gain and 63% of sales closing above list (source). Redfin's four-week data through October 18 showed the San Jose metro median sale price down 4.7% year over year with new listings up 17.7% (source). Zillow data cited by first tuesday put San Jose metro inventory at roughly 3,000 listings in September, up 10.5% from 2,700 a year earlier (source).

Nationally, the backdrop is weak demand and slowly building supply. Freddie Mac's survey put the average 30-year fixed rate at 7.32% on October 22, 2026, down from 7.40% the week before but well above 6.19% a year earlier (source). Redfin counted 281,749 pending sales in the four weeks ending October 18, down 14.4% from a year ago and the lowest level in its records, while active listings nationwide were up 2.1% (source).

What it means for buyers in San Jose

Buyers in San Jose have more to choose from than a year ago. With 1,156 active listings, +44.7% above September 2025, you can afford to be selective, ask for repairs or credits, and walk away from a home that is priced for last year's market. Condo shoppers have the most leverage: 316 condos were listed versus 174 a year earlier. Start with Downtown San Jose, which had the deepest pool of listings in the city.

What it means for sellers in San Jose

Sellers face more competition. Every listing in San Jose is up against 1,155 others, and the count has been climbing since Dec 2025. Price to the most recent comparable sales rather than to spring asking prices, make the home show-ready before the first weekend, and expect buyers to negotiate on inspection items. Listings in Downtown San Jose saw the sharpest one month increase in nearby competition.

How TurboHome helps

TurboHome is a flat fee brokerage licensed in California and Texas. Our in-house, licensed local agents handle touring, analysis, offers, negotiation, and closing, and we split the buyer side commission with you. You can take your TurboHome Rebate as cash at closing, use it to strengthen your offer, or use it to buy down your mortgage rate, which matters when rates sit above 7%. In a looser San Jose market, that rebate is money you keep rather than money that goes to a traditional commission. Talk to a TurboHome agent about buying in San Jose or read how the buyer rebate works in California.

Methodology

TurboHome analysis of MLS data via Snowflake. Active listing counts are month-end snapshots of listings with an active status inside San Jose city limits, from Oct 2024 through September 2026, the latest complete month. Deleted or withdrawn records are excluded. Property types shown are single family residences, condominiums, and townhouses; the all listings total also includes other residential types such as duplexes and manufactured homes, so the three columns do not sum to the total. Neighborhood counts cover neighborhoods with at least 5 active listings in September 2026 and are limited to the 8 largest by current count. Neighborhood figures are compared month over month only, because the share of listings assigned to a named neighborhood has grown over the past year and a year over year neighborhood comparison would overstate the change. All figures are aggregates; no individual listing data is published. Counts come from the MLS feeds TurboHome tracks and can differ from county or metro figures published by local Realtor associations, which use different boundaries and definitions.

FAQ

Related pages

• Redwood City housing inventory tracker: September 2026
• San Mateo housing inventory tracker: September 2026
• TurboHome buyer rebate in California
• San Francisco housing market
• TurboHome vs Redfin

About the Author

Vinura Abeysundara

Vinura Abeysundara is a real estate and growth professional with experience scaling homebuying platforms across Canada and the United States. Formerly Head of Growth at Zown, he now works with TurboHome and writes about homebuyer savings, flat-fee real estate, commissions, and technology in real estate.

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About Kevin Kretzmer

Head Agent, California

Kevin Kretzmer leads TurboHome's California agent team and reviews California and national buyer guidance for practical brokerage accuracy.

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