Market Timing

Home Price Cuts in San Jose: How Many Homes Sold After a Price Drop in 2026

Updated November 14, 2026

By Vinura Abeysundara

Head of Growth at TurboHome

Reviewed by:

Vinura Abeysundara

Head of Growth at TurboHome

Kevin Kretzmer

Head Agent, California · CalDRE #01997822

In San Jose, 25.9% of the 1,661 homes that closed between May and October 2026 sold after at least one price cut. The median cut was 6.2% ($94,500) off the original asking price, and homes that were cut went on to sell for a median 91.7% of their first list price, against 100.9% for homes that were never reduced. For comparison, Realtor.com counted 17.3% of active San Jose-Sunnyvale-Santa Clara listings with a price reduction in October 2026; that counts listings on the market in one month, while our figure counts homes that actually sold over six months.

TurboHome Market Analysis · 1,661 closings · May 1 to Oct 31, 2026 · Last updated November 14, 2026

This guide uses 1,661 single-family, condo and townhouse closings in our MLS feed from May 1 to October 31, 2026 to show how often San Jose sellers cut, by how much, where, and what a cut home finally sold for. Use it to judge how much room a reduced listing leaves you.

How many San Jose homes sold after a price cut

25.9% of San Jose closings from May through October 2026 sold after at least one price cut. Counting every closing, cut or not, 49.4% closed below the original asking price. Cut homes sat a median 52 days on the market, against 11 days for homes that were never reduced.

San Jose closings in our MLS feed, May 1 to October 31, 2026. A price cut means the final list price was below the original list price., data table
Measure	San Jose, May to Oct 2026
Closings	1,661
Sold after at least one price cut	25.9%
Median cut, cut homes	6.2% ($94,500)
Closed below the original asking price, all closings	49.4%
Median days on market, cut homes	52
Median days on market, never cut	11
Median sale price, all closings	$1,364,371
Sale to original list price, all closings	100.0%

Across all San Jose closings, homes sold at a median 100.0% of their original list price, right at asking, and 49.4% closed below it.

What a price cut tells a buyer in San Jose

San Jose homes that were cut then closed at a median 98.2% of the reduced price, so the discount stacked: the typical cut home sold at 91.7% of its original asking price, a median $100,000 below the first list price. Homes that were never reduced sold at a median 100.9% of their asking price.

Share of cut homes. Every figure is in the table below.

12.8% of cut homes were reduced by less than 3%, 22.3% by 3 to 5%, 42.6% by 5 to 10% and 22.3% by 10% or more. Most San Jose cuts were moderate: 42.6% of cut homes were reduced by 5 to 10%.

Price cuts by neighborhood in San Jose

Only 8 San Jose neighborhoods had at least 20 closings from May through October 2026, so the table shows those 8, sorted by closings.

Share with a cut. Every figure is in the table below.

San Jose neighborhoods with at least 20 closings, May 1 to October 31, 2026. A dash means no home in the neighborhood was cut. Median cut is for cut homes only; days on market is for all homes. Neighborhood figures rest on few closings., data table
Neighborhood	Closings	Share with a cut	Median cut	Sale to original list	Median price	Median days on market
Willow Glen	105	19.0%	6.4%	100.0%	$2,115,000	11
Downtown San Jose	90	24.4%	8.4%	97.7%	$900,000	20
The Villages	55	45.5%	5.7%	95.9%	$750,000	58
Willow Glen South / Lincoln Glen	37	13.5%	9.4%	100.4%	$1,868,000	16
Communication Hill	26	34.6%	4.6%	98.2%	$1,006,500	26
Doerr / Steindorf	25	32.0%	4.9%	100.0%	$1,680,001	17
Alum Rock	21	14.3%	7.9%	100.7%	$905,000	13
Shasta Hanchett Park	20	20.0%	8.5%	98.7%	$1,962,500	14

The Villages had the highest share of cut sales at 45.5%, and homes there took a median 58 days to sell, the longest of the eight neighborhoods. Communication Hill (34.6%) and Doerr / Steindorf (32.0%) came next.

Cuts were least common in Alum Rock (14.3%) and Willow Glen South / Lincoln Glen (13.5%). In Willow Glen, the busiest neighborhood, 19.0% of sales were cut, at a median price of $2,115,000.

Price cuts by price range in San Jose

San Jose closings by sale price, May 1 to October 31, 2026. Ranges with fewer than 12 closings are left out. A dash means no home in the range was cut., data table
Price range	Closings	Share with a cut	Median cut	Median cut ($)	Sale to original list	Median days on market
Under $500K	67	37.3%	7.8%	$40,000	96.9%	43
$500K to $750K	196	40.8%	6.1%	$40,056	96.6%	34
$750K to $1M	228	29.4%	5.9%	$50,000	98.5%	22
$1M to $1.5M	448	26.8%	6.8%	$100,000	99.3%	16
$1.5M to $2M	368	21.7%	5.7%	$100,000	100.1%	13
$2M to $3M	262	19.8%	5.2%	$130,000	101.0%	11
$3M and up	92	6.5%	6.5%	$239,056	102.9%	8

Above $500K, cuts fall steadily with price, from 40.8% of homes between $500K and $750K to 6.5% of homes at $3M and up.

Price cuts by home type in San Jose

San Jose closings by home type, May 1 to October 31, 2026. Types with fewer than 12 closings are left out., data table
Home type	Closings	Share with a cut	Median cut	Median cut ($)	Sale to original list	Median days on market
Condo	331	37.5%	6.2%	$42,750	97.0%	31
Single-family home	1,142	22.4%	6.4%	$100,000	100.1%	13
Townhouse	188	26.6%	6.0%	$55,500	99.3%	22

37.5% of San Jose condos sold after a cut, against 26.6% of townhouses and 22.4% of single-family homes.

How 2026 compares with 2025 in San Jose

San Jose closings in our MLS feed, same months of each year, same filters., data table
Measure	May to Oct 2026	May to Oct 2025
Closings	1,661	1,538
Sold after at least one price cut	25.9%	22.8%
Median cut, cut homes	6.2% ($94,500)	6.1% ($88,500)
Sale to original list, cut homes	91.7%	92.3%
Closed below the original asking price, all closings	49.4%	46.2%

San Jose is one of two California cities in this series where the share of cut sales rose, from 22.8% to 25.9%, and the only one where it rose by more than a fraction of a point; Los Angeles went from 25.6% to 25.7%. The share closing below the original asking price also rose, from 46.2% to 49.4%.

How our numbers compare with Realtor.com and Redfin

Realtor.com counted 17.3% of active San Jose-Sunnyvale-Santa Clara listings with a price reduction in October 2026, up 2.2 points from a year earlier. Nationally, Realtor.com's October 2026 price-reduced share was 20.5% (preliminary; the highest October share since 2022), and Redfin found 21.2% of U.S. listings had a price drop in the four weeks ending November 1, 2026, against 20.6% a year earlier. Our San Jose figure is 25.9%.

Portal figures count homes for sale that had a cut during one period, across a whole metro. Our figure counts homes in the city that actually sold after at least one cut over six months, and then shows what they sold for against their original asking price. A listing that was cut and has not sold, or was taken off the market, counts in the portal figures but not in ours.

Redfin's November 5 update had new listings in the San Jose metro up 17.8% from a year earlier.

Realtor.com also counted active inventory in the San Jose-Sunnyvale-Santa Clara metro up 23.4% from a year earlier, the biggest increase of the seven metros in this series, in the same year that cut sales rose in San Jose.

Sources: Realtor.com, October 2026 Housing Report, published November 4, 2026, checked November 14, 2026. Redfin, Housing Market Update, November 5, 2026, checked November 14, 2026.

How to use a price cut when you make an offer in San Jose

San Jose is the one California market in this series where cuts clearly became more common this year, as more homes came to market. That shifts some leverage to buyers, especially for condos and homes under $750K, where more than a third of homes sold after a cut.

Cut homes closed at a median 98.2% of the reduced price and 91.7% of the original, a median $100,000 below the first list price, after a median 52 days on the market. Citywide, homes that were never cut sold at a median 100.9% of asking, so a cut home is where you are most likely to pay less than list.

Of 247 TurboHome California buyers who closed between November 2025 and October 2026, 61 (24.7%) bought a home that had already been cut; those homes closed at a median 94.3% of the original asking price, a median $44,888 below the first list price, and 45.9% negotiated further below the reduced price.

Before a TurboHome buyer writes an offer, their agent runs a comparable-based valuation of the home and an AI offer-acceptance prediction, so the offer price rests on recent sales of similar homes rather than on the asking price or the size of a cut. See also how much over asking San Jose buyers pay and how long San Jose homes take to sell.

Methodology

Source: TurboHome's MLS closings data (our MLS feed), closings from May 1 to October 31, 2026, compared with May 1 to October 31, 2025.

Filters: single-family homes, condos and townhouses; a close price of $50,000 or more; original and final list price both recorded; and a final list price between 40% to 150% of the original list price, which removes relists and data errors.

Definitions: a price cut means the final list price at sale was below the original list price. The median cut is measured only on homes that were cut. Sale to original list is the close price divided by the original list price, the full discount from the first asking price; sale to reduced list is the close price divided by the final, reduced list price. Days on market uses recorded values from 0 to 730 days. Prices, cuts, ratios and days on market are medians.

Thresholds: neighborhood tables show the 25 neighborhoods with the most closings among those with at least 20 closings in the 2026 window, or every qualifying neighborhood where fewer qualified. Price range and home type rows need at least 12 closings.

Portal figures: Realtor.com, October 2026 Housing Report, published November 4, 2026, checked November 14, 2026. Its price-reduced share counts active listings with a price reduction during the month. Redfin, Housing Market Update, November 5, 2026, checked November 14, 2026. Its figure is the share of U.S. listings with a price drop in the four weeks ending November 1, 2026. Portal figures count homes for sale that had a cut during one period, across a whole metro. Our figure counts homes in the city that actually sold after at least one cut over six months, and then shows what they sold for against their original asking price. A listing that was cut and has not sold, or was taken off the market, counts in the portal figures but not in ours.

TurboHome figures: TurboHome's own closings from November 1, 2025 to October 31, 2026 over $50,000 with both the original and the final list price recorded. The 247 California and 34 Texas counts are closings with both prices recorded, not total closings, and Texas is a small sample.

FAQ

Does a price cut mean I can offer below the new price in San Jose?

Often, yes. Cut homes in San Jose closed at a median 98.2% of the reduced price from May through October 2026, so the typical cut home still sold below its new asking price, and at 91.7% of the original. Let recent sales of similar homes set your number, not the cut alone.

How big is a typical price cut in San Jose?

The median cut was 6.2% ($94,500) off the original asking price for San Jose homes that were cut and sold from May through October 2026. 12.8% of cuts were under 3% and 22.3% were 10% or more.

Which San Jose neighborhoods had the most price cuts?

The Villages had the highest share of cut sales among the eight San Jose neighborhoods with at least 20 closings, at 45.5%, followed by Communication Hill (34.6%) and Doerr / Steindorf (32.0%). Willow Glen South / Lincoln Glen had the lowest at 13.5%.

Are price cuts in San Jose rising or falling?

Rising. 25.9% of San Jose closings from May through October 2026 sold after a cut, against 22.8% in the same months of 2025. Realtor.com counted 17.3% of active San Jose-Sunnyvale-Santa Clara listings with a price reduction in October 2026, up 2.2 points from a year earlier, a count of listings rather than sales.

Is a buyer's agent rebate worth it in San Jose?

For most buyers, yes. The buyer-side commission is a percentage of the price, so at San Jose's median sale price of $1,364,371 a refund of part of it lowers what you bring to closing; the median TurboHome buyer refund in California was $14,663. TurboHome charges a flat fee instead of a percentage commission and refunds the rest of the buyer-side commission at closing; see how to get cash back when you buy a house.

About the Author