Twenty-two communities, two counties, both sides of the hill
Micro-market pricing, housing stock, terrain and the Prop 19 arithmetic that applies to each one. These pages carry real market figures with the month and source stated — not a generic template with the city name swapped in.
West Valley
Foothill cities on the western edge of the Santa Clara Valley, where the oldest housing stock and the widest Prop 13 gaps sit.
Cupertino
$2,850,000 median · July 2026
Saratoga
$4,780,000 median · July 2026
Los Gatos
$2,700,000 median · July 2026
Campbell
$2,400,000 median · July 2026
Los Altos
$4,850,000 median · July 2026
Mid-Peninsula & Bayside
Cities along the 101 and Central Expressway corridor, mixed detached and attached housing.
Palo Alto
$4,427,500 median · July 2026
Mountain View
$3,015,000 median · July 2026
Sunnyvale
$2,400,000 median · July 2026
Santa Clara
$1,990,000 median · July 2026
San Jose
The county's deepest market by volume, and a collection of very different neighbourhoods under one name.
South County
Newer housing, larger parcels and working agricultural land along the southern 101 corridor.
Morgan Hill
$1,432,000 median · July 2026
San Martin
$1,325,000 median · July 2026
Gilroy
$1,100,000 median · July 2026
Santa Cruz Coast
Coastal communities on the far side of Highway 17, the most common destination for over-the-hill downsizers.
Santa Cruz
$1,747,500 median · June 2026
Capitola
$1,857,500 median · June 2026
Soquel
$1,561,000 median · June 2026
Aptos
$1,350,000 median · June 2026
Watsonville
$920,000 median · June 2026
San Lorenzo Valley & Scotts Valley
Redwood-canyon communities where septic systems, water testing and fire hazard zones shape every transaction.
Scotts Valley
$1,525,000 median · June 2026
Felton
$869,000 median · June 2026
Ben Lomond
$1,022,500 median · June 2026
Boulder Creek
$779,500 median · June 2026
About the figures on these pages: Santa Clara County data is July 2026 from MLSListings, Inc. via rereport.com; Santa Cruz County data is June 2026 from Santa Cruz County Association of REALTORS® / MLSListings, Inc.. The two counties publish on different schedules, so the months differ. Days on market is published as an average rather than a median. Several smaller communities record too few monthly sales for a median to be stable, and those pages say so. Ask me for current figures before you rely on any of them.
What’s your home actually worth?
Not an algorithm’s guess from public records — a real analysis of your house, by hand, with the comps that actually compare. Free, and no obligation to do anything with it.
Request Your Home Value AnalysisNot ready to move? Stay in the loop anyway.
Once a month: what actually sold on both sides of the hill, what changed in California property-tax law, and the occasional honest “don’t sell yet.” No listings spam. Unsubscribe whenever.
Your street, not your ZIP code.
If you've owned here for decades, the questions worth answering are specific: what your home is really worth, what you net after taxes, and whether your property-tax base can come with you.
Book a What's-Next Consultation