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Thirteen cities in Santa Clara County. You know it as Silicon Valley. This episode covers February 2026 home sale data from the Multiple Listing Service city by city, comparing February 2026 to February 2025.

Two cities are not included. Los Altos Hills and Monte Sereno did not have enough sales volume to produce statistically reliable data. Reach out directly if you need information on either community.

The headline of February 2026 is Los Altos. Three home sales in January. Twenty-one in February. Days on market dropped from 65 to 8 in a single month. That is not a seasonal shift. That is pent-up demand releasing all at once.

Sunnyvale posted the highest sale-to-list ratio in the county at 111 percent of the asking price with just 1.1 months of inventory. Santa Clara carries the tightest supply picture in the report. Palo Alto's median price jumped 20 percent year over year to $4,590,000, while listings fell 23 percent. When supply tightens, and prices rise simultaneously, that is a market telling you something.

Cities covered in this episode: Campbell, Cupertino, Gilroy, Los Altos, Los Gatos, Milpitas, Morgan Hill, Mountain View, Palo Alto, San Jose, Santa Clara, Saratoga, and Sunnyvale.

Protecting equity and protecting the Home Seller are not 2 separate goals. They are the same goal. Pat's consumer protection channel covers what successor trustees, probate administrators, executors, and attorneys need to know before, during, and after a home sale to ensure a peerless home sale from start to finish.

Pat Kapowich is a California Real Estate Broker with 37 years of experience in Silicon Valley. He specializes in long-held family homes and represents successor trustees, heirs, probate administrators, executors, and court receivers.

Pat@SiliconValleyBroker.com | SiliconValleyBroker.com

Data Source: Multiple Listing Service via Aculist and MLSListings.com. February 2026 compared to February 2025.

This episode is for educational purposes only and does not constitute legal, tax, or real estate advice. CalDRE #00979413

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

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The zone boundary is not a shield.

1 in 4 California residential structures sit within or in the proximity of a high or very high fire hazard severity zone. That is not an advocacy statistic. That is a legislative finding written directly into California law.

Wildfires in the western United States now occur nearly 4 times more often than in 1986. They burn more than 6 times the land area. They last almost 5 times as long.

Assembly Bill 38 has been fully in effect since 2021. Most home sellers have never heard of it. Its follow-up bill — Assembly Bill 3074 — creates Zone Zero: no combustible materials within 5 feet of any structure.

1. Zone Zero is not yet fully enforced.
2. Insurance companies are not waiting.

Since 2022, the California Department of Insurance has mandated discounts for homeowners who maintain fire-safe conditions. Insurers are already enforcing their own fire hardening standards independently of state zone designations.

• A home outside a designated fire zone can still be denied coverage or face non-renewal. Cal Fire updates zone maps every year.
• Insurers are already pricing tomorrow's reclassifications into today's decisions.

Most lenders require homeowners' insurance before funding. No insurance means no funding. No closing.

Pat Kapowich grew up riding his bike to Stevens Creek Reservoir in the foothills above Cupertino — walking distance from the birthplace of Apple Computer, the same neighborhoods Steve Jobs and Steve Wozniak called home. Those foothills are in a designated California fire zone. What happens in those foothills does not stay in those foothills.

This episode is part of the Housing Market Savvy series: Laws That Did Not Get Much Attention. This is information you must have before you enter the market — whether your home is in a fire zone or not.

WHAT YOU WILL LEARN

• The 3 phases of AB 38 — what each one requires of home sellers right now
• Why can only a government agency issue a valid defensible space certificate
• What Zone Zero means and why AB 3074 follows AB 38
• The 5 steps every home seller should take before listing — in or out of a fire zone
• Why do insurance companies enforce their own standards on both sides of the zone boundary

This episode is for educational purposes only. Always consult a licensed real estate

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

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January 2026 Silicon Valley home sales data:

This episode covers all thirteen Santa Clara County cities — Campbell, Cupertino,o Gilroy, Los Altos,s Los Gatos, Milpitas,s Morgan Hill, Mountain View,w Palo Alto, San Jose,e Santa Clara Saratog, Saratoga, and Sunnyvale — using data sourced directly from the California Association of Realtors.

For each city, this episode breaks down six key data points. Median sale price. Number of homes sold. Active listings. Days on market. Sales to list price ratio. And the percentage of listings with price reductions.

January 2026 delivered a mixed picture across Silicon Valley. Some cities saw median prices rise. Others pulled back. Days on market ranged from single digits to over two months, depending on the city. Active listing counts shifted significantly compared to January 2025. Price reductions varied widely from city to city.

If you are a homebuyer trying to find the right market to compete in right now or a home seller trying to understand where your city stands before you list, this episode gives you the city-by-city data you need to make a confident and informed decision.

Data source: California Association of Realtors January 2026 single-family home sales report.

Visit SiliconValleyBroker.com and https://www.youtube.com/@RealEstateMarketTrendsData for more housing trends and information.

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

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The California Association of Realtors (CAR) economists are signaling a stabilizing economy

From inflation data to jobs reports to mortgage rate movement, every economic signal shapes your negotiating position in real estate. This episode explains what this week's CAR report means for your bottom line.

• CAR economists say the economy is stabilizing, which could lead to Fed rate cuts in the second half of 2026

• Core CPI dropped to 2.5,% its best reading since March 2021, signaling easing inflation

• The average 30-year fixed mortgage rate declined to a three-year low as of February 14 2026

• Monthly mortgage payments on a median-priced California home fell 4.7% from the prior quarter

• Understanding macro trends gives sellers and buyers a meaningful edge at the negotiating table

For more market insights and consumer protection resources from Pat Kapowich, visit the following:

📺 THE KAPOWICH VAULT

Pat Kapowich Real Estate Protection
https://www.youtube.com/@PatKapowich

Kapowich Real Estate Market Intelligence
https://www.youtube.com/@RealEstateMarketTrendsData

📰 Read more Marketwise columns in The Mercury News archive: mercurynews.com/author/pat-kapowich/

PAT KAPOWICH | REALTOR® | CAREER RESULTS

Don't Leave Money on the Table When You Sell Pat Kapowich has guided sellers through every type of housing market — from the S&L crisis and dot-com boom to the 2008 crash, the pandemic surge, and every market condition in between.

• The results are a career-long record of homes selling in a median days-on-market of 9 days for houses and 8 days for condos/townhomes — even across dramatically different market cycles over decades.
• Before listing a home, get a professional pricing and preparation consultation.

Realtor® Pat kapowich CalDRE Broker #00979413

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

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From The Kapowich Vault:

Selling a rental property with tenants? Buying an occupied home? Living in a property that's about to be sold? This evergreen interview from The Kapowich Vault covers what every party needs to know.

California real estate attorneys Adam Pedersen and Ashlee D. Gonzales from Brewer Offord & Pedersen LLP join Pat Kapowich to explain the legal framework that protects—and affects—everyone involved in the sale of tenant-occupied property.

What you'll learn:

• Why planning one year changes everything for sellers

• How rent control and cause eviction laws work in practice

• The tenant estoppel certificate and why it matters

• Notice of Sale and Entry form (C.A.R.) for real estate agents

• What tenants should know about their rights and leverage

• How buyers inherit existing lease obligations

• Cash for keys negotiations and relocation payments

Key Takeaways:

• Tenant-occupied homes can sell for 20-30% less than vacant properties

• Mandatory relocation payments can reach $10,000-$12,000 per adult tenant

• Cash for keys buyouts in rent-controlled areas can exceed $50,000

• Tenants have more negotiating leverage than most realize

• The right approach benefits all parties involved

NEED HELP WITH A TENANT-OCCUPIED PROPERTY?

Contact Brewer Offord & Pedersen LLP for Legal Consultation:

Real Estate Attorneys | Palo Alto, CA

Phone: (650) 327-2900

Adam Pedersen, Esq. (ext. 20)

Ashlee D. Gonzales, Esq. (ext. 22)

Website:brewerfirm.com

LEGAL DISCLAIMER: This episode is for educational purposes only and does not constitute legal advice. Landlord-tenant laws vary by jurisdiction and individual circumstances. Rent control ordinances differ by city. Always consult a licensed real estate attorney in your county before making decisions about the sale of tenant-occupied property. Pat Kapowich is a California real estate broker (DRE #00979413) and does not practice law. The information presented was accurate as of the original recording date, but laws and procedures may have changed.

PRODUCTION CREDITS: This program was originally produced at CreaTV San Jose—production funded by Pat Kapowich. We extend our sincere thanks to CreaTV for their professional production services and commitment to delive

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

Send us Fan Mail

November 2025 California Real Estate Data for Buyers and Sellers

California’s November 2025 housing data is in. In this episode, I break down the latest numbers from the California Association of Realtors for existing single-family homes — statewide and across five major regions.

What you’ll learn:

• Why California’s median price held steady at $852,680

• Which region saw the biggest price decline (hint: it’s the Bay Area)

• Where homebuyers have the most negotiating power right now

• What 32 days on market tells us about the shift from 2024

• Why this is normalization, not a crash

Statewide November 2025 Highlights: - Median Price: $852,680 (0.0% vs Nov 2024) - Sales Volume: 287,940 (+2.6% vs Nov 2024) - Inventory: 3.6 months - Days on Market: 32 days

Regional Breakdown: - Bay Area: $1,275,000 (-3.2%) - Southern California: $860,000 (+1.2%) - Central Valley: $490,000 (-1.0%) - Central Coast: $1,032,500 (+0.2%) - Far North: $385,000 (+2.7%)

Resources: - Data Source: California Association of REALTORS® (C.A.R.) November 2025 Existing Home Sales Report - Watch Pat's video version: [https://youtu.be/i9N77gF4ImQ?si=Du-fDiAr8TWrTykw]

About the Host: Pat Kapowich, DRE #00979413, is a Certified Real Estate Brokerage Manager (CRB) with decades of experience tracking California housing data.

Connect: - YouTube: Pat Kapowich Real Estate Protection - Website: [https://www.siliconvalleybroker.com/]

This episode covers existing single-family home sales (pre-owned homes), not new construction.

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

Send us Fan Mail

California's new real estate law AB 723 requires disclosure of digitally altered property images. Effective January 1, 2026, this legislation protects consumers from misleading advertising.

In this episode, Realtor Pat Kapowich explains:
• AB 723 disclosure requirements for altered images
• Virtual staging and photo manipulation rules
• MLS compliance vs. state law requirements
• Exceptions for color correction and standard photography
• Legal consequences and enforcement

For California home buyers, sellers, and real estate professionals: understand what this law means for property advertising transparency.

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market

Send us Fan Mail

Title: Bay Area Housing Market: 9 Counties Analyzed - November 2025

Description:

The San Francisco Bay Area doesn't have one housing market—it has nine. California Real Estate Broker Pat Kapowich breaks down November 2025 single-family home data across all nine Bay Area counties, revealing which markets favor buyers, which demand competitive offers, and where the real opportunities exist.

What You'll Discover:

• San Francisco's inventory crisis: Only 135 active listings, homes selling 15% above asking in 31 days
• The Tale of Two Markets: Silicon Valley's 11-day sales vs. Napa's 96-day marketing time
• Price Winners & Losers: San Francisco up 12.6%, Marin down 9.5%
• Where Buyers Have Leverage: Solano County's 49% price reduction rate vs. San Francisco's 14%
• County-by-County Breakdown: Median prices from $580K (Solano) to $2M (San Mateo)

Key Insights: Every Bay Area county tells a different story. Pat analyzes closed sales, active inventory, days on market, list-to-sale price ratios, and price reduction trends to help you understand exactly what's happening in YOUR target market.

Whether you're buying in Contra Costa, selling in Santa Clara, or investing in Alameda—this data-driven analysis gives you the market intelligence advantage.

📊 Data Source: California Association of REALTORS® (C.A.R.)
November 2025 Existing Single-Family Home Sales Report

Note: This report covers existing single-family home sales (pre-owned homes), not new construction.

Disclaimer: This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Real estate markets vary by location. Consult with a licensed real estate professional for personalized guidance.

Pat Kapowich, CalDRE #00979413
Certified Real Estate Brokerage Manager (CRB)

https://www.siliconvalleybroker.com/

Pat@SiliconValleyBroker.com

Consumer-Protection and #HomeSellingTips

https://www.youtube.com/PatKapowich

Host Pat Kapowich is a Certified Real Estate Brokerage Manager and career-long consumer protection advocate.

Santa Clara County Association of Realtors 'President's Choice Award' "For demonstrating principles of good real estate practice; promoting and protecting home ownership and property rights; and distinguished service to members and the community."

Industry Designations Earned

• Certified Residential Specialist (CRS)
• Accredited Buyer's Representative (ABR)
• Graduate, REALTOR® Institute (GRI)
• Seniors Real Estate Specialist (SRES)
• Certified Trust & Probate Specialist (CTPS)

Since 1988, regardless of market cycles, Pat maintains a median of 9 days on market for single-family homes and 8 days for condos/townhomes.

Media & Publishing
Covered by or written for: The Wall Street Journal, San Jose Business Journal, San Jose Mercury News, East Bay Times, Broker/Agent Magazine, Bay Area News Group, and California Association of Realtors Magazine.

Pat is a lifelong resident of Silicon Valley, California. Office: 408-245-7700 | Email: Pat@SiliconValleyBroker.com | License: Broker# 00979413

Real-time market data: https://www.siliconvalleybroker.com/market