One part of the market is still moving fast, with less room to negotiate
Rates are high. Freddie Mac put the 30-year fixed at 7.40% as of October 8, 2026. That is real pressure on buyers. But in ZIP 94563, the Real Estate Data Aggregator counted just 1.2 months of supply in the three months ending August 31, 2026. Buyers there are not waiting around.
That is the split this market is living right now. Some ZIP codes have softened. Others are as tight as ever. Knowing which one you are in changes everything about how you price and prep.
ZIP 94563: the tightest pocket in the market 🔥
The Real Estate Data Aggregator counted 1.2 months of supply in 94563 for the three months ending August 31, 2026. That is down 0.7 months from the same period in 2025. Less supply, same demand. That is a before-and-after worth paying attention to.
Nearly 42 in 100 homes went under contract within two weeks of listing. That is up 6.8 points from the same period last year. Freaking awesome signal for sellers in that ZIP. Buyers are deciding fast.
The Real Estate Data Aggregator shows homes in 94563 sold at 101.1% of list price on average. That is up 1.3 points from 2025. Sellers are not giving ground. They are gaining it.
The median sale price in 94563 was $1,917,500, up 8.2% from the same three months in 2025, per the Real Estate Data Aggregator. Homes for sale dropped 44.2% year over year. That is a supply story, not a demand story.
Two more ZIP codes buyers are not sleeping on
94556 and 94598 are close behind. Let's go through both.
| 94563 | 94556 | 94598 | |
|---|---|---|---|
| Median days on market | 14 days | 13 days | 18 days |
| Went pending within 2 weeks | 42.2% | 57.5% | 50.8% |
| Sold above list price | 41.9% | 46.7% | 47.9% |
| Sale price vs. list price | 101.1% | 101.1% | 100.6% |
| Months of supply | 1.2 | 1.9 | 2.6 |
In 94556, the Real Estate Data Aggregator counted 57.5% of homes going pending within two weeks. That is up 28.4 points from 2025. Before and after, right there. Median days on market: 13. Median sale price hit $1,745,500, up 20.4% year over year.
In 94598, nearly half of all homes sold above list price: 47.9%, up 10.4 points from 2025. The Real Estate Data Aggregator shows the average sale came in at 100.6% of list. Homes for sale jumped 53.8% year over year, so there is more to choose from. But the best ones are still moving in 18 days.
Where the market has more breathing room
Not every ZIP looks like 94563. Some have softened, and that is worth saying plainly.
ZIP 94568 had 2.7 months of supply, up 0.5 months from 2025. The Real Estate Data Aggregator also shows the median sale price there dipped 1.6% to $1,269,500. Homes for sale jumped 48.5% year over year. More options for buyers, a little more room to negotiate for them too.
ZIP 94596 saw the median sale price drop 14.9% to $1,000,000, per the Real Estate Data Aggregator. Days on market stretched 8 days longer than 2025. Not every ZIP is reborn yet. Some are still mid-renovation, so to speak.
ZIP 94582 is a mixed read. Median days on market dropped 7 days to 20. But the median sale price slipped 5.4% to $1,700,000. The Real Estate Data Aggregator counted 38.2% of homes selling above list, up 11.5 points from 2025. Speed is there. Price is softer. Prep still matters.
What 7.40% rates mean for your ZIP specifically 💸
Freddie Mac put the 30-year fixed at 7.40% as of October 8, 2026. That is a real cost. The National Association of Realtors reported existing-home sales fell 2.0% in August 2026 nationally.
But this market is not one market. In 94563, buyers are still moving in 14 days. In 94568, they are taking 30. Same rate, different behavior. That gap is the whole story.
The National Association of Realtors also counted 4.9 months of supply nationally, the highest level in over ten years. This market's tightest ZIPs are at 1.2 to 1.9 months. That is a freaking different world from the national picture.
What this means if you own here
In the tight ZIPs, buyers are competing even at 7.40%. Pricing right and showing well still produces multiple offers and above-list results. The data proves it.
In the softer ZIPs, you have more work to do. Pricing a little sharp, prepping the home well, and setting realistic expectations on timing. Not doom and gloom. Just honest prep.
- The three months ending August 31, 2026 show a market split by ZIP.
- 94563 had 1.2 months of supply and 14 median days on market.
- 94568 had 2.7 months and 30 days.
- Same county, very different outcomes.
- One street can read completely differently from the ZIP code next to it.
- Reply and tell me your address.
- I will tell you exactly where your home sits in this picture.
Your next step
(925) 997-7373Text me your address and I will send back how your home compares with what actually sold in your ZIP, including days on market and sale-to-list, for the three months ending August 31, 2026. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 94506, 94526, 94507, 94582, 94583, 94568, 94566, 94588, 94595, 94596, 94597, 94598, 94549, 94556, 94528 and 94563, 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 10, 2026
- Redfin: One in Five Home Sellers Cut Prices as Buyer’s Market Persists, Sep 30, 2026
- East Bay Times: Zoom’s San Jose HQ building sells for $82M in all-cash bargain deal, Oct 9, 2026
- East Bay Times: California multifamily permits jump 33% this year, Oct 8, 2026
- National Association of Realtors: Existing-Home Sales, read Oct 10, 2026
- Realtor.com: Weekly Housing Trends: U.S. Market Update (Week Ending Oct. 3, 2026), Oct 8, 2026
- No Real Estate Data Aggregator numbers for 94575, so this part is from websites alone.