Almaden Valley vs Cambrian: How to Compare Them

By Zaid Hanna, Broker, Real Estate 38 · CA DRE #01421581 · Published November 2026

Almaden Valley and Cambrian sold at similar prices in October 2026, but they behaved like different markets. The median single-family home sold for $2,131,000 in Almaden Valley and $2,050,500 in Cambrian, based on MLSListings data. Cambrian homes sold at 104.6% of list price on average, while Almaden Valley homes sold at about list (100.1%). Cambrian also had twice as many homes for sale. Here's how I'd compare the two for your budget, your timeline and the specific house.

How Do Almaden Valley and Cambrian Prices Compare?

Here are the last two months for single-family homes in each MLS area:

• Median price, October 2026: Almaden Valley $2,131,000 (down 3.1% from a year earlier); Cambrian $2,050,500 (up 10.8%)
• Median price, September 2026: Almaden Valley $2,034,250; Cambrian $1,800,000
• Homes sold in October: Almaden Valley 24; Cambrian 38
• Homes for sale at month end: Almaden Valley 31; Cambrian 62
• Sale price vs. list price: Almaden Valley 100.1%; Cambrian 104.6%
• Days on market: Almaden Valley 28; Cambrian 25

Be careful with one month. With 20 to 40 sales a month, a few large or small homes can move a median by $100,000 or more. Cambrian's median jumped from $1,800,000 in September to $2,050,500 in October, and that says as much about which homes sold as about values. Compare similar homes, not neighborhood medians. I post fresh numbers every month on my Almaden Valley page and my Cambrian page.

Where Is It Easier to Buy Right Now?

On October's numbers, Almaden Valley gave buyers a bit more room. Homes sold at about list price on average, and a year earlier they sold at 104.0% of list. Days on market also stretched from 17 in September to 28 in October.

Cambrian was more competitive on price. Homes sold at 104.6% of list even with 62 homes for sale, up from 30 a year earlier. More choice hasn't stopped well-priced Cambrian homes from drawing offers over the asking price.

What this means for an offer:

• In Almaden Valley, look at how long the home has been listed. After a few weeks, a seller may be open to terms or a credit.
• In Cambrian, study the recent sales on that street before you decide how far over list to go. The list price may be set low on purpose.

How Do Carrying Costs Compare?

At these prices, the monthly math is close. Both medians are well above the 2026 conforming loan limit of $1,249,125 for Santa Clara County, so most buyers in either area will need a jumbo loan with 20% down. Property tax resets to your purchase price in both, at a little over 1% a year depending on the parcel.

Transfer tax is where the two can split. San Jose's Measure E adds a city tax on sales over $2.3 million. Both October medians are under that line, but many Almaden Valley homes sell above it. On a $2,400,000 home, total San Jose transfer tax comes to about $28,560, compared with $6,600 on a $1,500,000 home. My San Jose transfer tax guide shows who usually pays each part.

What Should You Check About the Land and the House?

The two areas ask different questions of a home.

• Almaden Valley: many homes sit near the hills. Check the address on CAL FIRE's fire hazard severity zone maps and get an insurance quote early. Some hillside properties have a well or septic system, larger lots and more upkeep.
• Cambrian: the area is flatter and closer to Highway 85 and Highway 17. Look at the home's age, past remodels and permits, and check flood risk on FEMA's flood map before you remove contingencies.
• Both: read the Natural Hazard Disclosure report and the seller's disclosures closely. They tell you more about a specific home than any neighborhood average.

Which School Districts Serve Almaden Valley and Cambrian?

Neither area has a single school district, so check every address.

Part of Almaden Valley is in Union School District for elementary and middle school, and part is in San Jose Unified for every grade. I walk through that split in my guide to Almaden Valley school boundaries.

Cambrian is also divided. Depending on the street, a home may be in Cambrian School District, Union School District or San Jose Unified. The City of San Jose's school list for Council District 9, which includes Cambrian, shows schools from all three, plus Branham High School in the Campbell Union High School District. Confirm the assignment with the district itself before you write an offer.

What Should Sellers in Each Area Take From This?

If you're selling in Cambrian, buyers have more homes to pick from than a year ago, but prepared, well-priced homes are still selling over list. Your price and presentation decide whether you get multiple offers.

If you're selling in Almaden Valley, plan for a longer sale than last year and a buyer who negotiates. Have your insurance history, permits and any well or septic records ready when you list. If your home might sell near $2.3 million, run the transfer tax at each price before you set the list price. See how my team and I prepare a home in my San Jose home selling process.

How I Help Buyers and Sellers in Almaden Valley and Cambrian

Real Estate 38 serves buyers and sellers across San Jose, including Almaden Valley and Cambrian. The reviewed inventory documents 51 closed Almaden Valley, San Jose transactions with buyer-side, seller-side, or both-side client representation, based on public MLS-derived records reviewed through September 15, 2026.

If you're deciding between the two, call me. We'll pull the recent sales for the homes you're actually considering, side by side.

Frequently Asked Questions

Is Almaden Valley more expensive than Cambrian?

Usually, but not by as much as many buyers expect. In October 2026, the median single-family home sold for $2,131,000 in Almaden Valley and $2,050,500 in Cambrian, based on MLSListings data. In September, the gap was larger: $2,034,250 versus $1,800,000. Monthly medians move a lot, so compare recent sales of similar homes.

Which is more competitive, Almaden Valley or Cambrian?

In October 2026, Cambrian was more competitive on price. Homes sold at 104.6% of list price on average, compared with 100.1% in Almaden Valley. Cambrian also had more homes for sale, 62 versus 31, so buyers had more choice there, yet well-priced homes still drew offers over the asking price.

What school districts serve Cambrian in San Jose?

Cambrian is split between more than one district. Depending on the address, a home may be in Cambrian School District, Union School District or San Jose Unified. Branham High School, in the Campbell Union High School District, serves part of the area. Always confirm a specific address with the district before you make an offer.

Do I need a jumbo loan in Almaden Valley or Cambrian?

Most buyers do. The 2026 conforming loan limit for a single-family home in Santa Clara County is $1,249,125. With October medians above $2 million in both areas, a buyer putting 20% down would need a loan of about $1.6 million, which is a jumbo loan with its own rates and cash reserve rules.

Does Measure E apply to homes in Almaden Valley or Cambrian?

It applies to any San Jose sale over $2.3 million, in either area. Both October medians were below that line, but many Almaden Valley homes sell above it. On a $2,400,000 home, total San Jose transfer tax is about $28,560. Who pays is negotiable, so check it before you set a price or an offer.

Zaid Hanna
408-515-1613
www.re38.com