San Jose sits at the heart of Silicon Valley, where tech sector growth continues driving residential real estate demand. With a median sold price of approximately $1.46M-$1.49M and a median listing price of $1.27M, and homes selling at roughly 102% of list price (per Realtor.com) to 104.5% of list price (per Redfin) (about 2%-4.5% above asking, depending on source), the market rewards investors who target the right neighborhoods. Whether you're analyzing properties using mogul's investment property calculator or working with local agents, understanding which areas deliver the strongest returns separates successful investors from those who overpay.
We evaluated 15+ San Jose neighborhoods based on median home prices, appreciation rates, rental demand, school ratings, and days on market. The following 10 areas offer the strongest investment fundamentals for 2026.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Key Takeaways
- Cambrian Park leads for appreciation - Realtor.com shows a 103% sale-to-list ratio for Cambrian-Pioneer, compared to 104.5% citywide on Redfin, with forecast annual appreciation of 6%-9%
- Downtown is among the lower-entry San Jose submarkets - Median prices of $975K-$1.1M provide access to tech worker renters at a significant discount to premium suburban neighborhoods
- Evergreen presents a mixed-signal opportunity - Price trend data vary by source: Redfin shows +0.1% YoY median sale price, Realtor.com shows -5.03% YoY median sold price, and Zillow shows -0.8% YoY typical value, suggesting a softer market worth monitoring
- School quality is capitalized into home prices - Premiums vary by boundary, property type, and local comps; a San Jose-specific analysis is needed before assigning a dollar value per rating point
- Employer proximity may support demand and pricing - West San Jose, Campbell (an adjacent South Bay city), and North San Jose offer short commutes to major tech employers, which may be reflected in local pricing
Why San Jose Remains a Top Investment Market
San Jose's real estate fundamentals differ from most U.S. markets. BLS data show San Jose computer and mathematical occupations averaged $203,240 annually, with software developers averaging $226,510 as of May 2024, creating a deep pool of qualified renters and buyers, while constrained land supply limits new construction. This combination has historically supported strong appreciation outpacing national averages.
The current market offers a notable entry window. Freddie Mac's 30-year fixed-rate mortgage averaged 6.23% as of April 23, 2026, which has cooled competition from the pandemic-era frenzy, yet demand from tech workers remains strong. San Jose continues to face housing-supply constraints, though the city's 2023-2031 Housing Element sets policy goals to address housing production.
For investors without $1M+ in liquid capital, fractional real estate investing provides an alternative path to professionally managed real estate exposure without direct ownership. Platforms like mogul allow investors to purchase ownership interests in investment club LLCs that own individual properties; in practical terms, investors participate in property benefits such as monthly income, appreciation, and tax benefits, without six-figure down payments.
1) Cambrian Park - Best Overall for Appreciation and Rental Demand
Best For: Family rentals, long-term appreciation, buy-and-hold strategies
Median Home Price: Approximately $1.75M
Days on Market: 15-20 days
School Rating: Individual school ratings within Union Elementary School District range from 6 to 8 out of 10 on GreatSchools
Cambrian Park consistently ranks among San Jose's most competitive markets. Realtor.com shows a 103% sale-to-list ratio for Cambrian-Pioneer, while Redfin shows San Jose citywide at 104.5%, both reflecting intense buyer demand.
Investment Characteristics
- Union School District ranks among the top in Santa Clara County, creating a demand floor for families
- Single-family homes and townhouses suit both long-term rentals and eventual resale
- Parks and community amenities attract stable, long-term tenants
- Convenient retail and dining access adds rental appeal
Why It Made the List
Cambrian's combination of strong schools, family-friendly environment, and tech commute access makes it the complete package. Forecast annual appreciation of 6%-9% through 2030 means investors may see meaningful equity growth alongside rental income. Multiple offers remain common, so investors need pre-approval and competitive pricing strategies.
2) Almaden Valley - Premium Long-Term Holds
Best For: Executive rentals, buy-and-hold investors, corporate relocation tenants
Median Home Price: Approximately $2.289M
Days on Market: 20-25 days
School Rating: 9-10/10 (Leland High School is rated 10/10 by GreatSchools)
Almaden Valley represents San Jose's upscale suburban ideal. Nestled in the southern foothills, this neighborhood offers spacious properties, top-rated schools, hiking trails, and golf courses.
Investment Characteristics
- Upscale suburban appeal attracts high-income professional families
- Leland High School's 10/10 GreatSchools rating maintains premium valuations
- Limited inventory keeps prices stable during market fluctuations
- Corporate relocation demand provides reliable tenant pipeline
Why It Made the List
Almaden delivers steady forecast appreciation of 5%-8% annually with lower volatility than entry-level neighborhoods. The professional/executive buyer pool ensures strong resale liquidity when you exit. Investors can use mogul's rental property calculator to test specific Almaden addresses, compare projected income and returns, and evaluate short-term versus long-term rental scenarios.
3) Willow Glen - Community Premium with Strong Resale
Best For: Premium rentals, long-term holds, character property investors
Median Home Price: Approximately $1.75M-$1.87M depending on source and metric
Competition Score: 93/100 Redfin Compete Score (highly competitive)
School Rating: 8-9/10
Willow Glen delivers a small-town feel inside Silicon Valley. Tree-lined streets, historic homes, and a vibrant shopping district create the lifestyle appeal that commands rental premiums.
Investment Characteristics
- Charming architectural character differentiates from tract housing
- Walkable downtown with restaurants and boutiques
- Strong community events maintain neighborhood desirability
- Easy freeway access balances charm with convenience
Why It Made the List
A 93/100 Redfin Compete Score means Willow Glen rarely offers buying opportunities. When listings appear, expect multiple offers within days. Forecast appreciation of 6%-9% annually rewards those who secure properties. Investors considering short-term rental strategies should evaluate local regulations, occupancy assumptions, average daily rates, and neighborhood demand before underwriting a property.
4) Campbell - Adjacent South Bay Market with Tech Worker Demand
Best For: Tech employee rentals, commute-focused investments
Median Home Price: Approximately $1.80M-$1.84M depending on source and metric
Days on Market: Around 26 days
School Rating: 8-9/10
Note: Campbell is a separate incorporated city in Santa Clara County, not a San Jose neighborhood. It is included here as an adjacent South Bay market because of its close proximity to San Jose and strong investment fundamentals relative to the broader Silicon Valley market.
Campbell sits adjacent to West San Jose, offering strong commute access to Apple, Google, and major tech campuses. The walkable downtown adds lifestyle appeal that tech workers increasingly demand.
Investment Characteristics
- Short commutes to major employers may justify premium rents
- Walkable downtown Campbell offers restaurants and entertainment
- Housing variety from 1,200 to 2,000+ square feet accommodates different tenant needs
- Strong school districts support family rental demand
Why It Made the List
Realtor.com shows Campbell homes selling at about 104% of list price, or roughly 4% above asking, reflecting strong buyer demand. Tech proximity creates reliable tenant demand even during industry slowdowns. For investors analyzing returns, the investment property calculator can model different scenarios based on local rent comparables.
5) Evergreen - Current Price Trends Create Potential Entry Opportunity
Best For: Value investors, long-term appreciation, family rentals
Median Home Price: Approximately $1.475M
Price Trend: Mixed signals by source - Redfin shows +0.1% YoY median sale price; Realtor.com shows -5.03% YoY median sold price; Zillow shows -0.8% YoY typical value
Days on Market: 26 days
School Rating: 9-10/10 (Evergreen Valley High School, rated 10/10 by GreatSchools)
Evergreen's recent mixed price trends may represent a potential buying opportunity in one of San Jose's top-school neighborhoods.
Investment Characteristics
- Rolling hills with scenic views appeal to families seeking space
- New developments with modern infrastructure
- ADU potential on larger lots for additional rental income
- Top-rated schools maintain long-term demand
Why It Made the List
While other neighborhoods sell consistently above asking, Evergreen may offer negotiation room depending on current conditions and which data source you use. Homes needing updates provide additional buyer leverage. The neighborhood's fundamentals - schools, views, development - remain strong, suggesting forecast appreciation of 5%-8% annually once any softness stabilizes. Investors comfortable with renovation can add forced appreciation through strategic updates.
6) West San Jose - Tech Campus Premium
Best For: High-end rentals, executive tenants, tech sector exposure
Median Home Price: Approximately $2.0M median listing and $2.385M median sold (West Valley per Realtor.com)
Days on Market: 15-25 days
School Rating: 9-10/10
West San Jose is one of San Jose's premium submarkets, driven by proximity to Apple's headquarters in Cupertino and other major tech campuses. The area represents strong Silicon Valley real estate exposure.
Investment Characteristics
- Close proximity to Apple, Google, and major tech employers
- Top school districts including Cupertino Union
- Affluent professional buyer pool ensures strong resale
- The approved Costco Westgate West project could add retail amenities if built as planned
Why It Made the List
Proximity to major employers may support demand and pricing in West San Jose, though any premium should be quantified with a local comparable-sales analysis. Forecast appreciation of 6%-10% annually rewards investors willing to pay entry premiums. Limited inventory means properties trade quickly among well-capitalized buyers.
7) Downtown San Jose - Lower-Entry Submarket with Urban Appeal
Best For: Condo investors, urban rental properties, first-time investors
Median Home Price: $975K-$1.1M
Median $/sqft: $704 for Downtown San Jose; $805/sqft citywide
Days on Market: 18-28 days
Downtown is among the lower-entry San Jose submarkets, with condos and smaller homes priced well below premium suburban alternatives.
Investment Characteristics
- Urban living with walkability attracts young tech professionals
- New residential developments offer modern amenities
- Light rail and transit access reduces car dependency
- Entertainment and dining support rental appeal
Why It Made the List
At $975K-$1.1M, Downtown can be materially cheaper than premium submarkets such as Almaden Valley, West Valley, and Silver Creek, though it is not uniformly half the cost of all suburban neighborhoods. While school ratings (5-7/10) limit family appeal, urban professionals seeking walkability and nightlife provide strong rental demand.
8) North San Jose - Affordable Tech Corridor
Best For: Condo investors, tech workforce housing, multifamily plays
Median Home Price: Approximately $900K-$1.14M depending on source and metric
Days on Market: 20-30 days
School Rating: 6-8/10
North San Jose benefits from proximity to major tech office campuses and has seen significant commercial development approvals in recent years.
Investment Characteristics
- Tech hub focus with nearby office developments
- Modern apartment and condo developments offer turnkey investments
- Transit-oriented areas near light rail stations
- Short commutes to major employers
Why It Made the List
North San Jose offers tech sector exposure at lower price points than West San Jose or Campbell. Forecast appreciation of 5%-8% annually reflects the area's commercial development pipeline that may support residential values over time. The area suits investors targeting tech worker renters who prioritize commute over suburban amenities. Note that the Bering/Brokaw Phase 3 commercial project received City approval in November 2020; investors should verify current absorption, leasing, and employment conditions before relying on it as an active demand driver.
9) Blossom Valley - Value Entry for First-Time Investors
Best For: Value investors, first-time investors, renovation opportunities
Median Home Price: Approximately $1.40M-$1.55M
Days on Market: About 25 days
School Rating: 6-8/10
Blossom Valley is a comparatively lower-priced single-family-oriented submarket in San Jose, making it attractive for investors seeking more accessible entry points.
Investment Characteristics
- 1960s ranch homes offer renovation potential
- Historically tracks broader San Jose appreciation without premium pricing
- Family demand from value-seeking renters
- Active days-on-market pace requires timely decision-making
Why It Made the List
At approximately $1.40M-$1.55M, Blossom Valley provides San Jose exposure without premium neighborhood pricing. Investors can add equity through strategic renovations - updating kitchens, bathrooms, and adding ADUs where zoning permits. Forecast appreciation of 4%-7% annually compounds meaningfully over 5-10 year holds.
10) Silver Creek - Luxury Segment for High-Net-Worth Portfolios
Best For: Luxury market investors, high-net-worth portfolios, executive rentals
Median Home Price: $3.175M median sale price on Redfin; $3.234M median listing price on Realtor.com
Days on Market: 25 days on Redfin and 19 days on Realtor.com
School Rating: 9-10/10
Silver Creek represents San Jose's ultra-luxury segment, with club communities and estates commanding premium valuations.
Investment Characteristics
- Premium luxury pocket with country club amenities
- Larger lots with expansion and customization potential
- Low sales volume (Redfin shows 9 homes sold in the latest reported month) maintains exclusivity
- Executive demand from tech leadership
Why It Made the List
Silver Creek's 25 days on market and 9 homes sold in the latest reported month indicate sustained demand despite premium pricing. Forecast appreciation of 6%-10% annually on a $3M+ base represents substantial equity growth. The neighborhood suits investors seeking trophy assets with reliable appreciation.
Why Fractional Investing Makes Sense for San Jose
San Jose's price points - ranging from approximately $900K in lower-entry submarkets to over $3.2M in luxury areas like Silver Creek - put traditional ownership out of reach for many investors. At 20% down, current featured-market indicators imply roughly $180K-$658K+ before closing costs, depending on neighborhood, property type, and financing.
Fractional real estate platforms provide an alternative path to professionally managed real estate exposure without direct ownership. Through mogul's fractional ownership model, investors can purchase interests in investment club LLCs that own professionally managed properties selected through mogul's diligence and market-selection process. The platform's 18.8% average annual returns reflect institutional-grade property selection combined with professional management.
mogul covers up to $10,000 in losses for new members - risk protection not available through direct ownership. For investors analyzing specific addresses, the Airbnb calculator provides income projections using data from millions of listings nationwide.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Frequently Asked Questions
What makes San Jose a good place to invest in real estate in 2026?
San Jose benefits from tech industry stability, limited housing supply, and high-income renters. The market has historically shown strong appreciation, with homes currently selling at roughly 102% of list price (per Realtor.com) to 104.5% of list price (per Redfin) depending on source. BLS data show San Jose tech roles commanding some of the highest wages in the country, supporting premium rents that would be unsustainable in most U.S. markets.
How can I invest in San Jose real estate with limited capital?
Traditional San Jose investments require $180K+ down payments at minimum (equivalent to a 20% down payment on a ~$900K property in lower-entry submarkets such as North San Jose), depending on neighborhood and property type. Fractional ownership platforms like mogul allow investment in professionally managed properties without six-figure capital requirements. Investors may receive monthly income distributions, participate in appreciation, and receive tax benefits proportionate to their ownership interest, subject to individual tax circumstances and applicable rules.
What are the typical returns expected from San Jose investment properties?
Recent appreciation varies materially by neighborhood and source; forward appreciation is uncertain and not guaranteed. Neighborhood-level forecast appreciation in the areas covered ranges from approximately 4%-10% depending on submarket, though these figures should not be treated as expected investor returns without a supporting methodology. Rental yields vary significantly based on property type, location, and management approach.
Are short-term rentals profitable in San Jose?
Short-term rental income depends on property-specific rules, occupancy, taxes, and operating costs. San Jose requires transient occupancy tax collection where applicable. Use mogul's Airbnb calculator to estimate potential income for specific addresses before committing to a short-term rental strategy.
Which San Jose neighborhoods offer the best value for investors in 2026?
Evergreen's mixed price trend data - including a -5.03% YoY median sold price per Realtor.com - may create entry opportunities in a top-school neighborhood. Downtown's approximately $975K median is among the lower-entry points in the city, while Blossom Valley's approximately $1.40M-$1.55M median provides comparatively affordable single-family homes with renovation potential.