San Jose Eichler Market Trends (Late 2025)
Market Snapshot: Fairglen vs. Fairglen Addition Cambrian Eichlers
San Jose’s Eichler homes – those mid-century modern gems by Joseph Eichler – are a hot commodity. In the two key Eichler enclaves, Willow Glen’s Fairglen tract (ZIP 95125) and Cambrian Park (ZIP 95124), the latest numbers show a competitive but nuanced market. Here’s a quick comparison of recent stats for these Eichler-heavy ZIP codes:
Median Sale Price (Oct 2025): Fairglen/95125 is about $1.90 M (essentially flat, +0.1% YoY). Cambrian/95124 is around $2.0 M (+7.6% YoY – a notable jump). In other words, Cambrian Eichlers saw prices gaining while Willow Glen Eichlers held steady.
Median Price per Sq Ft: Fairglen ~$960/sqft (down 8.0% YoY), versus Cambrian ~$1,150/sqft (down 6.3% YoY). Despite Cambrian’s higher prices, its price-per-foot dipped slightly – possibly larger homes or more updated properties selling this year, skewing $/ft down even as total prices rose.
Homes Sold (October 2025): 110 Eichler-area homes sold in 95125 (a -26.7% drop from 150 last year, indicating lower sales volume). In 95124, 115 homes sold (up +5.5%, slightly more than 109 last year). Fewer sales in Willow Glen may hint at limited inventory (or buyers holding out), whereas Cambrian saw a small uptick in transactions.
Median Days on Market: 21 days in 95125 (homes selling in ~3 weeks, a tad slower than ~18 days last year). 15 days in 95124 (just over 2 weeks, about on par with 14 days last year). Eichlers don’t linger long – two to three weeks on the market, on average, before buyers snap them up.
Inventory & Active Listings
If you’re hunting for an Eichler, be warned: supply is tight. As of late October 2025, active inventory in these ZIP codes remains modest. Zillow reports only ~96 homes for sale in 95125 and 68 in 95124 (that’s all home types, not just Eichlers). New listings that month were similarly sparse: 35 in 95125 vs 33 in 95124. Only a handful of these are Eichlers at any given time – they’re the rare gems of the market.
A recently listed San Jose Eichler home showcases classic mid-century features – open-beam ceilings, walls of glass, and an indoor-outdoor atrium – all enhanced with sleek modern touches (check out that spiral staircase!).
One notable listing this quarter was 1736 Frobisher Way (95124) – a 4-bed, 2-bath, 2,145 sq ft Eichler that hit the market at $2.45 M. This “stunning modernized Eichler” (as the listing touted) in Cambrian’s Fairglen neighborhood went pending after flaunting a complete top-to-bottom renovation. It blends mid-century charm (post-and-beam ceilings, glass walls, indoor-outdoor atrium) with contemporary upgrades – and the quick pending status underscores how eager buyers are for turnkey Eichlers. In short, demand far outstrips supply for these architecturally significant homes.
Pricing Trends & Appreciation
The Eichler market in San Jose has shown resilience. Year-over-Year appreciation diverged between the two neighborhoods: Cambrian’s Eichler prices surged ~7–8% (healthy growth) while Willow Glen’s stayed virtually flat (0–1% uptick). Don’t misread that as a weakness in 95125, though – it could mean prices had already run up and are levelling off at a high plateau (median ~$1.9M). Meanwhile, 95124’s jump to ~$2.0M median might reflect catch-up from last year or indicate that many Cambrian Eichlers underwent renovations that increased their value.
Interestingly, Zillow’s Home Value Index shows that the typical values for both ZIPs are essentially unchanged from a year ago (each around $1.81M–$1.87M, down 0.1% YoY). This suggests that overall home values in the area paused after the big gains of prior years. But Eichlers still command a premium relative to the broader market – the median Eichler sale (~$2.08M in San Jose) is significantly higher than the city’s overall median (~$1.3–$1.5M) eichlerhomesforsale.com. In fact, even in San Jose’s “entry-level” Eichler market, these mid-century modern homes often fetch 50%+ higher prices than similar-sized non-Eichler homes eichlerhomesforsale.com. The allure of atriums and iconic design keeps values robust.
For context, Eichler sale prices generally range from about $1.5M up to $2.5M in San Jose, depending on size, condition, and originality eichlerhomesforsale.com. Pristine or tastefully upgraded Eichlers (especially those retaining original features) command top dollar eichlerhomesforsale.com – e.g., a one-of-a-kind double A-frame Eichler in Fairglen closed for ~$2.35M in 2024, roughly 15% above the typical Eichler price in the area eichlerhomesforsale.com. That shows buyers are willing to pay extra for rare architectural features. Overall, the trend is clear: Eichler homes hold their value and then some, thanks to their design appeal. As one analysis noted, Eichlers have often appreciated faster than average homes in recent years, aligning perfectly with modern buyers’ love for open layouts and indoor-outdoor living.
Competitiveness: Days on Market & Bidding Wars
By all measures, San Jose’s Eichler market is highly competitive – though Cambrian and Willow Glen offer slightly different flavors of competition. According to Redfin’s metrics, 95125 (Willow Glen/Fairglen) is rated “most competitive” (Compete Score 90/100) while 95124 (Cambrian) is “somewhat competitive” (68/100). In practice, both areas see multiple offers and swift sales:
In Willow Glen, the average home receives ~2 offers and sells for about 1% over list price, going pending in ~24 days. The hottest Eichlers in 95125 can sell 5% above asking and go pending in ~10 days. In Cambrian, buyers are even more competitive: an average listing gets ~6 offers, sells for about 3% over list, and is pending in ~13 days, per Redfin.com. Hot Cambrian Eichlers have been known to fetch 7%+ over asking and go pending in ~8 days.
Bidding wars are commonplace, especially in 95124. In recent months, 58–59% of Cambrian sales closed above the list price, compared to about 46% in Willow Glen. This aligns with Zillow’s sale-to-list ratio data: Cambrian homes are selling at roughly 101% of asking price on the median, whereas Willow Glen is around 99.6% of asking price (just a hair under list). zillow.com. In plain English: more than half of Eichler sellers in Cambrian are getting over asking, whereas in Willow Glen, it’s about a coin flip (half over, half under).
Speed: Once listed, Eichlers move fast. Zillow shows a median of just 12 days to pending in 95124 zillow.com (less than two weeks!), and 25 days in 95125 zillow.com. The slightly longer timeline in Willow Glen might indicate higher price points and buyer selectiveness, or simply that some sellers are willing to wait for the right offer. But in both areas, an Eichler listing often doesn’t last the month.
Despite 95125 being technically labeled “most competitive,” the data suggest Cambrian Eichler listings have seen more aggressive bidding recently. It may be that Cambrian Eichlers (with their combination of relative affordability and Eichler cool factor) draw a larger pool of hungry buyers. In contrast, Willow Glen’s Eichlers already sit in a higher price tier, where buyers are more selective. Either way, if you’re shopping for an Eichler, expect competition – and if you’re selling one, you’re in a good position.
Expert Insight: The Boyenga Team – Eichler Specialists
No Eichler market roundup would be complete without mentioning Eric & Janelle Boyenga of the Boyenga Team (Compass) – the premier Eichler real estate experts in San Jose. The husband-and-wife duo have built a stellar reputation as mid-century modern specialists, with deep knowledge of these neighborhoods and homes. According to the Eichler Network, the Boyenga Team offers “persistent and aggressive Eichler marketing” and the best web exposure in Silicon Valley for Eichler listings. They’ve spent over 30 years combined honing strategies to sell architecturally significant homes and represent buyers who get the Eichler vibe. It shows in their results: they leverage design-forward staging, historical knowledge, and savvy negotiation (often using supply vs. demand to your advantage to achieve top dollar for Eichler sellers and smooth transactions for buyers).
San Jose has roughly 500 Eichler homes scattered across five main tracts, as listed on eichlerhomesforsale.com, and the Boyengas seem to know each one by heart. Their team specializes in Eichler homes and offers “unmatched expertise in buying, selling, and preserving these architectural treasures.” eichlerhomesforsale.com If you’re looking to sell an Eichler, they’re the go-to resource – from identifying the atrium model and architect, to marketing the radiant-heated floors off as a feature, they speak the Eichler language. And if you’re a buyer craving that California Modern lifestyle, the Boyenga Team will not only find you the right house but help you appreciate the nuances (they might even know which homes still have original mahogany paneling or globe lights!).
In short, whether you’re a proud Eichler owner or an aspiring one, the San Jose market remains strong and competitive for these mid-century marvels. Prices in Fairglen (95125) are holding steady at lofty levels, while Cambrian (95124) Eichlers are on the rise – both selling quickly when they do hit the market. With limited inventory and plenty of eager buyers, it’s a classic seller’s market for Eichlers. As any property nerd will tell you, good design holds its value – and Eichler homes are a case in point. Keep an eye on days-on-market, prepare to pay a premium for pristine examples, and, if in doubt, consult the Eichler pros (Eric and Janelle have your back). Happy Eichler hunting!
Sources: Data from Redfin housing market stats (October 2025) for ZIP codes 95125 and 95124 redfin.com; Zillow market data for inventory and pricing trends zillow.com; and insights from Eichler-specialist resources eichlerhomesforsale.com. The Boyenga Team’s Eichler expertise as noted by Eichler Network eichlernetwork.com and their own Eichler market reports eichlerhomesforsale.com.
