Real Estate Resources
Tools, guides, and insights to help you make informed real estate decisions in Silicon Valley
Market Insights Videos
Expert analysis & market trends
The Spring Housing Market is Here! Here's What We Already Know
The spring market has officially arrived. Mike Simonsen breaks down the earliest data signals — new listings, pending sales, and buyer demand — to show what kind of spring we're heading into.
Playlist
Bay Area Real Estate Reports
Full Compass market reports — Santa Clara County, San Francisco & East Bay
Median SFH Price
$1,825,000
↑ +15.5%YoY Feb 2026
Median Condo Price
$940,000
↑ +11.9%YoY Feb 2026
Avg Days on Market
13 days
↓ -7 daysSFH Feb 2026
Sale-to-List Ratio
110.2%
↑ +5.6ptsAvg Feb 2026
Active Listings
1,050
↑ +27.8%vs Jan 2026
Months of Supply
0.8 mo
● Strong SellerFeb 2026
Median Sale Price Trend
SFH vs. Condo/TH — Santa Clara County
- SFH
- Condo/TH
Sale-to-List Price Ratio
Above 100% = over asking price
Avg. Days on Market
SFH vs Condo/TH — lower = hotter market
- SFH
- Condo/TH
Active & New Listings
Monthly inventory — Santa Clara County
- Active Listings
- New Listings
Median Price by City — February 2026
Santa Clara County market breakdown with YoY % change
92 Pages of Data
Want the full Compass report?
3 full Bay Area reports — Santa Clara County, San Francisco & East Bay — all with Compass market data through February 2026.
Real-Time Market Data
Stay informed with up-to-date Silicon Valley real estate statistics
$2.1M
vs. last month
18 Days
vs. last month
347
vs. last month
$1,245
vs. last month
Bay Area Market Overview
- Median Price
- Sales Volume
Median prices by county
Palo Alto
12 days on market
+8.2% YoY
Los Altos
15 days on market
+9.5% YoY
Mountain View
18 days on market
+6.8% YoY
San Jose
22 days on market
+5.2% YoY
Compass News & AI Market Analysis
Stay up to date with the latest from Compass, filtered to your needs
County
Date Range
Market Trend
Compass Newsroom
6 press releases matched
Compass and Rocket Form Historic Alliance to Dramatically Increase Home Listing Inventory on Redfin
February 26, 2026
Corporate NewsCompass, Inc. Reports Record Fourth Quarter and Full-Year 2025 Results
February 26, 2026
Price IncreaseCompass 2025 Ultra-Luxury Report: $10M-Plus U.S. Home Sales Re-Accelerate to $31.4 Billion
January 29, 2026
Luxury SegmentA Message From Our Chairman and CEO Robert Reffkin
January 9, 2026
Corporate NewsCompass and Anywhere Stockholders Overwhelmingly Approve Merger
January 7, 2026
Corporate NewsCompass Market Outlook: 2026 Will Bring the Most Balanced Housing Market in Years
December 11, 2025
Buyer's MarketGet an AI-powered analysis of current Bay Area market conditions based on Compass press releases and live market data.
Downloadable Market Reports
Get comprehensive insights with our detailed market analysis reports
Q1 2026 Market Report
Comprehensive analysis of Silicon Valley real estate trends
PDF • 2.4 MB
Neighborhood Guide
In-depth profiles of Santa Clara & San Mateo counties
PDF • 3.1 MB
Investment Outlook 2026
Market forecasts and investment opportunities
PDF • 1.8 MB
Mortgage Calculator
Estimate your monthly mortgage payments based on your specific situation
Today's Market Rates
30-Year Fixed
5.98%
Most Popular
15-Year Fixed
5.44%
Save Interest
5/1 ARM
6.01%
Lower Start
FHA 30-Year
6.942%
Low Down
VA 30-Year
6.936%
Veterans
💡 Click any rate to apply it instantly
Trend: down
Enter address for more accurate tax & insurance estimates
55+ Property Tax Base Transferfor Your Next Home
If you are 55 or older, you may be able to keep your lower property tax base when moving to another home anywhere in California.
$10K–$20K+
Avg. Annual Tax Savings
58
California Counties
3×
Lifetime Transfers
2 Years
Transfer Window
What Is the Property Tax Base Transfer?
When you sell your California home and buy a new one, the county assessor normally reassesses the new property at its full purchase price — which can trigger a dramatic increase in your annual property taxes.
California Proposition 19 gives homeowners who are 55 years or older the ability to transfer their current, lower assessed value (tax base) to a qualifying replacement home — anywhere in the state — up to three times in their lifetime.
This is a game-changer for seniors looking to downsize, relocate closer to family, or move to a home that better fits their lifestyle — without facing a painful property tax increase.
Tax Savings Estimator
Real-time market data + interactive calculator
Live Market Value Lookup
*Estimate based on ~1.25% effective property tax rate. Actual savings vary.
Everything You Need to Understand
Six essentials about the 55+ California property tax base transfer under Prop 19
Preserve Your Low Tax Base
Your home may be assessed far below market value. Prop 19 lets eligible seniors carry that lower tax base to a new home — keeping hundreds or thousands in your pocket each year.
Move Anywhere in California
The transfer is statewide. All 58 counties participate. Downsize to the coast, move inland, or relocate closer to family — your tax savings travel with you.
Primary Residence Only
Both the home you sell and the replacement home must be your primary residence. Vacation homes and investment properties are not eligible.
2-Year Timing Window
You must purchase or complete construction of your replacement home within 2 years of selling your original home — before or after the sale.
Works Even If You Upsize
Moving to a more expensive home? You still benefit. Any price difference above your original sale is simply added to your transferred base — still a major saving.
Up to 3 Lifetime Uses
Under Prop 19 (effective Feb. 2021), qualifying homeowners can use this benefit up to three times in a lifetime — giving you flexibility for future moves.
How the Process Works
A simple four-step overview for qualifying seniors
Verify Your Age & Eligibility
Confirm you are 55+ and the home being sold is your primary residence.
Find Your Replacement Home
Identify a new primary residence anywhere in California within the 2-year window.
File a Claim with the County
Submit a base-year value transfer claim with the county assessor after purchase.
Enjoy Your Tax Savings
Your lower assessed value carries over — saving you thousands per year.
Thinking about selling and buying your next home?
Let us help you understand whether you may qualify for a 55+ property tax transfer strategy — and build a personalized plan to make your next move as tax-efficient as possible.
"The team helped us understand our Prop 19 options and saved us over $14,000 a year in property taxes."
— Bay Area client, 2024
Schedule a Consultation
Takes less than 2 minutes. No cost, no obligation.
Frequently Asked Questions
Everything you need to know about California's 55+ property tax transfer
Disclaimer: This information is for general educational purposes only and is not tax or legal advice. Tax rules can change and eligibility depends on individual circumstances. Please consult your county assessor, CPA, or legal advisor regarding your specific situation before making any real estate or financial decisions.
Ready to Get Started?
Contact our team today for a free consultation. We're here to answer your questions and help you achieve your real estate goals.
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