If you’re watching the market in the South Bay, the short answer is: yes — in the right price points and neighborhoods, they absolutely are.

Let’s look at the numbers.

In Almaden Valley (95120) the average days on market in January was 9 days.
In Los Gatos (95030), the average was 11 days.

When homes are selling in under two weeks on average, that tells us one thing: serious buyers are moving quickly. And in many cases, well-priced homes are still attracting multiple offers.

What This Means for Buyers

Even in a market that feels more balanced overall, desirable homes are not sitting. Buyers who hesitate often miss out — not because the market is “crazy,” but because preparation separates winning offers from hopeful ones.

If you want to compete confidently, here’s what matters:

1️⃣ Get Fully Pre-Approved (Not Just Pre-Qualified)

A strong pre-approval:

• Shows sellers you are financially solid

• Reduces uncertainty in the transaction

• Makes your offer stand out against less prepared buyers

In multiple-offer situations, sellers look for certainty.

2️⃣ Understand Contingencies Before You Write

Do you know:

• What your inspection contingency means?

• How an appraisal contingency protects you?

• When a loan contingency can be safely shortened?

Being educated about contingencies allows you to make strategic decisions instead of emotional ones when timing matters.

3️⃣ Know Your Monthly Comfort Zone

Winning isn’t just about price — it’s about sustainability.

Before writing an offer, you should understand:

• Your estimated monthly payment

• Property taxes

• Insurance

• HOA (if applicable)

Confidence comes from clarity.

4️⃣ Have an Experienced Agent on Your Side

In fast-moving markets like Almaden and Los Gatos, your agent does more than unlock doors.

A strong agent:

• Communicates directly with the listing agent

• Gathers insight on seller priorities

• Structures terms that appeal to the seller

• Helps you avoid overpaying while remaining competitive

• Manages timelines and negotiations smoothly

A clean, well-structured offer often wins over a higher but messy one.

5️⃣ The Power of Local Network Matters

Using a Realtor isn’t just about paperwork.

In tight communities like Almaden and Los Gatos, relationships matter. Established agents:

• Know other agents in the community

• Often hear about properties before they hit the market

• Can advocate for their buyers with credibility

• Create smoother, more trusted transactions

In competitive environments, reputation and relationships can make a real difference.

The Bottom Line

Are bidding wars still happening?
Yes — especially for homes that are priced right and show well.

With homes averaging 9 days in Almaden (95120) and 11 days in Los Gatos (95030) in January, buyers must be ready before they fall in love with a home.

Preparation doesn’t mean pressure — it means positioning yourself to win when the right opportunity appears.

If you’re thinking about buying in the South Bay, the best first step isn’t touring homes — it’s building your strategy.