While many would-be buyers are stepping back this fall, the sharpest ones are leaning in. Prices in Silicon Valley are still high, but with more listings sitting longer and sellers adjusting expectations, opportunity is knocking. If you’ve been waiting for the right moment, this quiet stretch could be your competitive edge.
The Market Shift: Sellers Are Listing, Buyers Are Hesitating
New listings in September 2025 climbed 10.5% year-over-year, showing that sellers are still active. But pending sales fell 6.9%, signaling that fewer buyers are jumping in. Homes are also taking longer to sell — now 33 days on average, compared to just 24 days last year.
What does that mean for buyers? More choices, more negotiating power, and less pressure to rush decisions.
Prices Are Still Rising — But the Leverage Is Changing
Despite buyer hesitation, the average sales price rose 11.1% year-over-year, reaching $2.13M. At first glance, this might discourage buyers. But dig deeper: expired listings more than doubled (+144%), and price reductions ticked up. This shows that sellers are more willing to negotiate when their homes linger on the market.
If you’re waiting for a major price drop, you may not see one. But you could see better terms: credits for closing costs, contingencies accepted, or smaller bidding wars.
Why This “Quiet Season” Is a Buyer’s Advantage
Every year, the holiday season brings a slowdown. Families hunker down, travel plans take over, and real estate activity softens. But fewer buyers in the market means less competition for you. That home you loved in Almaden Valley, Willow Glen, or Cupertino? Come January, it could have a lot more eyes on it.
Savvy buyers know this lull is a chance to:
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Negotiate better — with fewer multiple-offer scenarios, your offer stands out.
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Secure financing — with mortgage rates fluctuating, locking in before potential shifts can save thousands.
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Get personal attention — agents, lenders, and even inspectors have more bandwidth now than in the spring rush.
How Buyers Can Win Right Now
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Act Early: Don’t wait until January when buyer activity typically rebounds. Start your search during the holiday lull.
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Look for Stale Listings: Homes that have been on the market 30+ days are prime for negotiation.
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Be Prepared: Have pre-approval in hand — sellers still favor serious buyers.
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Think Beyond Price: Sometimes terms (like a quick close or rent-back) win deals even more than dollars.
Bottom Line
While others hibernate through the holidays, this quieter season could be the smart buyer’s sweet spot. The Silicon Valley market is still competitive, but with more listings, longer days on market, and sellers making price adjustments, the balance is tilting ever so slightly toward buyers.
If you’ve been waiting for your chance, now’s the time to make a move — before the crowd wakes up in the new year.