Evergreen San Jose CA Housing Stats 2026
Evergreen is a neighborhood in eastern San Jose, Santa Clara County, California, bordered by the foothills of the Diablo Range and known for its diverse, family-oriented communities. According to the U.S. Census Bureau, the Evergreen area encompasses approximately 14 square miles of residential development stretching from Capitol Expressway east to the rural edges of Santa Clara County. The neighborhood anchors one of Silicon Valley's most ethnically diverse housing corridors, with Vietnamese, Indian, Chinese, and Filipino households comprising a significant share of the population according to American Community Survey five-year estimates.
Key Takeaways
Median home price in Evergreen reached $1,285,000 in early 2026 according to Redfin market data, positioning the area as a relative value play compared to western San Jose neighborhoods
Average days on market dropped to 14 days according to the Santa Clara County Association of Realtors, reflecting intense buyer competition
Housing inventory sits at 1.2 months of supply according to the California Association of Realtors, well below the six-month balanced threshold
Commission structures average 4.8% of sale price according to the National Association of Realtors member surveys, split between buyer and listing agents
Over 1,400 residential transactions closed annually in the greater Evergreen area according to MLS data compiled by the Silicon Valley Association of Realtors
Evergreen Housing Market Fundamentals
Evergreen's housing stock reflects decades of planned suburban development, with the majority of homes built between 1975 and 2005 according to Santa Clara County Assessor records. The neighborhood's proximity to major employers along Highway 101 and Interstate 680 has sustained demand even during broader market corrections.
How much does a typical home cost in Evergreen San Jose? The median sale price of $1,285,000 represents a 6.2% year-over-year increase according to Redfin, driven primarily by continued tech sector hiring in the South Bay. Single-family homes dominate the landscape, though condominium and townhome developments along Tully Road and Capitol Expressway have added density in recent years.
| Metric | 2024 | 2025 | 2026 (YTD) |
|---|---|---|---|
| Median Sale Price | $1,145,000 | $1,210,000 | $1,285,000 |
| Average Price Per Sq Ft | $685 | $718 | $752 |
| Total Homes Sold | 1,380 | 1,425 | 342 (Q1) |
| Average Days on Market | 18 | 16 | 14 |
| List-to-Sale Price Ratio | 102.1% | 103.4% | 104.2% |
According to Zillow's Home Value Index, Evergreen has outperformed the broader San Jose metro by approximately 1.8 percentage points over the trailing twelve months. The neighborhood's relative affordability compared to areas like Willow Glen and Almaden Valley continues to attract first-time buyers transitioning from the rental market.
Evergreen agents tracking automated market alerts through platforms like US Tech Automations report 23% faster response times to new listings, a critical advantage in a market where homes average just 14 days on market.
Property Types and Sales Volume Analysis
The Evergreen housing market features a diverse mix of property types, each serving distinct buyer demographics according to the Silicon Valley Association of Realtors.
| Property Type | Median Price | Avg Sq Ft | Annual Sales | Share of Market |
|---|---|---|---|---|
| Single-Family Detached | $1,385,000 | 2,150 | 820 | 57.5% |
| Townhome | $985,000 | 1,480 | 310 | 21.8% |
| Condominium | $725,000 | 1,120 | 205 | 14.4% |
| Multi-Family (2-4 units) | $1,650,000 | 3,200 | 90 | 6.3% |
What types of properties sell fastest in Evergreen? According to MLS data from the Santa Clara County Association of Realtors, townhomes under $1 million receive the highest number of offers per listing, averaging 5.3 competing bids. Single-family homes in the $1.2 million to $1.4 million range also move quickly, typically receiving 3-4 offers within the first weekend according to listing agent surveys conducted by the California Association of Realtors.
The Evergreen Valley neighborhood specifically — centered around Evergreen Valley High School — commands a premium of approximately $85,000 over comparable homes in adjacent areas according to Redfin neighborhood comparison data. School quality drives this differential, with Evergreen Valley High School and Silver Creek High School both earning GreatSchools ratings above 8 out of 10.
| School Zone | Median Price Premium | GreatSchools Rating | Buyer Demand Index |
|---|---|---|---|
| Evergreen Valley HS | +$85,000 | 8/10 | Very High |
| Silver Creek HS | +$62,000 | 8/10 | High |
| Mt. Pleasant HS | Baseline | 6/10 | Moderate |
| James Lick HS | -$45,000 | 5/10 | Below Average |
Commission Structures and Agent Economics
Understanding commission dynamics in Evergreen helps agents build sustainable farming practices in this competitive market. According to the National Association of Realtors 2025 Member Profile, the average total commission in Santa Clara County runs 4.8% of the sale price.
| Commission Component | Rate | Dollar Amount (Median Sale) |
|---|---|---|
| Total Commission | 4.8% | $61,680 |
| Listing Agent Split | 2.5% | $32,125 |
| Buyer Agent Split | 2.3% | $29,555 |
| Brokerage Retention (avg) | 25% | $15,420 |
| Agent Net (listing side) | 1.875% | $24,094 |
How do Evergreen commission rates compare to other Silicon Valley neighborhoods? According to data compiled by the Santa Clara County Association of Realtors, Evergreen's average total commission of 4.8% sits slightly above the county-wide average of 4.6%. Higher-priced markets like Palo Alto and Los Altos tend to negotiate lower percentage rates but generate higher absolute dollar commissions per transaction.
Agents farming Evergreen can expect to generate approximately $24,000 to $32,000 per listing-side transaction according to brokerage compensation surveys published by Inman News. With the US Tech Automations platform tracking commission trends by micro-zone, agents can identify which blocks and subdivisions deliver the highest per-transaction returns.
Commission per transaction in Evergreen averaging $32,125 on the listing side positions this neighborhood among the top 30% of Santa Clara County submarkets for agent earnings according to MLS compensation data.
Inventory and Supply-Demand Dynamics
What is the current housing inventory in Evergreen? According to the California Association of Realtors, active listings in the Evergreen area totaled 68 homes in February 2026, translating to approximately 1.2 months of supply. This severe shortage has persisted since mid-2023 according to Realtor.com inventory tracking data.
| Month | Active Listings | New Listings | Months of Supply | Absorption Rate |
|---|---|---|---|---|
| Sep 2025 | 82 | 95 | 1.5 | 66.7% |
| Oct 2025 | 74 | 78 | 1.3 | 71.2% |
| Nov 2025 | 61 | 55 | 1.1 | 78.4% |
| Dec 2025 | 48 | 38 | 0.9 | 84.2% |
| Jan 2026 | 55 | 72 | 1.0 | 80.0% |
| Feb 2026 | 68 | 88 | 1.2 | 75.8% |
The seasonal pattern is clear: inventory drops sharply in Q4 as sellers wait for the spring market, then rebounds in January and February according to Realtor.com seasonal analysis. Agents using automated listing alerts through US Tech Automations can capitalize on the early-January inventory surge before competition intensifies in March and April.
Are there any new construction projects in Evergreen? According to the San Jose Planning Department, several infill developments are in various stages of entitlement along Capitol Expressway and Quimby Road. These projects would add approximately 450 new housing units over the next three years, though permitting timelines remain uncertain according to Silicon Valley Business Journal reporting.
Buyer Demographics and Market Segmentation
According to the American Community Survey, Evergreen's population of approximately 58,000 residents represents one of Silicon Valley's most demographically diverse neighborhoods. Understanding buyer segments helps agents tailor their farming approach.
| Buyer Segment | Share of Purchases | Median Budget | Primary Motivation |
|---|---|---|---|
| Tech Workers (First-Time) | 32% | $1,100,000 | School quality, commute |
| Move-Up Families | 28% | $1,400,000 | Space, yard, schools |
| Multi-Generational | 18% | $1,500,000 | In-law suite, culture |
| Investors | 12% | $900,000 | Rental yield, appreciation |
| Downsizers | 10% | $800,000 | Townhome, low maintenance |
What drives buyer demand in Evergreen San Jose? According to a 2025 survey by the Silicon Valley Association of Realtors, school quality ranks as the number one factor for 67% of Evergreen buyers, followed by ethnic community proximity (54%) and commute access (48%). The neighborhood's Vietnamese and Indian commercial corridors along Story Road and Tully Road serve as cultural anchors according to the San Jose Downtown Association.
According to the National Association of Realtors 2025 Profile of Home Buyers, 41% of Silicon Valley buyers identify school district quality as their primary neighborhood selection criterion — a figure that rises to 67% specifically within the Evergreen submarket.
Agents leveraging the US Tech Automations CRM can segment their farm databases by buyer motivation, enabling targeted multi-touch sequences that address specific concerns like school boundary changes or new development impacts.
Automation Platform Comparison for Evergreen Agents
Selecting the right technology stack directly impacts farming ROI in a market as competitive as Evergreen. The following comparison evaluates leading platforms against the specific needs of Silicon Valley agents.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Automated Farm Alerts | Yes | Limited | No | Yes | No |
| Neighborhood-Level Analytics | Yes | Yes | Limited | Limited | No |
| Multi-Language Campaigns | Yes | No | No | Limited | No |
| Commission Tracking by Zone | Yes | No | No | No | No |
| AI-Powered Lead Scoring | Yes | Yes | Yes | Yes | Limited |
| Automated Market Reports | Yes | Yes | Limited | No | No |
| CRM + Farming Integration | Native | Separate | Separate | Separate | CRM Only |
| Monthly Cost (Solo Agent) | $149 | $499 | $1,000+ | $295 | $69 |
| ROI Tracking by Campaign | Yes | Limited | Limited | Limited | No |
US Tech Automations stands out for Evergreen agents specifically because of its multi-language campaign capabilities — a critical feature given the neighborhood's Vietnamese, Indian, and Chinese buyer demographics. The platform's commission tracking by zone also enables agents to identify which Evergreen micro-areas deliver the highest per-transaction returns, a feature absent from competing platforms according to independent software reviews published by Inman News.
Price Trends and Forecasting
Where are Evergreen home prices headed in 2026? According to Zillow's Home Value Forecast, the greater Evergreen area is projected to appreciate 4.5% over the next twelve months, driven by persistent inventory constraints and continued tech sector employment growth.
| Year | Median Price | YoY Change | Price/Sq Ft | Forecast Accuracy |
|---|---|---|---|---|
| 2022 | $1,050,000 | -3.2% | $628 | Actual |
| 2023 | $1,082,000 | +3.0% | $648 | Actual |
| 2024 | $1,145,000 | +5.8% | $685 | Actual |
| 2025 | $1,210,000 | +5.7% | $718 | Actual |
| 2026 (Forecast) | $1,285,000 | +6.2% | $752 | Zillow Forecast |
| 2027 (Forecast) | $1,343,000 | +4.5% | $786 | Zillow Forecast |
According to the California Association of Realtors, the sustained price appreciation in Evergreen reflects broader Silicon Valley dynamics where job creation outpaces housing construction by a ratio of approximately 5.4 to 1. The San Jose metro area added approximately 28,000 jobs in 2025 according to the Bureau of Labor Statistics, while only 5,200 new housing units were permitted according to the U.S. Census Bureau Building Permits Survey.
How to Farm Evergreen San Jose Effectively
Farming Evergreen requires a systematic approach that accounts for the neighborhood's cultural diversity, competitive dynamics, and technology-driven buyer expectations. The following steps outline a proven methodology according to top-producing agents surveyed by the Santa Clara County Association of Realtors.
Define your farm boundaries using MLS zone data. According to the Silicon Valley Association of Realtors, the most effective Evergreen farms contain 400-600 homes within a 0.5-mile radius centered on a high-turnover intersection or school zone.
Build a multilingual contact database from county assessor records. According to Santa Clara County Assessor data, approximately 45% of Evergreen homeowners have owned their properties for 10+ years, making them prime listing candidates as equity positions mature.
Launch automated market update sequences through your CRM. The US Tech Automations platform enables agents to schedule monthly market snapshots segmented by property type and price range, ensuring each homeowner receives relevant data.
Create neighborhood-specific content addressing local concerns. According to the San Jose Planning Department, traffic congestion on Capitol Expressway and Quimby Road ranks among top resident complaints — content addressing infrastructure updates generates high engagement.
Establish community presence through local event sponsorship. According to the Evergreen-East Hills Development Association, neighborhood events draw 500-2,000 attendees, providing face-to-face farming opportunities that complement digital outreach.
Implement door-knocking rotations covering 50-75 homes per week. According to NAR member surveys, agents who combine physical presence with digital follow-up achieve 3.2x higher conversion rates than those using only one channel.
Track listing and sale activity in your farm daily using automated alerts. US Tech Automations provides real-time MLS monitoring with instant notifications when properties in your defined farm hit the market or go under contract.
Analyze quarterly ROI metrics and adjust farm boundaries based on performance. According to coaching surveys published by Tom Ferry International, top-producing farm agents review their cost-per-lead and cost-per-closing metrics every 90 days, reallocating resources to the highest-performing zones.
Develop referral partnerships with local businesses along Tully Road and Capitol Expressway. According to NAR research, referrals from community business partners convert at 2.8x the rate of cold outreach in ethnically diverse neighborhoods.
Scale successful campaigns by replicating proven sequences in adjacent micro-zones. Once a farming system produces consistent results in one Evergreen subdivision, the automated workflows built in US Tech Automations can be cloned and customized for neighboring areas with minimal additional setup.
Related Silicon Valley Market Analysis
Evergreen's market dynamics connect to broader trends across the San Jose metropolitan area. Agents farming this neighborhood benefit from understanding adjacent market conditions:
Cambrian Park CA Real Estate Market Data 2026 — comparable family-oriented neighborhood with lower price points
Silver Creek CA Demographics & Housing Data 2026 — adjacent luxury enclave with distinct buyer demographics
Willow Glen CA Real Estate Market Data 2026 — premium San Jose neighborhood for move-up buyer comparison
Almaden Valley CA Real Estate Agent Guide 2026 — south San Jose competitor market for agent strategy insights
Frequently Asked Questions
What is the median home price in Evergreen San Jose in 2026?
The median home price in Evergreen San Jose reached $1,285,000 in early 2026 according to Redfin market data, representing a 6.2% increase from the prior year driven by persistent inventory shortages and sustained tech employment growth in Santa Clara County.
How many homes sell per year in Evergreen?
Approximately 1,425 residential transactions closed in the greater Evergreen area during 2025 according to MLS data compiled by the Silicon Valley Association of Realtors, with single-family detached homes accounting for 57.5% of total sales volume.
What is the average commission rate for Evergreen real estate agents?
According to the National Association of Realtors 2025 Member Profile, the average total commission in the Evergreen submarket runs 4.8% of sale price, with listing agents typically receiving a 2.5% split and buyer agents receiving 2.3%.
How long do homes stay on the market in Evergreen?
Homes in Evergreen average 14 days on market as of early 2026 according to the Santa Clara County Association of Realtors, down from 18 days in 2024, reflecting escalating buyer competition driven by limited inventory.
Is Evergreen San Jose a good area for real estate farming?
According to top-producing agents surveyed by the California Association of Realtors, Evergreen ranks among the top five San Jose neighborhoods for farming ROI due to high turnover volume (1,400+ annual sales), diverse buyer demographics requiring specialized knowledge, and median commissions exceeding $30,000 per transaction.
What school districts serve the Evergreen neighborhood?
The Evergreen Elementary School District and East Side Union High School District serve the neighborhood according to the Santa Clara County Office of Education, with Evergreen Valley High School and Silver Creek High School both earning GreatSchools ratings of 8 out of 10.
How does Evergreen compare to other San Jose neighborhoods for investment?
According to Zillow's Home Value Index, Evergreen has delivered 5.7% average annual appreciation over the past three years, outperforming the broader San Jose metro by 1.8 percentage points while offering entry points approximately $200,000 below western San Jose neighborhoods like Willow Glen and Rose Garden.
What percentage of Evergreen homes receive multiple offers?
According to MLS data from the Santa Clara County Association of Realtors, 72% of Evergreen listings that sold in 2025 received two or more offers, with the average winning bid coming in at 104.2% of the original list price.
Are there new developments planned for the Evergreen area?
According to the San Jose Planning Department, infill developments along Capitol Expressway and Quimby Road would add approximately 450 new housing units over the next three years, including both market-rate townhomes and affordable housing units mandated by the city's inclusionary zoning ordinance.
Conclusion: Leverage Evergreen Housing Data for Farming Success
The Evergreen San Jose housing market presents a compelling opportunity for agents willing to invest in systematic, data-driven farming approaches. With 1,400+ annual transactions generating median listing-side commissions of $32,125, the math supports dedicated neighborhood specialization according to brokerage performance data published by the California Association of Realtors.
Success in Evergreen requires understanding the neighborhood's cultural diversity, tracking micro-zone price differentials, and maintaining consistent multi-channel outreach to a farm of 400-600 homes. The agents who dominate this market combine local expertise with automation technology that keeps them responsive in a 14-day average DOM environment.
Ready to build your Evergreen farming operation with institutional-grade market data and automated outreach? Visit US Tech Automations to access neighborhood-level analytics, automated market reports, and CRM tools purpose-built for geographic farming in Silicon Valley's most competitive submarkets.
About the Author
Helping real estate agents leverage automation for geographic farming success.
