BOYENGA TEAM | COMPASS

How to Read Silicon Valley Market Reports

A Silicon Valley market report can help you ask better questions, but the headline number rarely tells the whole story of an individual home. Eric and Janelle Boyenga and the Boyenga Team at Compass help buyers and sellers connect broad statistics with the neighborhoods, property types and alternatives relevant to their decisions. Start by understanding what the report measures, when it was measured and what is missing. A useful report supports a conversation; it does not replace property-specific research or predict the exact outcome of a transaction.

Check the period, geography and property type first

Before comparing numbers, confirm the reporting dates, geographic boundaries and included property types. A citywide figure may combine detached homes, condominiums and townhomes, while another report separates them. A ZIP-code area may cross municipal boundaries or cover housing with very different characteristics. Compare like with like and note any change in methodology. The historical city snapshots on our Data page describe their stated period and should be read as historical reference, rather than current pricing guidance.

Understand what a median can and cannot say

The median is the middle value in a group of transactions. It can move when the mix of homes sold changes, even if similar properties have not changed in value by the same percentage. A period with more large or renovated sales may show a different median from one dominated by smaller properties. Use it to understand the reported sample, then investigate relevant comparable sales. Eric and Janelle help connect the statistic with the specific types of homes you are buying or selling.

Read days on market with the listing history

Days on market offers context about exposure, but the calculation may differ across sources. Ask whether the figure includes cumulative marketing time, relistings or only the latest listing period. A low median does not mean every property sold quickly, and a longer period can reflect condition, access, pricing or a smaller buyer pool. Look at the distribution and the individual listing history when available. For your own decision, combine this context with the actual alternatives and the timing you can accommodate.

Treat inventory and activity as related signals

Active inventory, new listings, pending sales and closed sales answer different questions. More new listings can create additional buyer choices, while closed-sale totals reflect transactions that began earlier. A small monthly sample can produce large percentage changes, particularly in smaller locations or narrowly defined property types. Compare several periods where available and check the underlying counts. Our Property Nerds approach is to ask what changed in the sample before turning a percentage into a broad claim about the market.

Keep sale-to-list ratios in context

A sale-to-list ratio compares the sale price with a listing price, but first check whether the report uses the original or final asking price. A reduced list price and a deliberately different launch strategy can change the ratio without making two homes directly comparable. The figure also leaves out important transaction terms. Buyers should not use it as an automatic bidding formula, and sellers should not treat it as a guaranteed premium. Review the individual evidence and the pricing approach behind the number.

Turn a report into questions for your next move

For a purchase, ask which homes you could choose now and how their condition and terms compare. For a sale, ask what evidence supports the proposed price, which competing listings matter and how presentation or timing could affect the plan. Bring the report, its date and the question you are trying to answer. Eric, Janelle and the Boyenga Team can help distinguish broad context from the property-level research still needed, then organize a clear next step.

Explore related guidance

Explore market reports · Comparable sales and CMA · Buyer guidance

Plan your next move with Eric and Janelle

Start a conversation with the Boyenga Team. Tell us about your property or search, your timing and the questions you want to resolve. Call 408-373-1660 or email homes@boyenga.com.