Episode 3 · Transaction Data, Bidding Wars & ValuationsUpdated 2026
Visitacion Valley House Prices, Days to Contract, Supply
Visitacion Valley is a market of houses, where only a small share of homes change hands in any quarter and most of those sales draw bids above the asking price. This guide shows what those houses sold for, how far past the asking price the bidding went, how long they took to reach a contract, how many are for sale now, and which months have favored sellers and which have favored buyers.
Median sale price
$1,050,000
+9.4% vs the prior 52 weeks
Houses, 52 weeks to 30 September 2026, n = 47. The median price per square foot fell 5.6% over the same weeks, so larger houses sold rather than prices rising
Median days to contract
16 days
-1.5 days vs the prior 52 weeks
From listing to contract, not to closing, houses, 52 weeks to 30 September 2026, n = 47
Closed above the original ask
83.0%
+6.9 pts vs the prior 52 weeks
39 of 47 closings with an original ask, houses, 52 weeks to 30 September 2026
Homes for sale now
6
8 a year earlier
All homes for sale, live count on 30 September 2026
💡 Key Insights & Takeaways
- 17 houses sold in Visitacion Valley in the third quarter of 2026, against 12 in the same quarter of 2025, and a count of 12 is small enough to read only as a direction.
- Over the 52 weeks to 30 September 2026 the median sale rose 9.4% while the median price per square foot fell 5.6%, because larger houses made up more of the sales.
- Six homes were for sale on 30 September 2026 and 3 more were under contract, which is 4.6 weeks of supply at the recent pace of sales.
- Across nine complete years, February through April has been the strongest stretch to list a house here, and September through November has given buyers the most choice.
- Over the 24 months to 30 September 2026, about 1.2% of the neighborhood's homes sold in a typical year.
Key metrics
The four cards below compare the 52 weeks to 30 September 2026 with the 52 weeks before.
The share of Visitacion Valley houses selling above their original ask rose from 83.3% to 94.1% between the third quarter of 2025 and the quarter to 30 September 2026, and the median wait for a contract fell to 14 days. The 2025 quarter is small, so read it as a direction. The price per square foot held.
At a glance
Visitacion Valley houses, third quarter of 2026 (1 July to 30 September 2026), with homes for sale counted on 30 September 2026.
| Measure | Value |
|---|---|
| Houses sold, Q3 2026 | 17 |
| Median sale price, Q3 2026 | $1,068,000 (n = 17) |
| Median sale price as a share of the original ask, Q3 2026 | 112.0% (n = 17) |
| Median days from listing to contract, Q3 2026 | 14 days (n = 17) |
| Homes for sale and under contract, 30 September 2026 | 6 for sale, 3 under contract |
What is selling in Visitacion Valley?
Houses are what sells in Visitacion Valley. All 17 sales in the third quarter of 2026 were houses, against 12 in the same quarter of 2025, and 12 is a small count, so the rise is a direction rather than a rule. No condominium sold in either quarter, so this page gives no condo price; the figure is N/A rather than a guess. The market figures on this page describe houses only, because no sale of a whole building with two to four units, or five or more, appears in the sales data, even though the neighborhood has many such buildings.
Few homes trade here in a given year. Over the 24 months to 30 September 2026, 93 houses sold, which is 2.5% of the neighborhood's homes, or about 1.2% a year.
Q3 2026 against Q3 2025, Visitacion Valley houses, as of 30 September 2026.
| Measure, houses | Q3 2025 (n = 12, directional) | Q3 2026 (n = 17) | Change |
|---|---|---|---|
| Houses sold | 12 | 17 | +41.7% |
| Median sale price | $960,000 | $1,068,000 | +11.3% |
| Median sale price as a share of the original ask | 107.3% | 112.0% | +4.7 points |
| Share sold above the original ask | 83.3% | 94.1% | +10.8 points |
| Median days from listing to contract | 21.5 days | 14 days | -7.5 days |
| Median price per square foot | $792 | $780 | -1.4% |
What do Visitacion Valley houses sell for?
The median Visitacion Valley house sold for $1,068,000 in the third quarter of 2026 (n = 17), and half of the sales fell between $930,000 and $1,280,000. That median is up from $960,000 in the same quarter of 2025, a quarter with only 12 sales, so read the change as a direction. The price per square foot tells you more than the median does here. The median price per square foot was $780 in the third quarter of 2026, against $792 a year earlier, so the higher median came from larger houses selling and not from buyers paying more for the same house.
The longer view says the same thing. Over the 52 weeks to 30 September 2026 the median sale rose 9.4%, but the median price per square foot fell 5.6%. The two measures point in opposite directions, and the gap is the finding. The houses that sold got bigger, and a dollar bought slightly more house than it did the year before. Both figures look back over sales already closed; neither one says where prices go next.
Median sale price and median price per square foot, Visitacion Valley houses, the 52 weeks to 30 September 2026 against the 52 weeks before (n = 47 in the trailing 52 weeks).
| Measure | Prior 52 weeks | Trailing 52 weeks | Change |
|---|---|---|---|
| Median sale price | $960,000 | $1,050,000 | +9.4% |
| Median price per square foot | $826 | $779 | -5.6% |
Do Visitacion Valley houses sell above their asking price?
Almost all of them do. In the third quarter of 2026, 94.1% of house sales closed above the original asking price (n = 17), and none closed below it, so the share below the ask was 0.0%. The median house sold at 112.0% of its original ask, which means the median winning bid ran 12.0% over the ask. Over the 24 months to 30 September 2026 the share above the ask was 79.6% (n = 93), and the median house sold at 108.2% of its ask.
The bidding runs hottest at the lower asking prices. Over the 24 months to 30 September 2026, 86.1% of houses first asked under $1M sold above that ask, against 57.1% of those asked at $1M or more. Those two price bands are set from this neighborhood's own asking prices, because the usual Bay Area price bands left too few sales in each band.
Selling over the ask is not the same as prices rising. One house closed in the third quarter of 2026 at $1,225,000, which was 136.4% of its asking price, and it still sold for 5.8% less than its own sale in 2021. The bidding ran far past the ask and still did not reach the price the house fetched in 2021.
How long does a Visitacion Valley house take to sell?
The median house went under contract in 14 days in the third quarter of 2026 (n = 17). Days on market here means list-to-pending, the days from the day a home is listed to the day it goes under contract, not to the day it closes. That is down from 21.5 days in the same quarter of 2025, a quarter with 12 sales, so the drop is a direction. In the third quarter of 2026, 47.1% of houses went under contract in fewer than 14 days.
Across the 24 months to 30 September 2026 the median was 16 days (n = 93), so the third quarter ran a little faster than the two-year norm. Once a house was under contract, the median wait to the closing was 20 days over the same 24 months.
How many homes are for sale in Visitacion Valley right now?
Six homes were for sale on 30 September 2026, and 3 more were under contract. That is 4.6 weeks of supply at the recent pace of sales, against 11.0 weeks on 30 June 2026 and 11.6 weeks a year earlier. Weeks of supply means how long it would take to sell every listed home if sales kept their recent pace. Counts this small move a lot when one home comes or goes, so read every change below as a direction.
The count fell from 11 homes on 30 June 2026, in the season when the count usually climbs. A year earlier, 8 homes were for sale. More homes came to market in the 13 weeks to 27 September 2026 than in the same weeks of 2025, but sales and listings that left the market unsold took them off faster. The median asking price of the homes for sale was $988,000, across the 5 that carry a price; one listing is an auction with no asking price. Listing flows cover the 13 weeks to 27 September 2026, which is a slightly different span from the calendar quarter used for sales, so the two sets of figures can differ by a home or two.
Homes for sale and listing flows, Visitacion Valley, counts on 30 September 2026 and flows over the 13 weeks to 27 September 2026.
| Measure | Now | 13 weeks before | A year earlier |
|---|---|---|---|
| Homes for sale | 6 | 11 | 8 |
| Weeks of supply at the recent pace of sales | 4.6 | 11.0 | 11.6 |
| New listings in the 13 weeks | 17 | 21 | 13 |
| Listings that left the market unsold in the 13 weeks | 9 | 3 | 6 |
| New contracts in the 13 weeks | 12 | 19 | 10 |
When in the year do Visitacion Valley homes sell best?
Over the nine complete years from 2017 to 2025, February through April has been the strongest stretch to list a house here. Fewer homes compete for buyers in those months than in an average month. September through November has given buyers the most homes to choose from and the least competition. The low and high months are not the same in every year, so treat the pattern as a direction, and note that it says nothing about where prices go.
Common questions
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