If you stepped away from your home search at some point in the last year or two, you probably have a good reason. Rates felt too high. Prices felt out of reach. Or life just got in the way. Whatever it was, you're not alone — and if you've been thinking about picking the search back up, this is a good moment to take stock of what's actually changed before you dive back in.
You're Not the Only One Coming Back
According to Coldwell Banker's most recent Home Shopping Season Report, about 20% of today's active homebuyers are "comeback buyers" — people who paused their search within the last two years and have since re-entered. Most of them are returning with roughly the same budget they had before, and the vast majority of agents surveyed say these buyers are actively shopping rather than waiting on the sidelines for rates to drop further.
In other words: if you're feeling that itch to look again, the timing lines up with a real, broader trend — not just a personal impulse.
What's Actually Changed in Santa Clara County
Here's the part that matters most: the local market has shifted since most comeback buyers paused. It hasn't flipped into a buyer's market, but it has loosened.
Median SFH price
$1.92M
Down ~8.6% year-over-year
Active listings
~900
Down ~11% YoY, but well off recent lows
Median days on market
22
Homes are still moving, just less frantically
Sale-to-list ratio
103.3%
Down from 104.6% the month prior
Sources: Silicon Bay Market Update (Ascendre), July 2026; Santa Clara County Real Estate Market Trends Report, July 2026.
Put simply: homes are still selling, but the bidding-war intensity has eased in parts of the county, and there's more to choose from than there was a year ago. That's meaningfully different from the market many comeback buyers remember pausing in.
Refresh, Don't Restart
The biggest mistake I see comeback buyers make is picking up exactly where they left off — touring homes with an old pre-approval and an outdated sense of their budget. Your first move back into the market should be financial, not physical. Here's the order that actually saves you time and heartbreak:
- Refresh your pre-approval. Pre-approvals typically last about 90 days, and your income, savings, or credit may look different now. Start here so every home you look at is one you can actually afford.
- Re-run your budget against today's rates. A number that worked at one rate a year ago may land differently today. Ask your lender to show you real numbers before you fall in love with a listing.
- Reconnect with your agent. If you had one before, loop them in early — they'll know what's shifted in your target neighborhoods. If you didn't, now's the time to find one.
- Get a current snapshot of your target area. County-wide numbers are a starting point, but days on market and pricing pressure vary block to block in the Bay Area.
- Set a written, realistic timeline. Comeback buyers who move with a plan tend to make calmer decisions than those reacting to the first listing that reignites the old excitement.
Why This Moment Favors Prepared Buyers
Nationally, the mortgage rate "lock-in effect" — sellers reluctant to give up a sub-5% rate — is showing early signs of loosening, which is part of why inventory has grown. That shift is playing out locally too: Santa Clara County's active listings are meaningfully higher than the historic lows of the past couple of years, even with the recent pullback from last year's peak. More inventory means less pressure to make a rushed, over-asking offer just to compete — a real advantage if your last search felt like a bidding-war grind.
That said, this isn't a market where you can move slowly once you find the right home. Well-priced, move-in-ready properties in desirable Santa Clara County neighborhoods are still going quickly. Being pre-approved and ready to act — rather than starting that process after you've found a home — is still what separates a winning offer from a missed one.
Frequently Asked Questions
Is now a good time to restart my home search in Santa Clara County?
There's no single right answer for everyone, but the conditions that may have pushed you to pause have shifted. Inventory has grown compared to a year ago, and the median sale price has eased somewhat. That doesn't guarantee a deal, but it does mean less competition on many listings than in recent years. The better question is whether your own finances and goals are ready — which a quick pre-approval refresh can answer.
Do I need to redo my mortgage pre-approval if I paused my search?
Almost certainly yes. Pre-approvals generally expire after about 90 days, and even if yours is technically still active, your income, savings, debts, or credit score may look different than when it was issued. An updated pre-approval also reflects today's rate environment, so the number you're approved for is one you can actually count on.
How much have mortgage rates changed since I paused my search?
Rates have moved around over the past year rather than trending sharply in one direction. Rather than trying to guess where you left off, the more useful step is asking a lender to show you what your specific scenario looks like at today's rates, since your personal rate depends on credit, down payment, and loan program.
Has the Santa Clara County market gotten easier for buyers?
It's shifted, not flipped. Homes are still selling quickly and often near or above list price in desirable areas, but there are more active listings than there were a year ago, and the pace of bidding wars has cooled somewhat in parts of the county. It's a more workable market than it was, especially for prepared buyers who aren't the only offer on the table.
Thinking About Picking Your Search Back Up?
Let's refresh your numbers first — no pressure, just an honest look at where you stand today.
If it's been a while since you've talked numbers, that's exactly what I'm here for. No pressure, no scripts — just a clear picture of where you stand in today's Santa Clara County market. Reach me directly at (408) 687-6109, email chris_j@ouraffinity.com, or grab a time on my calendar: calendly.com/yourcaliloanpro.
Chris Johnson | Associate Broker | Affinity Mortgage | NMLS #235072 | Affinity Mortgage NMLS #252576 | 2542 S Bascom Ave, Suite 185, Campbell, CA 95008 | Equal Housing Lender. This blog post is for informational purposes only and does not constitute a commitment to lend. Loan approval is subject to credit approval and program guidelines. Interest rates and program terms are subject to change without notice. Not a solicitation if you are already represented by a real estate professional.