Menlo Park & Atherton Broker Tour: Ultra-Luxury Surges While the $5M–$10M Market Goes Missing
Tuesday, April 28, 2026
My Musings
This week’s broker tour across Menlo Park and Atherton revealed a market telling two very different stories—and a missing third.
On one end: ultra-luxury dominance.
Three properties above $15M, most notably the ~$36M Atherton estate on Almendral, alongside offerings near $20M and $15M, signal that high-end inventory is not only coming to market, but doing so with confidence.
But the question lingering beneath the surface:
Will they sell quickly?
There’s a growing conversation that’s becoming more present around whether ultra-high-net-worth buyers are pausing in California amid ongoing discussions of a potential “billionaire’s tax.” While Atherton remains one of the most resilient luxury enclaves in the country, wealth is mobile. For some buyers, this may introduce hesitation, longer decision timelines, or sharper negotiation strategies rather than outright exits.
I am interested to see how long these take to sell and if they are on or over / under their list price.
MENLO PARK 301 – Sharon Heights / Stanford Hills
Listing Agent Broker: David Weil, Pacific Trust Real Estate
Address: 2395 Branner Dr
Bedrooms: 4 – Bathrooms: 2 Full
Sqft: 2250
Lot Sqft: 13612
Price:$3,425,000
Listing Agent remarks: Great opportunity in Stanford Hills. Do not miss!
My takeaways from March 2026: Tucked into a lesser-known pocket of Stanford Hills in Menlo Park, this property stands out for its rare privacy—backing directly to a nature preserve with no rear neighbors.
The current layout feels somewhat compartmentalized, which compresses the living experience despite the square footage. That said, this is a classic “good bones, great upside” opportunity: move-in ready today, with clear potential to rework the floor plan into a more open, modern flow.
For buyers prioritizing location, privacy, and long-term value in Menlo Park, this is one to look closely at.
Listing Agent Broker: Brian Pirzadeh, eXp Realty of Northern California, Inc.
Address: 2140 Santa Cruz Ave C209
Bedrooms: 2 – Bathrooms: 2 Full
Sqft: 1203
Lot Sqft: N/A
Price: $978,000
HOA: $1015 p/m
Listing Agent remarks: Condo Remarks: 55+ Community, sought after model, attractive updates, all new paint
My takeaways (previous): I’ve covered this complex a few times before. It is a 55+ community. While it is an older complex the big center lawn area with the pool is definitely a selling point. What one should double check is if this unit has a washer and dryer, originally these were built without in-unit machines – there is a shared laundry room.
MENLO PARK 303 – Central Menlo
Listing Agent Broker: Billy McNair, Coldwell Banker Realty
Address: 1650 Oak Ave
Bedrooms: 7 – Bathrooms: 7 Full, 1 Half
Sqft: 7429
Lot Sqft: 15218
Price: $13,498,000
Listing Agent remarks: Spectacular, 3-level designer home in Central Menlo on 0.35 acre lot w/ pool.
My takeaways: A standout in Central Menlo Park luxury real estate, this 7-bedroom designer home delivers on scale, finish, and lifestyle. From the custom tilework to statement wallpaper and seamless indoor-outdoor flow via nanowalls, this is a turnkey offering for buyers seeking high-end homes in Menlo Park.
The only hesitation: the basement level feels like an afterthought compared to the otherwise cohesive design. Still, for buyers targeting luxury homes near downtown Menlo Park, this property checks nearly every box.
Listing Agent / Broker: Tim Kerns, Coldwell Banker Realty
Address: 1335 N Lemon Ave
Bedrooms: 5 – Bathrooms: 5 Full, 2 Half
Sqft: 5520
Lot Sqft: 10250
Price: $9,895,000
Listing Agent remarks: N/A
My takeaways: A move-in-ready home in a prime Menlo Park neighborhood, this property offers strong baseline appeal for buyers seeking turnkey inventory. That said, the floor plan feels tight and somewhat over-programmed, with numerous amenities packed into the square footage.
In today’s Menlo Park housing market, where buyers are increasingly prioritizing flow and livability, this could be a point of hesitation. Not every buyer is looking for an in home theater, sometimes simplicity wins.
Listing Agent / Broker: Steve Bianchi, Realty World-Bianchi & Associates
Address: 1225 San Mateo Dr
Bedrooms: 3 – Bathrooms: 2 Full
Sqft: 1410
Lot Sqft: 20000
Price: $7,200,000
Listing Agent remarks: N/A
My takeaways: A rare opportunity to secure a large lot in Menlo Park, this property is compelling from a land value and development perspective. The flag lot configuration with a shared driveway and a home positioned in front will be a key consideration for buyers evaluating privacy and future build potential.
Mature redwood trees line the perimeter, enhancing the setting while also introducing planning considerations for those exploring new construction in Menlo Park.
Listing Agent / Broker: Keyko Pintz, The Agency
Address: 950 Olive St
Bedrooms: 3 – Bathrooms: 2 Full
Sqft: 1480
Lot Sqft: 10856
Price: $4,800,000
Listing Agent remarks: N/A
My takeaways: With a generous lot size relative to the existing structure, this property reads as a clear redevelopment opportunity in Menlo Park. The current ~1,500 sqft home feels dated, making it less appealing for end-users seeking turnkey living.
For investors or builders focused on Menlo Park real estate development, this could serve as an ideal rental hold while navigating permits, ultimately unlocking higher long-term value.
MENLO PARK 304 – Allied Arts
Listing Agent / Broker: Monica & Mandy Group, Compass
Address: 1330 Johnson St
Bedrooms: 4 – Bathrooms: 3 Full
Sqft: 2670
Lot Sqft: 2151
Price: $2,150,000
HOA: $1000 p/m
Listing Agent remarks: Very spacious 4 bed/3 bath home on prime Menlo Park street close to downtown.
Listing Agent / Broker: Bernie Leung, Compass
Address: 776 Cambridge Ave
Bedrooms: 4 – Bathrooms: 3 Full
Sqft: 2470
Lot Sqft: 7437
Price: $4,988,000
Listing Agent remarks: Turnkey 4b/3ba executive residence built in 2000 with open floorplan
MENLO PARK 308 – Willows / O’Conner Area
Listing Agent / Broker: Jason Sewald, Clutch Property
Address: 212 Gilbert Ave
Bedrooms: 3 – Bathrooms: 3 Full
Sqft: 1326
Lot Sqft: 4000
Price: $2,400,000
Listing Agent remarks: Great property with versatility for today’s dynamic buyer. Large detached ADU.
MENLO PARK 309 – Flood Park Area
Listing Agent / Broker: Judy Citron, Compass (yes, Judy is owning Oakland Ave!)
Address: 1033 Oakland Ave
Bedrooms: 4 – Bathrooms: 2 Full
Sqft: 1800
Lot Sqft: 6348
Price: $2,889,000
Listing Agent remarks: Rarely available 4 bedroom, remodeled, great neighborhood, MP schools
Address: 1036 Oakland Ave
Bedrooms: 4 – Bathrooms: 3 Full
Sqft: 2492
Lot Sqft: 5500
Price: $3,895,000
Listing Agent remarks: Custom build, tons of natural light, volume, main floor bed/office, MP schools
ATHERTON 291 – El Camino to Alameda
Listing Agent / Broker: Deleon Team, Deleon Realty
Address: 112 Almendral Ave
Bedrooms: 6 – Bathrooms: 7 Full, 3 Half
Sqft: 11746
Lot Sqft: 46350
Price: $35,988,000
Listing Agent remarks: A landmark estate in prestigious Atherton
My takeaways: A true statement property in Atherton luxury real estate, this recently completed estate (2023) represents the pinnacle of Silicon Valley ultra-luxury homes. Built by Pacific Peninsula Group, the home blends scale with thoughtful livability, highlighted by details like a private coffee bar in the primary suite and multiple outdoor entertaining spaces.
For buyers in the $30M+ Atherton market, turnkey, newly constructed estates of this caliber remain rare and highly targeted.
Listing Agent / Broker: Liz Daschbach, Compass
Address: 284 Selby Ln
Bedrooms: 3 – Bathrooms: 2 Full
Sqft: 1720
Lot Sqft: 7500
Price: $3,495,000
Listing Agent remarks: Stunning, completely remodeled single level in the heart of West Atherton!
My takeaways: In contrast to Atherton’s mega-estates, this fully remodeled single-level home stands out for its livability and charm. Thoughtful landscaping creates a sense of privacy, while the outdoor space benefits from a home footprint that doesn’t overwhelm the lot.
For buyers seeking entry-level Atherton homes (by Atherton standards), this is a compelling alternative to larger, more complex estates.
ATHERTON 293 – Lindenwood
Listing Agent / Broker: Vahid Firouzdor, Compass
Address: 98 Flood Circle
Bedrooms: 7 – Bathrooms: 8 Full, 2 Half
Sqft: 8400
Lot Sqft: 36154
Price: $19,998,888
Listing Agent remarks: N/A
My takeaways: A newly built, sprawling estate in Atherton’s Lindenwood neighborhood, this home emphasizes scale and trend-forward design. The single-story layout will appeal to a subset of luxury home buyers in Atherton, while the dual-kitchen configuration adds both cultural and functional value for entertaining.
That said, the design leans heavily into current trends, which may impact long-term timeless appeal, a consideration for buyers at this price point.
Listing Agent / Broker: Billy McNair, Coldwell Banker Realty
Address: 74 Lilac Dr
Bedrooms: 8 – Bathrooms: 8 Full, 3 Half
Sqft: 9510
Lot Sqft: 39399
Price: $15,748,000
Listing Agent remarks: Lindenwood | 3-levels | Ideal floor plan | Resort-like amenities inside & out
My takeaways: This Lindenwood Atherton estate delivers classic curb appeal with a more traditional, lived-in feel, something increasingly rare among new builds. The layout across the main and upper levels is strong and highly functional for luxury family living in Atherton.
The basement level, however, feels less integrated with the rest of the home. Still, for buyers seeking character over spec-driven design, this property offers a compelling alternative within the Atherton luxury housing market.