Moves & Metrics
April 2026
Key Takeaways
Across both Santa Clara and San Mateo Counties, March activity accelerated despite macro noise (rates, infl ation chatter, global headlines). Buyer demand proved resilient, inventory remained constrained, and competition quietly intensifi ed heading into Q2.
Santa Clara County: Demand Builds, Prices Hold
- Market activity surged month-over-month: New listings, pendings, and overall sales all climbed sharply from February
- 66% of homes sold over asking. A clear signal that competition is back in force, if it every truly went away.
- Median house price held steady year-over-year (fl at pricing, rising competition = tightening conditions)
- Condos (-6.5% YoY) and townhomes (-3% YoY) lagged behind single-family homes
- Houses dominate the market (67% of all sales), reinforcing continued demand for single-family living
San Mateo County: Supply Lagging Behind Demand
- Sales activity, pendings, and luxury transactions all jumped both month-over-month and year-over-year
- New listings increased (~+4% YoY), but still failed to keep pace with demand
- Homes going into contract surged ~13% YoY, tightening absorption rates
- Median house prices rose ~3% year-over-year, signaling continued upward pressure
- Condos declined ~8% YoY, continuing the divergence from single-family performance
**All data is prepared by Compass Chief Market Analyst,
Patrick Carlisle, based on data through March 2026.
Email me to receive his full country reports**
- City Highlights
Palo Alto
- Median Home Price: $3,890,000
- Average DOM: 10 days
- Among the most competitive markets in Santa Clara County, with some of the highest price-per-square-foot values in the region.
- Demand remains heavily skewed toward single-family homes, which continue to outperform condos and townhomes countywide.
Top Sale of March 2026:
161 Lowell Ave | $11,550,147 | 7% Above Asking
Menlo Park
- Median Home Price: $3,300,000A
- Average DOM: 10 days
- Positioned fi rmly in the upper tier of San Mateo County pricing, benefi ting from strong luxury and commuter-driven demand.
- Ongoing supply constraints are contributing to faster sales velocity and increasing competition heading into spring.
Top Sale of March 2026:1806 Doris Dr $12,000,000 | 10.1% Above Asking
Atherton
- Median Home Price: $10,200,000
- Average DOM: 20-30 days
(varies by estate scale) - Remains the most expensive market in San Mateo County by a wide margin, with ultra-luxury sales exceeding $40M.
- Limited inventory and sustained high-end demand continue to defi ne pricing and competition in this segment.
Top Sale of March 2026:190 Almendral Ave
| $32,500,000 | 1.6% Above Ask 5/4/26, 12:08 PMÂ
Los Altos
- Median Home Price: $4,820,000
- Average DOM: 10 days
- Continues to rank among the most expensive markets in the county, driven by larger home sizes and premium lot values.
- Strong alignment with affl uent buyer trends, which have remained more resilient than lower price segments.
Top Sale of March 2026:
83 Doud Dr | $6,760,000 | 14.8% Above Ask
Los Altos Hills
- Median Home Price: $5,438,000
- Average DOM: 18 – 25 days (varies by estate scale)
- Highest median pricing in Santa Clara County, reflecting estate-scale properties and signifi cantly larger lot sizes.
- Market dynamics are less sensitive to interest rate shifts, with affl uent buyers continuing to drive demand.
Top Sale of March 2026:26321 Alexander Pl
| $18.150,000 | 3.5% Below Ask
A Creative View On Buyer Sentiment
In my monthly newsletter I highlighted the “startup curve” which maps the emotional phases of building something new. While my clients aren’t startups, March felt eerily similar: a sharp “Tech Crunch of Initiation,” followed quickly by the “Trough of Sorrow,” with plenty of “Wiggles of False Hope” in between.
Read more here
If You’re Considering a Move…
The market is rewarding preparation. The difference between a strong result and an exceptional one right now comes down to strategy before a home ever hits the market.
If a move is on your agenda for 2026, let’s start building the plan now.
Lisa M. Musich
- DRE# 02210590
- REALTOR ®
- M: 415.619.1426
- lisa.musich@compass.com
- lisamusich.com
Compass is a real estate broker licensed by the State of California operating under multipleentities. License Numbers 01991628, 01527235, 01527365. All material is intended forinformational purposes only and is compiled from sources deemed reliable but is subject toerrors, omissions, changes in price, condition, sale, or withdrawal without notice. Nostatement is made as to the accuracy of any description or measurements (including squarefootage). This is not intended to solicit property already listed. No fi nancial or legal advice provided. Equal Housing Opportunity. Photos may be virtually staged or digitally enhancedand may not refl ect actual property conditions.
