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Pricing With Purpose

Why Pricing is More Strategy Than Math

By Lisa M. Musich

Compass, Palo Alto

DRE | 02210590

Welcome back!

One of the first questions sellers ask is:

“What is my home worth?”

It’s an important question but I’m not sure it’s the first one.

Before determining a price, we need to understand something more important.

How will buyers determine your home’s value?

Because buyers, not algorithms, comparable sales, or even sellers, ultimately determine what a home is worth.

My job is to help you thoughtfully position your home so buyers arrive at that conclusion with confidence.

Pricing is one part of that strategy.

Price Doesn’t Create Value.
It Positions Your Home.

Your pricing strategy is one of those critical decisions in the selling process. It influences who will see your home, how they evaluate it, and ultimately the value they assign to it.

Long before a buyer walks through the front door, they’re already forming opinions about your home.

They’ve seen the photography.

They’ve compared nearby listings.

They’ve read property descriptions.

They’ve watched new listings come to market and others sit.

By the time they walk through your open house, they’re already asking themselves one question:

“Is this home worth seeing?”

Price is one of the first filters buyers use.

It determines whether your home falls within their search criteria and fits the budget they’ve established.

From there, it shapes expectations, influences who visits your home, and affects how buyers evaluate the opportunity.

Positioning Creates Momentum.

Successful launches rarely happen by accident.

They’re created through thoughtful preparation and a series of decisions that reinforce one another.

The condition of the home.

Thoughtful staging.

Clear marketing.

A complete disclosure package.

A pricing strategy aligned with the home’s condition and today’s market.

Every decision should reinforce the value you’re asking buyers to recognize.

When those elements are aligned, buyers gain confidence.

Confidence leads to showing activity.

Showing activity creates competition.

Competition creates leverage for the sale of your home..

Thoughtful preparation of both the home and the disclosure package helps buyers move from curiosity to confidence and that confidence is what creates momentum.

Data Informs. Strategy Decides.

Technology has changed the way buyers and sellers evaluate homes.

Comparable sales.

Online valuation tools.

Market reports.

Artificial intelligence.

Each offers useful insight that plays a role in your pricing strategy.

Why can’t you just focus on online data? 

(Exhilarating as the number you see might be!)

Data cannot walk your street.

It doesn’t know your view is more private.

It can’t appreciate the quality of a remodel, the feeling created by natural light, or a floor plan that simply lives better than another.

Nor can it measure how buyers respond emotionally when they walk through the front door.

In the Bay Area two homes with nearly identical square footage can produce very different outcomes because of location, condition, privacy, architecture, presentation, and buyer demand.

Comparable sales establish context.

Online estimates provide perspective.

Market data identifies trends.

None, on its own, determines value. 

Buyers do.

A Perspective: What sellers also need to consider.

While data is important to consider, what is equally important if not more is, what are your goals?

• Are you looking to maximize your net proceeds?
• Do you need flexibility after closing?
• Is timing more important than achieving the highest possible price?
• Will you be purchasing another home?
• Will you be doing a 1031 exchange?

The answers to those questions influence your pricing strategy just as much as market data.

And because we live in Silicon Valley…

Here’s the algorithm I’d use:

Thoughtful Pricing Strategy = Market Data + Comparable Sales + Your Goals as a Seller + Local Market Knowledge + Buyer Psychology + Your Home’s Competitive Position

• Algorithms can process data.
• Agent experience brings context.
• Strategy brings them together.

A Peninsula Perspective?

The Bay Area buyer is exceptionally informed.

• They’ve spent months (sometimes years) watching just a handful of neighborhoods.
• They’ve toured competing homes.
• Reviewed disclosures.
• Compared floor plans.
• Tracked recent sales.

They don’t evaluate your home in isolation.

They evaluate it against every other opportunity they’ve considered.

That’s why thoughtful positioning matters.

The homes that generate the strongest interest aren’t always the newest or the largest.

They’re the homes where pricing, condition, presentation, and buyer expectations are aligned.

Keep in Mind.

Price doesn’t determine value. Buyers do..

Every decision leading up to launch should reinforce the value you’re asking buyers to recognize.

Comparable sales and online estimates provide context, not answers.

Thoughtful positioning creates buyer confidence → → 

Confidence creates momentum → → 

Momentum creates more buyer interest → → 

More buyer interest creates competition → → 

Competition hopefully results in multiple offers for your property.

References.

National Association of REALTORS® (NAR) | Research on buyer behavior and pricing strategy consistently demonstrates that accurate pricing and strong market positioning influence showing activity and buyer engagement.

Architectural Digest | Editorial coverage and residential design reporting continue to highlight the importance of timeless design, natural light, functional layouts, and presentation in shaping buyer perception.

The Appraisal Institute | Professional guidance on valuation methodology reinforces that comparable sales provide context, while individual property characteristics and market conditions ultimately influence value.

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Creating Buyer Confidence

Preparing Your Home for Today’s Peninsula Buyer

By Lisa M. Musich

Compass, Palo Alto

DRE | 02210590

Introduction.

One of the first questions almost every seller asks is:

“What should I do before putting my home on the market?”

It’s a fair question.

It’s also one of the easiest places to spend money without improving your outcome.

Every home is different.

Every seller has different goals.

And every dollar invested before listing should have a purpose, the spend should be strategic and have an idea of a desired ROI.

Some improvements increase buyer confidence.

Some simply satisfy the current owner’s ideas of what should be done.

Knowing the difference is where strategy matters.

Preparing a home for sale isn’t about making it perfect.

It’s about helping buyers imagine themselves living there while reducing the uncertainty that might prevent them from making a strong offer.

Buyers Don’t See… They Infer.

One of the most important lessons I learned during my marketing career was this:

People rarely evaluate products feature by feature.

They make assumptions.

Homes are no different.

A buyer notices chipped paint.

• They begin wondering about maintenance.

They notice aging mechanical systems.

• They wonder what else hasn’t been updated.

They notice clutter.

• They question whether the home has enough storage.

Whether those assumptions are accurate is irrelevant, they’ve already become the buyer’s truth.

Buyers are constantly connecting small observations into a larger story about how the home has been cared for and how it will feel to live there.

The goal isn’t to eliminate every imperfection. It’s to thoughtfully address the issues that distract from a buyer’s experience, allowing them to focus on what matters most: imagining themselves living there. Every improvement should strengthen that story, not interrupt it.

The Three Categories of Preparation.

Cosmetic Improvements

These improvements are table stakes. They shape the first impression, and first impressions often determine whether buyers continue building a positive narrative about the home, or begin looking for reasons to hesitate.

• Fresh paint.
• Updated lighting.
• Landscape cleanup.
• Professional cleaning.
• Minor repairs.
• Window washing.
• Thoughtful staging.

To name a few…

Functional Improvements

These are the investments buyers may never compliment but make them brim with confidence as they review the property disclosures. Some examples:

• An aging water heater is upgraded to a tankless water heater.
• An HVAC system that’s been regularly serviced.
• Termite inspection completed regularly, and issues addressed.
• Electrical is all up to code.
• Roof maintenance completed.
• A furnace nearing the end of its life evaluated honestly.
• All improvements were completed with permits and executed by licensed contractors.

These improvements don’t make the marketing brochure, but maybe they should!

Emotional Preparation

A home can look good without feeling good. Cosmetic improvements influence appearance. Emotional improvements influence experience. The most memorable homes do both.

Light. → Soft warm lighting only.

Space & Flow. → There should be a lot of this.

Furniture placement.

Natural light.

Smell & Noise. → Neither should be present

Creating a positive feeling the moment buyers step through the front door helps them imagine their life there. Once that emotional connection is made, they’re more likely to focus on the home’s possibilities than its imperfections.

Where Should You Spend Your Money?

This is where sellers often expect a checklist.

• Replace this.
• Paint that.
• Update these fixtures.
• Install new countertops.

Unfortunately, there isn’t one.

Because the right answer depends on your seller strategy, your timeline, and your goals.

Instead, I ask a different question.

What improvement will create the greatest increase in buyer confidence?

• Sometimes it’s refinishing hardwood floors.
• Sometimes it’s replacing a failing furnace.
• Sometimes it’s simply removing half the furniture from a room.

The smartest investment isn’t always the most visible.

It’s the one that builds buyer confidence and removes the greatest amount of buyer hesitation.

Deferred Maintenance Is More Expensive Than You Think.

Every homeowner turned seller has a running list.

• The sticking door.
• The cracked outlet cover.
• The dripping irrigation valve.
• The loose handrail.
• The window that doesn’t quite open correctly.

Individually, none of these issues may seem important.

Together, they influence buyer confidence.

In California, most homes are sold as is, but “as is” shouldn’t be confused with “as neglected.” Addressing deferred maintenance and completing appropriate repairs identified during pre-listing inspections demonstrates pride of ownership and reduces the uncertainty buyers naturally feel.

The goal isn’t to eliminate every item.

It’s to remove as many reasons for hesitation as possible, and let’s be honest no one will be excited about inheriting someone else’s to-do list.

The Preparation Matrix.

Rather than thinking about improvements by cost, think about them by impact. The objective is to be strategic and purposeful with any spend.

A Fresh Perspective.

Long before jumping into real estate, I built my career helping companies make smart business decisions: developing brands, leading operations, and bringing products to market. That experience continues to shape how I advise sellers today. Every recommendation is evaluated not in isolation, but as part of a broader strategy that supports your goals, strengthens buyer confidence, and positions your home for the best possible outcome.

That perspective also changes how I evaluate a home; I actually look for friction.

• What creates uncertainty?
• What interrupts the experience?
• What causes someone to pause instead of continuing to fall in love with the home?

Sometimes the answer is visual.

Sometimes it’s functional.

Sometimes it’s neither.

It’s simply about removing enough distractions that buyers can focus on imagining life there, not questioning the home itself.

Keep In Mind.

Buyers notice details because details start to build the narrative they will tell themselves about your home.

Preparation isn’t about perfection.

Buyer confidence is built by reducing uncertainty.

The smartest improvements aren’t always the most visible.

Every dollar should support your selling strategy, not simply improve your home.

References.

National Association of REALTORS® | Profile of Home Staging. Buyers consistently report that staging helps them visualize a property as their future home.

Zonda | Cost vs. Value Report. Demonstrates that many high-cost remodeling projects do not return their full investment at resale, while targeted improvements often provide stronger value.

Architectural Digest | Editorial coverage consistently highlights timeless design, natural light, thoughtful layouts, and quality materials over trend-driven renovations.

University of California Center for the Built Environment | Research on indoor environmental quality has shown that comfort factors such as lighting, air quality, and thermal comfort influence how people experience interior spaces, reinforcing that a home’s “feel” extends beyond aesthetics.

The post The Seller Strategy Guide 2: Creating Buyer Confidence appeared first on LM.

Buying a home is one of the biggest financial decisions most people will ever make. In the San Francisco Bay Area, the process can feel especially challenging because of high property values, limited inventory, competitive neighborhoods, and significant differences between nearby cities.

The good news is that preparation can make the experience much more manageable. These practical home buying tips can help you understand your budget, evaluate properties more carefully, and make a confident decision in the Bay Area real estate market.

1. Understand the Full Cost of Buying a Home

One of the most important home buying tips is to look beyond the advertised purchase price. Your monthly mortgage payment is only one part of the true cost of owning a home.

Additional expenses may include:

• Property taxes
• Homeowners insurance
• Private mortgage insurance
• Homeowners association fees
• Utilities
• Maintenance and repairs
• Closing costs
• Earthquake insurance
• Commuting and transportation costs

Property taxes and insurance expenses can vary depending on the property, location, purchase price, and coverage selected. Condominiums and townhomes may also have monthly HOA fees that significantly affect affordability.

Before touring homes, estimate your complete monthly housing expense rather than focusing only on the mortgage.

2. Get Preapproved Before You Begin Your Search

A mortgage preapproval gives you a clearer understanding of how much a lender may be willing to finance. It can also show sellers that you are a serious and financially prepared buyer.

Preapproval typically involves reviewing your:

• Income
• Credit history
• Employment
• Assets
• Existing debts
• Down payment funds

A preapproval is different from a casual online estimate or prequalification. It generally requires more detailed financial documentation and can carry more weight when you submit an offer.

In competitive Bay Area markets, waiting until you find the perfect home to begin the financing process can put you at a disadvantage.

3. Create a Comfortable Budget, Not Just a Maximum Budget

A lender may approve you for more than you want to spend each month. Instead of automatically shopping at the top of your approved range, determine what payment fits comfortably within your lifestyle.

Consider how homeownership will affect your ability to:

• Save for retirement
• Build an emergency fund
• Pay down debt
• Travel
• Cover childcare expenses
• Maintain the property
• Handle unexpected repairs

A home should support your long-term financial goals rather than make every month feel financially restrictive.

4. Compare Different Bay Area Communities

The Bay Area is not one single housing market. Prices, housing styles, school districts, commute times, neighborhood amenities, and inventory can vary dramatically between cities.

A buyer searching in San Francisco may have a very different experience than someone considering Oakland, Fremont, San Mateo, San Jose, Walnut Creek, Hayward, or communities farther from the urban core.

When comparing locations, consider:

• Typical home prices
• Property taxes and HOA fees
• Commute time during peak hours
• Public transportation access
• Walkability
• Nearby parks and recreation
• School options
• Shopping and dining
• Future development
• Local climate

Expanding your search by even a few miles may reveal more affordable properties or homes that better match your priorities.

5. Decide Which Features Are Essential

It is easy to become distracted by staging, finishes, or impressive photography. Before attending showings, divide your preferences into three categories:

Must-haves: Features the home needs to have.

Nice-to-haves: Features you would enjoy but could live without.

Deal-breakers: Conditions that would prevent you from purchasing the property.

Your must-have list might include a certain number of bedrooms, access to public transportation, a dedicated parking space, or a manageable commute. Cosmetic items such as paint colors, light fixtures, and cabinet hardware are usually easier to change.

Keeping your priorities organized can prevent you from rejecting a suitable home over minor details.

6. Research More Than the House

A beautifully renovated home may still be a poor fit if the surrounding location does not meet your needs.

Visit the neighborhood at different times of day and on different days of the week. Traffic, parking, noise, and activity levels can change considerably between a quiet Sunday morning and a weekday evening.

Research nearby:

• Transit stations
• Schools
• Grocery stores
• Medical facilities
• Parks
• Restaurants
• Major roads
• Airports
• Industrial areas
• Planned construction projects

You should also test your likely commute rather than relying entirely on a mapping application’s best-case estimate.

7. Pay Attention to the Property’s Condition

Some repairs are inexpensive and cosmetic. Others can become major financial obligations.

During a showing, pay attention to possible signs of:

• Roof damage
• Foundation movement
• Water intrusion
• Plumbing problems
• Outdated electrical systems
• Drainage issues
• Mold or moisture
• Pest activity
• Aging heating or cooling equipment
• Deteriorated siding or windows

Older Bay Area homes can offer character and desirable locations, but they may also contain aging systems or deferred maintenance. Do not assume that fresh paint and attractive staging mean the property has been fully updated.

8. Review Natural Hazard and Insurance Considerations

Bay Area buyers should understand the environmental and insurance risks associated with a property.

Depending on the location, considerations may include:

• Earthquake risk
• Wildfire exposure
• Flood zones
• Landslide areas
• Coastal conditions
• Soil stability

Insurance availability and premiums can vary significantly. Before removing important contingencies, speak with an insurance professional to verify that suitable coverage is available and affordable.

This is especially important for properties near wooded areas, hillsides, shorelines, or regions with elevated wildfire risk.

9. Do Not Skip the Home Inspection

Skipping an inspection may make an offer look more attractive, but it can expose a buyer to substantial risk.

A professional inspector may identify conditions that are difficult to see during a showing. Depending on the property, additional inspections may be recommended for the roof, foundation, sewer line, chimney, pests, drainage, or other specialized systems.

Some sellers provide inspection reports before accepting offers. Review those reports carefully, but remember that you may still want advice from your own qualified professionals.

An inspection does not guarantee that every issue will be discovered. However, it can provide valuable information about the property’s condition and likely maintenance needs.

10. Understand the HOA Before Buying a Condo or Townhome

Condominiums and townhomes can provide a more accessible entry point into the Bay Area housing market, but buyers should carefully evaluate the homeowners association.

Review available HOA documents, including:

• Monthly dues
• Reserve funding
• Recent meeting minutes
• Insurance coverage
• Special assessments
• Rules and restrictions
• Pending repairs
• Owner-occupancy rates
• Rental restrictions
• Planned fee increases

Low monthly dues are not always a positive sign. They may indicate that the association is not collecting enough money for future repairs.

A poorly funded HOA could result in special assessments for roofing, siding, structural repairs, elevators, balconies, or other shared components.

11. Make an Offer Based on Value, Not Emotion

Buying a home can become emotional, especially when multiple buyers are competing for the same property.

Before making an offer, review recent comparable sales and consider the home’s location, condition, size, features, and likely repair costs. Your real estate professional can help you evaluate how similar properties have recently performed.

Determine your maximum price before entering a competitive situation. This can help prevent you from making a decision based entirely on pressure or fear of missing out.

Winning the property is not beneficial if the final cost creates financial stress or exceeds the home’s reasonable value.

12. Think About Resale Potential

Even when you expect to stay in a home for many years, circumstances can change. Consider how future buyers may view the property.

Features that can influence resale potential include:

• Neighborhood desirability
• School access
• Public transportation
• Parking
• Functional floor plan
• Natural light
• Outdoor space
• Property condition
• Noise levels
• Proximity to major employers

A unique home may be perfect for your needs, but properties with unusual layouts or significant location drawbacks can sometimes be more difficult to resell.

Common Mistakes First-Time Buyers Should Avoid

In addition to following these home buying tips, watch for several common mistakes.

Shopping Before Reviewing Finances

Touring homes without understanding your budget can lead to disappointment or rushed financial decisions.

Using Every Dollar for the Down Payment

Keep money available for moving costs, repairs, furnishings, emergencies, and other expenses that arise after closing.

Ignoring Future Maintenance

A lower purchase price does not necessarily mean a home will be less expensive. A property requiring major repairs can quickly become costly.

Focusing Only on Interest Rates

Your loan structure, closing costs, insurance, taxes, and expected ownership period can all affect the total cost of financing.

Making Major Financial Changes Before Closing

Opening new credit accounts, financing a vehicle, changing jobs, or making large unexplained deposits can affect mortgage approval. Consult your lender before making significant financial changes during the transaction.

Questions to Ask Before Making an Offer

Before submitting an offer, consider asking:

• How long has the property been listed?
• Have there been previous offers?
• Why is the owner selling?
• Are inspection reports available?
• Have major systems been updated?
• Are there known insurance concerns?
• Are there planned HOA assessments?
• What comparable homes recently sold nearby?
• Are there permits for renovations?
• What will the complete monthly cost be?

The answers may not always be available, but asking the right questions can help you identify potential risks.

Final Thoughts on Buying a Bay Area Home

The Bay Area can be a demanding place to purchase real estate, but a thoughtful strategy can make the process less overwhelming. Start by establishing a realistic budget, secure financing early, research multiple communities, and evaluate each property carefully.

The most valuable home buying tips are often the simplest: remain patient, understand the numbers, conduct proper inspections, and avoid making decisions based solely on pressure.

A successful home purchase is not just about having the highest offer. It is about finding a property that fits your needs, supports your financial goals, and provides a place you can comfortably call home.

This article is intended for general informational purposes and should not be considered financial, legal, tax, insurance, or real estate advice. Buyers should consult qualified local professionals regarding their individual circumstances.

The post 12 Home Buying Tips: Bay Area appeared first on LM.

Why a Seller Strategy Matters

By Lisa M. Musich
Compass, Palo Alto
DRE | 02210590

Welcome.

Selling a home is often described as a transaction. Sure, that is part of the story, but no successful transaction happens without a strategy and a series of decisions, some expected, many not, that influence everything from your financial outcome to your peace of mind.

The Seller’s Spinning Brain

Should I remodel or leave well enough alone?

Is staging worth the investment?

Should I list this spring, or would waiting produce a stronger result?

How much should I disclose? How should I prepare? What repairs and / or upgrades should I make?

Where and how do I begin to empty out my house?

Those questions deserve thoughtful answers.

And these answers don’t just appear. They happen because the right questions are asked at the right time often weeks and months in advance.

This guide isn’t about listing your home.

It’s about preparing for one of life’s larger if not largest financial decisions with confidence, clarity, and a plan.

A Different Kind of Real Estate Conversation.

Most listing presentations begin with this question:

“What do you think your home is worth?”

It’s an important question.

It just isn’t the first one.

Before we talk about price, I want to understand you.

Why are you moving?

What does success look like?

Is your priority maximizing value, minimizing disruption, or moving on a specific timeline?

Will you be purchasing another home?

Do you need flexibility after closing?

Are there financial, tax, or family considerations that should influence the strategy?

Those answers become the foundation of your selling strategy.

Because selling a home isn’t simply about bringing a property to market. It’s about creating a thoughtful plan that supports your goals, anticipates what’s ahead, and allows you to proceed with confidence.

The Bay Area Doesn’t Behave Like the Rest of the Country.

National headlines are useful.

But they don’t always tell the Peninsula’s story.

You’ll regularly read articles about rising inventory, slowing markets, or buyers waiting on the sidelines.

While those trends may be true nationally, Silicon Valley has always operated under a different set of dynamics.

This is a market shaped by innovation, long-term wealth creation, exceptional school districts, limited land, employee stock options, and one of the most educated buyer pools in the world.

That doesn’t mean every home sells immediately.

It means buyers do make specific choices, they know exactly what they’re looking for, and they will wait for the right property.

One characteristic has remained remarkably consistent over time:

There are more qualified buyers than there are truly exceptional homes.

Notice I didn’t say there are more buyers than homes.

I said exceptional homes.

That distinction matters.

Today’s Buyers Aren’t Desperate.

They’re selective.

One of the biggest misconceptions sellers have is assuming that low inventory means buyers will overlook imperfections.

In my experience, the opposite is often true.

Today’s buyers are informed.

They’ve watched homes come and go for months, sometimes years.

They’ve studied neighborhoods.

They’ve compared floor plans.

They’ve reviewed disclosures.

They’ve consulted AI.

They’re ready to act.

They’re simply unwilling to compromise on the wrong home.

If a property feels overpriced, poorly prepared, or introduces unnecessary uncertainty, buyers are increasingly willing to wait.

And because inventory is constantly changing, another opportunity usually arrives.

The homes that command the strongest competition aren’t simply listed.

They’re thoughtfully prepared.

Convenience Has Become a Luxury.

One of the biggest shifts I’ve observed isn’t just what buyers can afford, it’s what they value.

For many Peninsula buyers, time has become one of their most valuable assets.

Demanding careers. Young families. Business travel. Contractor shortages. Lengthy permitting timelines. The countless decisions that come with a renovation. They simply don’t want to take on another full-time job of managing a renovation, and make no mistake it does become a full-time job.

As a result, many buyers are willing to pay a premium for a home that feels complete, meets their definition of exceptional, a home they can move into and begin enjoying immediately.

That doesn’t mean every seller should undertake an expensive remodel.

The goal isn’t perfection.

The goal is to prepare your home in a way that gives buyers confidence.

Oftentimes that does mean a fresh paint, updated lighting, and thoughtful staging. Other times, the smartest investment isn’t something buyers immediately see. It’s replacing an aging HVAC system, installing a tankless water heater, or addressing deferred maintenance so the disclosures don’t raise concerns, but raise a buyer’s confidence.

Preparing a home for sale isn’t about spending the most money. It’s about investing where it reduces uncertainty, supports your selling goals, and allows buyers to focus on the possibilities of living in the home, not when the hot water heater is going to go.

Why Preparation Creates Leverage.

Every decision you make before your home reaches the market influences the decisions buyers make once it does.

Preparation influences photography.

Photography influences first impressions.

First impressions influence showing activity.

Showing activity creates competition.

Competition strengthens negotiating leverage.

Great negotiations don’t begin in escrow. They begin long before the first buyer walks through the front door.

That’s why I believe preparation isn’t an expense.

It’s an investment in reducing uncertainty.

Keep In Mind

Great outcomes begin long before the first open house.

The Peninsula continues to attract a deep pool of qualified buyers.

Buyers aren’t looking for perfection, they’re looking for confidence.

Move-in ready often wins because convenience has become a luxury.

Preparation creates leverage.

References

National Association of REALTORS® (NAR) | Profile of Home Staging. Research consistently shows that staging helps buyers visualize a property as their future home and can positively influence buyer perception and time on market.

Zonda | Cost vs. Value Report. Annual analysis comparing the cost of common home improvement projects with their typical resale value, helping identify improvements that are more likely to deliver a return on investment.

Architectural Digest | Residential design reporting and trend analysis. While design trends should never dictate every improvement, the publication consistently highlights enduring buyer preferences for natural light, functional layouts, timeless materials, and homes that feel curated rather than personalized.

The post The Seller Strategy Guide 1: Before You List appeared first on LM.

July 21 & 24, 2026

Two tour days, two very different energy levels. Menlo Park brought range: a preschool-turned-house, a modern farmhouse with a courtyard that may or may not make sense, and a clear winner. Palo Alto, meanwhile, brought exactly one new listing to market. One. And, Atherton, for its part, sat this week out entirely — no new listings on tour.

So, let’s talk about a phenomenon every buyer (and every agent) has seen: falling head over heels for a home because of the listing details.

The photos were perfect. The description was poetic. Boxes ticked. The “one” had apparently been found… except they hadn’t walked through the front door, read the disclosures, or spent more than a few minutes imagining life there. And now, as the home heads toward Pending, they’re convinced they lost the house of their dreams.

Buyers, please remember… a listing description is marketing. If done well, it makes a home shine, but it can’t tell you how a room feels, whether the floor plan actually works for your life, whether the “updated kitchen” is truly updated or simply offers a fresh coat of paint, or whether the house has the intangible things that would make it yours.

So, don’t let a house you’ve never stepped inside become the one you think you lost. The right home is still ahead — and it will be worth experiencing in person.

Menlo Park Tour

July 21, 2026

725 Evergreen St

$8,788,000 · 5 bed / 4.5 bath · 3,464 sqft · 10,010 sqft lot · Listed by DeLeon Team, Deleon Realty

My Takeaways: Winner of the day! This is the one. Every room in this Menlo Park home landed in the right place: ceiling heights felt intentional, and the indoor/outdoor flow never read as forced, which is rarer than it should be at this price point. It sits on a genuinely good neighborhood street, on nearly a quarter acre in central Menlo Park. Homes like this don’t sit. Expect this one to move fast.

2155 Sterling Ave

$3,188,000 · 3 bed / 3 bath · 1,806 sqft · 6,000 sqft lot · Listed by Annie Watson, Coldwell Banker Realty

My Takeaways: The template 3-bedroom house, in the best sense. No surprises, nothing to untangle. The bathrooms have been updated well; the kitchen hasn’t quite kept pace and reads a touch dated by comparison. Overall, an easy house to move into.

2180 Ashton Ave

$2,998,000 · 3 bed / 2 bath · 1,380 sqft · 6,000 sqft lot · Listed by Dana Carmel, Represent Realty

My Takeaways: A modern farmhouse built in a U-shape around a central courtyard. An interesting layout on a narrow lot, though it does push the bedrooms into a long line at the back of the house. Fully remodeled, and walking distance to a newly renovated elementary school, so the young-family buyer pool here is obvious. The floor plan is a matter of taste; the location is not up for debate.

3131 Alameda de las Pulgas

$2,500,000 · 3 bed / 2 bath · 1,645 sqft · 6,184 sqft lot · Listed by Evan Kohen, Compass

My Takeaways: This is why touring in person still matters. This single-family house was permitted and converted into a preschool at some point, tiny toilets included. Bringing it back to residential use will take real work and walls! It sits on a corner of a busier street, though the driveway access comes off the quieter neighborhood side. It will be interesting to see who takes this on: developer, school operator, or a family willing to do the work could all make a play.

153 Stone Pine Ln

$3,298,000 · 3 bed / 2.5 bath · 2,625 sqft · 1,874 sqft lot · Listed by Keri Nicholas, Parc Agency Corporation · Townhome

My Takeaways: The Stone Pine Lane townhomes are a genuine favorite. No two units are alike, and this one has been fully redone. Floor-to-ceiling windows paired with light wood floors and white walls make the whole space feel bigger than the square footage suggests, and the kitchen is a standout. The one head-scratcher: the primary bedroom stayed at the front of the house. It was definitely the more straight-forward call, but moving it to the back would have unlocked real views.

559 Placitas Ave

$6,249,000 · 5 bed / 4.5 bath · 5,000 sqft · 19,532 sqft lot · Listed by Judy Citron, Compass

My Takeaways: Worth a direct comparison: 725 Evergreen is listed at nearly $9M for 3,464 square feet in central Menlo Park. Head further west and this property offers 5,000 square feet, a huge guest house, and room for a pool for $6,249,000. Placitas doesn’t sell itself from the curb, but the interior has genuine character: beautiful archways and a living room that feels like a real family house. Even with the updates, something about it still reads dated, and I couldn’t quite pin down why. The two bedrooms on the right side of the house also face a neighborhood street, making for an unusual view, and worth flagging for buyers who prioritize privacy.

414 Laurel Ave

$3,998,000 · 4 bed / 2 bath · 1,915 sqft · 7,000 sqft lot · Listed by Umang Sanchorawala, Compass

My Takeaways: Genuinely charming, and this one has a story. It last hit the market in September 2025 and was scooped up quickly. The buyer priced out an expansion, decided the project was more than they wanted to take on, and put it back on the market. They acquired it for $3.8M; the original list price was $3.2M. It’s back now at $3,998,000. Whether the market agrees this 1926 home has appreciated nearly $200,000 in under a year is the question worth watching.

1270 University Dr

$3,249,000 · 4 bed / 2.5 bath · 2,170 sqft · 1,548 sqft lot · Listed by Deanna Reudy, Compass

My Takeaways: This one reads like a townhome community at first glance — three units in a row, with this one sitting at the back of the lot. Worth noting: there’s no HOA, and it’s legally a single-family home. For a buyer who wants walking distance to Santa Cruz Ave and minimal yard upkeep (Walk Score of 90 says it all), this one belongs on the list.

Also on Tour

23 Shasta Ln | $4,498,000 · 3 bed / 3.5 bath · 2,600 sqft · 14,554 sqft lot · Listed by Clarissa Cortez, KW Advisors

596 Sand Hill Cir – Townhome | $2,350,000 · 3 bed / 2.5 bath · 2,140 sqft · 1,950 sqft lot · Listed by Fereshteh Khodadad, Fereshteh Khodadad Broker

711 Valparaiso Ave – Townhome | $2,250,000 · 3 bed / 3 bath · 1,451 sqft · Listed by Valerie Soltau, Parc Agency Corporation

1004 Del Norte Ave | $2,998,000 · 3 bed / 3 bath · 1,950 sqft · 8,956 sqft lot · Listed by Sabine Dillon, eXp Realty of Northern California

1140 Almanor Ave (price reduced) | $1,288,000 · 3 bed / 1 bath · 970 sqft · 6,874 sqft lot · Listed by Susan Chong, Compass

Palo Alto Tour

July 24, 2026

One listing. That’s the whole tour sheet this week for Palo Alto proper.

4250 El Camino Real, Unit C226 | Condo

$699,000 · 1 bed / 1 bath · 727 sqft · Listed by Victoria Abramova, Compass

The post Broker Tour Recap appeared first on LM.

Your Menlo Park-Atherton-Palo Alto Broker Tour Recap

Week of July 7th

My Musings

After spending the past week in rural Nebraska, I figured Broker tour might be a bit sleepy after the July 4th holiday, but it proved to be wide awake! There were noticeably more homes to tour than I’ve seen over the previous couple of weeks, a welcome shift for buyers who have been waiting for more choice. While we still need the Compass July market reports to confirm whether this is the start of a trend or simply a seasonal bump, it was encouraging to see.

Nebraska also left me with a reminder that extends well beyond real estate. In a town of 550 people, nearly everyone seems to show up whether it be for the parade, the rodeo, the fireworks, and each other. Community isn’t a buzzword; it’s simply how they live. As I walked through neighborhoods this week, it reinforced something I think about often: a house may get you through the front door, but it’s the people, the streets, and the sense of belonging that ultimately make it feel like home.

Tuesday, July 7: Menlo Park & Atherton (Plus a Portola Valley Cameo)

30 Catalpa Drive, Atherton | $7,488,000

4bd/2.5ba · 2,850 sqft · DeLeon Team, Deleon Realty

Completely enchanting, and I mean that literally. This one lives at the intersection of farmhouse and hobbit house, which sounds like it shouldn’t work and somehow absolutely does. The thoughtful details are what sell it: a mud/laundry room with actual folding space (be still my heart), heat-lamped outdoor seating, and built-ins that feel considered rather than default-builder. The back and side yards are lush and private on a lot pushing north of an acre, which likely means a potential buyer is already sketching ADU plans in the margins of the disclosure packet. Catch a few frames of it on my Instagram.

811 Paulson Circle, Menlo Park | $2,988,000

3bd/2.5ba · 2,429 sqft · DeLeon Team, Deleon Realty

Technically a single-family home, but it sits inside a planned community with a light-touch HOA, a community I hadn’t spent time in before and came away impressed by. The room sizes are generous, the upstairs layout includes a genuinely functional seating nook, and yes, the backyard runs tight. But I’d argue that’s a feature dressed as a flaw: this is the house for the young family who wants ownership without a weekend mowing commitment. The catch is the upstairs sightline, which lands on a parking lot (some trees soften it). Whether that bothers you probably depends on how much time you actually spend staring out your bedroom window!

25 Stowe Lane, Menlo Park | $2,298,000

4bd/2.5ba · 1,590 sqft · Omar M. Kinaan, Golden Gate Sotheby’s International Realty

This one belongs in Truckee as it exudes full winter-wonderland energy, that is if Truckee had a Sanitation Department shed as your welcome committee. Perched on a hill, the interior gives genuine treehouse vibes, though you look down on the surrounding homes which undercuts the privacy you’d expect to have in this setting. Charm, yes. Location, great. Just don’t expect total seclusion.

2062 Mills Avenue, Menlo Park | $3,188,000

3bd/2ba · 2,116 sqft · Jackie Schoelerman, Coldwell Banker Realty

Called an audible on this one thanks to a construction back-up! From the listing photos, it reads move-in ready, with kitchen and bath updates that look like they’ve been in place roughly a decade. My one flag for buyers: this is an older home at its core, so read the disclosures carefully on the mechanical systems before you fall for the surface-level polish.

241 Georgia Lane, Portola Valley | $15,495,000

6bd/6.5ba · 5,686 sqft · Brent & Mary Gullixson, Compass

The one Portola Valley stop, and the one I’m most curious to watch play out. Will it sit or fly? My gut says the ask is aggressive relative to what the layout delivers, visually it’s a showstopper, but the bones have real quirks. The primary is one step removed from the kitchen (not ideal), and the second and third bedrooms come with closets that don’t match the price tag. The ADU, though, is genuinely stunning: an entire retractable glass wall. The primary bedroom mirrors that same retractable glass feature, which means the ADU occupant and the primary occupant can, in theory, wave at each other across the yard. Charming or invasive? I’ll let the buyer decide which.

Friday, July 10: Palo Alto

65 Kirby Place, Palo Alto — $6,488,000 

5bd/3ba · 2,485 sqft · Annie Watson, Coldwell Banker Realty

The star of the tour, full stop. The lot is enormous in a way the street view doesn’t prepare you for — round through the front door and it’s an honest “whoa” moment. The home itself is move-in ready but reads its age: three bedrooms sharing a single bathroom is a genuine logistics problem, ceilings run low, and the bedroom arrangement has a faint motel-hallway quality. The real story here is the 16,280-square-foot lot — agents on-site were already debating whether the eventual buyer keeps the house as-is or builds into all that land.

1700 Castilleja Avenue, Palo Alto | $4,795,000

3bd/3ba · 2,938 sqft · Christy Giuliacci, Compass

Southgate is a neighborhood I’ll go to bat for every time, and this one delivers a redwood beside the front yard that deserves a full minute of appreciation before you even ring the bell. Location is excellent, a short walk to the park. Where it gets complicated is the bedroom layout: primary upstairs, one ensuite bedroom on the main floor tucked near the living room and laundry, and a third ensuite on the opposite side of the house entirely. Great for a family just one where the kids are old enough to not need you down the hall.

1560 University Avenue, Palo Alto | $4,988,800

6bd/3.5ba · 3,660 sqft · Maggie Ma, Keller Williams Palo Alto

Not quite a Grande Dame, but there’s an undeniable sense of regalness running through this stately University Avenue property. It needs real TLC and a layout rethink for how people actually live now given the four upstairs bedrooms share Jack-and-Jill bathrooms, including the primary. The updates that have been made feel utilitarian rather than true to the home’s original style and attitude. Here’s hoping whoever buys it restores it to what it should be.

771 Center Drive, Palo Alto | $5,500,000

4bd/3.5ba · 2,391 sqft · Anita Gat, Keller Williams Thrive

Not much editorializing needed: this is a tear-down, plain and simple. The location however, is excellent.

601 Bryson Avenue, Palo Alto | $2,788,000

3bd/2ba · 1,166 sqft · DeLeon Team, Deleon Realty

1,166-square-feet of charm!. This is a genuine starter home with opportunity to customize and reconfigure for an ensuite primary and open up the kitchen a touch. Right now the kitchen sits at the front of the house with a quaint eat-in breakfast nook, which gives the otherwise galley-style layout a little more purpose.

852 Ross Court, Palo Alto | $3,498,000

4bd/2ba · 1,780 sqft · Julie Tsai Law, Compass

Ready to go, no notes needed on the work: new kitchen, new baths, new hardware throughout, fresh paint. The layout has a few quirks buyers will either adapt to or renovate around. The one glaring gap… no lawn. It’s gravel wall to wall and practically begging for some foliage.

3109 Maddux Drive, Palo Alto — $3,439,000 (back on market, ~$50K reduction)

4bd/3ba · 1,789 sqft main house + 748 sqft, 2bd/2ba detached ADU · 

Loveless Team, Intero Real Estate Services

Second look at this one since first touring it back in June, and it’s returned to market at a modest discount. Full transparency on the layout: the main house runs four bedrooms with a single bathroom, and the detached ADU offers its own bedroom and bath, plus a sitting room with bedroom potential, though that extra room would still share the ADU’s one bathroom, an awkward ask for two people. 

3645 Ramona Street, Palo Alto — $3,488,000

4bd/2.5ba · 1,859 sqft · DeLeon Team, Deleon Realty

True story: I could not find this house. No signage, no cluster of agent cars to point the way. I circled the block, admitted defeat, and moved on to the next stop. 

Also on Tour (Quick Scan)

Menlo Park-Atherton, July 7:

• 2140 Santa Cruz Avenue, Unit 203, Menlo Park — $738,000 | 1bd/1ba · 760 sqft · Condo · Beth Leathers, Coldwell Banker Realty
• 1054-1058 Marcussen Drive, Atherton — $2,950,000 | 5bd/2.5ba · 2,600 sqft · Duplex · Nancy Goldcamp, Coldwell Banker Realty
• 444 San Antonio Road, Unit 7B, Palo Alto — $1,650,000 | 2bd/2.5ba · 1,556 sqft · Townhome · Mike Aranda, Guide Real Estate
• 245 Bonita Road, Portola Valley — $2,595,000 | 2bd/1ba · 870 sqft · Mike Sokolsky, Coldwell Banker Realty
• 144 Alta Mesa Road, Woodside — $4,795,000 | 4bd/4ba · 3,395 sqft · Scott Dancer, Compass
• 143 Bonita Avenue, Redwood City — $1,688,000 | 2bd/1ba · 1,490 sqft · Josh Rubin, Compass

Palo Alto, July 10:

• 2355 Louis Road, Palo Alto — $3,295,000 | 4bd/2ba · 1,260 sqft · Tommy Derrick, Broker (just took a $100K price cut)
• 325 Channing Avenue, Unit 112, Palo Alto — $3,988,000 | 2bd/2.5ba · 2,112 sqft · Condo · Judy Decker, Compass
• 518 Everett Avenue, Unit A, Palo Alto — $1,199,900 | 2bd/1ba · 1,044 sqft · Condo · Penny Goldcamp, Coldwell Banker Realty (price reduced $88,100)
• 675 Sharon Park Drive, Unit 311, Menlo Park — $899,000 | 2bd/2ba · 986 sqft · Condo · Mary Molinari, Coldwell Banker Realty (price reduced $86,000)

The post A Hobbit House, A Sanitation Shed in Menlo Park appeared first on LM.

If you’ve ever searched for homes in Northern California, you’ve probably asked yourself one question: Why is the Bay Area so expensive?

From million-dollar starter homes to some of the highest rents in the country, the San Francisco Bay Area has become synonymous with high living costs. Yet despite the prices, thousands of people continue to relocate to the region every year for career opportunities, lifestyle, education, and long-term investment potential.

So what makes the Bay Area one of the most expensive places to live in the United States? The answer isn’t just one factor—it’s the result of a unique combination of geography, economics, housing supply, and global demand.

In this guide, we’ll break down the biggest reasons why the Bay Area is so expensive and whether living here is still worth it.

The Bay Area Has One of the Strongest Job Markets in the World

Perhaps the biggest reason the Bay Area is so expensive is its exceptional economy.

The region is home to thousands of technology companies, venture capital firms, healthcare organizations, universities, and research institutions. Many of the world’s most recognizable brands have headquarters or major campuses throughout Silicon Valley.

High-paying industries include:

• Technology
• Artificial Intelligence
• Biotechnology
• Venture Capital
• Healthcare
• Finance
• Engineering

Because so many residents earn high salaries, competition for housing remains intense.

Limited Land Means Limited Housing

Unlike many metropolitan areas that can expand outward, the Bay Area faces significant geographic limitations.

The region is surrounded by:

• The Pacific Ocean
• San Francisco Bay
• Mountain ranges
• Protected open space
• Agricultural land

With limited space available for development, housing inventory cannot always keep pace with population growth.

Simply put:

High demand + limited supply = higher home prices.

Silicon Valley Continues to Drive Housing Demand

Communities like Palo Alto, Menlo Park, Mountain View, and Sunnyvale are located in the heart of Silicon Valley.

Many professionals prefer living close to work, reducing commute times while remaining near major employment centers.

This creates enormous competition for homes within these communities.

Excellent Schools Increase Home Values

Families often prioritize school districts when choosing where to buy a home.

Many Bay Area cities consistently rank among California’s highest-performing school districts.

Neighborhoods with strong public schools typically experience:

• Higher property values
• Increased buyer demand
• Lower housing inventory
• Greater long-term appreciation

For many buyers, paying more for a home is viewed as an investment in education and future resale value.

The Bay Area Is a Global Destination

The Bay Area isn’t just competing for local buyers.

People relocate here from across:

• The United States
• Europe
• Asia
• Canada
• Australia
• South America

International buyers, investors, entrepreneurs, and professionals all contribute to demand for housing.

This worldwide appeal has helped keep home values resilient even during periods of economic uncertainty.

Strict Building Regulations Limit New Construction

One of the most discussed reasons why the Bay Area is so expensive is the pace of new housing construction.

Many cities have strict zoning regulations that limit:

• Building heights
• Housing density
• Multifamily developments
• Neighborhood expansion

While these regulations help preserve community character and open space, they can also reduce the number of new homes entering the market.

When housing supply grows slowly while demand remains strong, prices tend to rise.

The Bay Area Offers an Exceptional Lifestyle

People aren’t just paying for a house—they’re paying for access to a lifestyle.

Residents enjoy:

• Mild weather year-round
• Outdoor recreation
• World-class dining
• Coastal scenery
• Cultural diversity
• Professional networking
• Easy access to beaches, mountains, and wine country

Many people are willing to pay a premium to live in an area that offers so many lifestyle benefits.

Strong Long-Term Real Estate Appreciation

Historically, many Bay Area communities have experienced significant home value appreciation over time.

While real estate markets always fluctuate, desirable cities with limited housing inventory have generally maintained strong demand over the long term.

Communities such as Palo Alto, Los Altos, Menlo Park, and Atherton have built reputations for stable, high-value housing markets.

Why Rent Is Also Expensive

Buying isn’t the only challenge.

Rental prices remain among the highest in the country because many people who cannot afford to purchase homes still want to live close to work.

Demand for apartments remains high throughout much of the Peninsula and Silicon Valley, contributing to elevated rental costs.

Is the Bay Area Worth the Cost?

The answer depends on your priorities.

Many residents believe the Bay Area offers exceptional value because of:

• High earning potential
• Career growth
• Excellent schools
• Diverse communities
• Outdoor recreation
• Mild climate
• Long-term property appreciation

Others may find the cost of housing and everyday expenses difficult to justify, particularly if they work remotely or don’t need to be close to major employment centers.

Ultimately, the Bay Area appeals to people who value opportunity, innovation, and a high quality of life.

How to Find More Affordable Bay Area Communities

Not every Bay Area city has the same housing costs.

If you’re searching for better value, consider comparing communities based on:

• Commute times
• Home prices
• School districts
• Lifestyle
• Local amenities
• Future growth potential

Exploring different neighborhoods can help you find a community that fits both your lifestyle and your budget.

Final Thoughts

So, why is the Bay Area so expensive? It comes down to a combination of strong job growth, limited housing supply, desirable communities, excellent schools, global demand, and one of the world’s most dynamic economies.

Although housing prices remain high, many buyers continue to view the Bay Area as a worthwhile investment because of its economic opportunities and exceptional quality of life.

Whether you’re considering relocating, buying your first home, or simply researching Northern California, understanding the factors behind Bay Area housing prices can help you make more informed decisions.

The post Why Is Bay Area So Expensive appeared first on LM.

Lisa M. Musich, Compass Palo Alto

My Musings

If the Palo Alto and Peninsula real estate market had a mood right now, it would be a shrug. Not a panicked shrug, more of a collective, resigned one. Listings were down 13% at Compass in May, and the inventory picture this week did nothing to contradict that trend. People are simply staying put. The reasons are plentiful and familiar: rate sensitivity, the psychological lock-in of sub-3% mortgages, uncertainty about what comes next. But here’s the honest truth, the why doesn’t change the what. Sellers aren’t listing, inventory is thin, and buyers who are ready to move are competing over a shrinking pool. That’s the market we’re operating in, and the only productive response is to keep showing up, keep learning what’s out there, and be ready to move fast when the right home does appear.

Tuesday’s Menlo-Atherton tour delivered a few genuinely interesting properties, one that made me exhale like I’d just stepped into a garden spa, one that raises real questions about creek infrastructure, and a brand new build that is exactly what you’d expect a brand new build to be. Friday’s Palo Alto tour, I’ll be transparent, was cut short by a phone call from a dear friend who had just discovered she has a half sister. Some news requires you to put the lockbox down and just into the OMG of the moment . I managed to wedge the remaining houses in between that call and my Gamble Garden commitments.

This weekend I’m hosting an open house at 926 Iris Street in Redwood City — a wonderful property worth your attention. Details on my Instagram.

ATHERTON & MENLO PARK

TUESDAY, JUNE 23, 2026

THE ONE WITH THE INFRASTRUCTURE QUESTION

306 Walsh Road, Atherton — $7,488,000 | 5bd/4ba · 4,717 sqft · 53,753 sqft lot 

DeLeon Team, DeLeon Realty

The footprint of this single-level Atherton home on 1.2+ acres is genuinely wonderful. The scale of the lot gives you that park-like sense of breathing room that defines the best of West Atherton living. What the house currently lacks is living space proportional to its bedroom count. Bedrooms run along both sides of the structure while the shared living areas feel comparatively limited, a floor plan issue that is entirely solvable by removing some walls and opening up the flow. Nothing needs to happen immediately; this is a completely livable home with generously sized bedrooms throughout. Two factors that every serious buyer must investigate before going further: this property sits along Alameda de las Pulgas, a well-traveled thoroughfare, which is a lifestyle consideration worth weighing carefully. And there is a bridge in the front yard crossing the creek. On tour, agents were openly asking about bridge maintenance responsibility, inspection requirements, and ongoing upkeep obligations — questions the listing agent may or may not have had answers to when I ducked out. Get those answers early in due diligence.

THE ONE THAT MADE ME EXHALE

440 Central Avenue, Menlo Park — $3,898,000 | 4bd/3ba · 1,840 sqft · 7,000 sqft lot 

Billy McNair, Coldwell Banker

Simply perfect. I love the Willows neighborhood in Menlo Park, and this property reminded me exactly why. The landscaping stopped me at the door providing a deep, zen-level exhale the moment you arrive. The interiors have nothing left to do; they are finished, thoughtful, and move-in ready in the truest sense. Three small water features on the property, including one positioned just outside the living room French doors, elevate this from a very good home to something that genuinely feels like a sanctuary. This is the kind of Menlo Park real estate listing that sells quickly and for good reason. If you have a buyer looking for a turnkey Willows home, this is the conversation to have today.

THE BRAND NEW BLANK CANVAS

28 San Benito Avenue, Atherton — $7,950,800 | 6bd/6.5ba · 4,473 sqft · 13,181 sqft lot  Joyce He, BayOne Real Estate

This is a brand new build, and it reads as one immediately. The lot was cleared almost entirely of trees, leaving this two-story home standing out prominently in the neighborhood. There were no surprises inside, for better or worse. The layout follows the familiar template of new construction in the area: functional, well-executed, and entirely without the kind of design moment that makes you stop and say “now that was a smart idea” or “that detail is beautiful.” What it offers instead is a clean, high-quality canvas for a buyer who wants to bring their own personality and aesthetic to a new Atherton home without inheriting anyone else’s choices.

PALO ALTO

FRIDAY, JUNE 26, 2026

THE 1933 ORIGINAL THAT LOST ITS CHARACTER

1408 Edgewood Drive, Palo Alto — $9,200,000 | 4bd/3.5ba · 3,759 sqft · 12,900 sqft lot  Sherry Bucolo, Compass

The listing description hinted at preserved original detail from the 1933 build, which had me genuinely excited. Original architectural character in Palo Alto at this price point is increasingly rare and worth seeking out. What I found was a mixed picture. The bones are there: original wood floors, beautiful paned windows, and the wandering layout of a proper older home where every turn reveals something new. But the overall character has been significantly diluted by upgrades that didn’t honor the home’s vintage spirit. Kitchens and bathrooms are updated and the house is entirely livable but in this neighborhood, at this price, buyers will be asking what the property can become rather than what it is. My honest read: this is likely a teardown or a ground-up restoration candidate. The location in the Squares neighborhood is excellent, the lot is generous, and I suspect this will be a construction site within the next year. For a developer or a buyer with a clear vision and the patience for a significant project, it’s worth a serious look.

ALSO ON TOUR — PALO ALTO & MENLO PARK

3181 Maddux Drive, Palo Alto — $1,999,000 | 3bd/1ba · 1,004 sqft · 7,200 sqft lot  

Drew Doran, Compass 

444 San Antonio Road, Unit 7B, Palo Alto — $1,650,000 | 2bd/2.5ba · 1,556 sqft · 870 sqft lot  Mike Aranda, Guide Real Estate 

518 Everett Avenue A, Palo Alto — $1,199,900 | 2bd/1ba · 1,044 sqft 

Penny Goldcamp, Coldwell Banker · Condo · Price reduced $88,100 from $1,288,000 

ALSO ON TOUR — MENLO PARK

28 Mansion Court, Unit 727, Menlo Park — $2,849,000 | 3bd/2.5ba · 2,780 sqft 

Billy McNair, Coldwell Banker · Condo 

854 Cambridge Avenue, Menlo Park — $9,700,000 | 7bd/7.5ba · 5,096 sqft · 7,531 sqft lot  Ruchi Goel, Compass 

1155 Merrill Street, Unit 104, Menlo Park — $1,556,000 | 2bd/2ba · 1,189 sqft 

Nancy Reynolds, Loveseat Homes · Condo 

675 Sharon Park Drive, Unit 311, Menlo Park — $899,000 | 2bd/2ba · 986 sqft 

Mary Molinari, Coldwell Banker · Condo · Price reduced $86,000 from $985,000 

623 Middle Avenue, Menlo Park — $1,795,000 | 2bd/2.5ba · 1,460 sqft 

Liliana Perazich, Coldwell Banker · Townhome

Lisa Musich is a luxury real estate advisor with Compass Palo Alto (DRE #02210590), specializing in Palo Alto, Menlo Park, and Atherton. She holds a C.P.R.E.S. certification in probate real estate. For weekly broker tour recaps, Peninsula market intelligence, and luxury real estate insights, visit lisamusich.com.

The post When the Market Goes Quiet, Pay Attention appeared first on LM.