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.

Lisa M. Musich, Compass Palo Alto

June 9 and 12, 2026

Tuesday, June 9: San Francisco Calling

Tuesday’s Menlo Park-Atherton broker tour happened without me. I traded it for a trip up to San Francisco to meet with a team I’m in early discussions with about joining. The reasoning is twofold and worth being transparent about: inventory in the Palo Alto, Menlo Park, Los Altos and Atherton corridor is genuinely tight right now, and the agent culture in these micro-markets can be… let’s say… protective. It’s an environment that can limit growth for a newer advisor trying to build a meaningful client base. The second reason is harder to ignore: with the Anthropic and OpenAI IPOs fast approaching, the wealth creation conversation is increasingly centered in San Francisco. I’ll remain based in Palo Alto, Compass Palo Alto is home, but being in the room when that wave hits feels like the right move. More on this as it develops.

Friday, June 12th: Palo Alto Tour

As for Friday’s Palo Alto tour, there are definitely some properties that are ready to go for buyers who are prepared to move quickly. A handful stood out immediately: a townhome that should have a line out the door, two listings ready to go that hold their own charm respectively, a new build in a prime location, and a renovation opportunity for the buyer who isn’t afraid of a project.

This weekend I’ll be supporting Gamble Garden’s Second Saturday, one of the best kept secrets on the Peninsula for anyone who hasn’t been, and hosting my very first open house in San Francisco. Yes, I am currently deep in a study session on the 1BR/1BA condo market in the city. Consider this my continuing education.

What Lisa is watching: The AI IPO pipeline is the macro story that will shape Atherton and Palo Alto luxury real estate for the next two to three years. OpenAI, Anthropic, SpaceX and a cluster of other companies valued in the hundreds of billions have yet to go public. When they do and if the conventional wisdom holds the wealth unlocked will be significant. 

My read: the executives and founders will look to plant their flag in Atherton. Statement properties, large lots, the kind of compound living that signals arrival in Silicon Valley. The day-to-day employees, flush with liquidity but not at that level, are more likely to stay in the San Francisco market where they already live. What that means for Atherton real estate specifically is a buyer pool that could get meaningfully deeper at the very top end, in a market where top-end inventory is already scarce. 

FRIDAY, JUNE 12, 2026 — PALO ALTO

THE ONE TO SPRINT TO

4245 Rickeys Way, Unit D, Palo Alto — $1,888,000 | 3bd/3ba · 1,406 sqft · Townhome  Anna Park, Compass

If you have a buyer with a budget under $2M and a young family to house, stop what you are doing and book this showing today. This townhome sits in the Arbor Real community, a prime position right off El Camino, perfectly split between 101 and 280. HOA fees are a completely reasonable $343/month, which in Palo Alto real estate terms might as well be a gift. The unit is in excellent shape, tucked at the back of the complex so you genuinely do not hear El Camino, and it is literally steps from the park. One honest note: there are a couple of flights of stairs involved, so this skews toward buyers who don’t need everything on one level. For the right young family? Run, don’t walk.

THE RENOVATION CONVERSATION STARTER

3161 Emerson Street, Palo Alto — $2,998,000 | 4bd/3ba · 1,881 sqft · 6,250 sqft lot

Zach Trailer, Compass

This one is a gut renovation or a tear-down – full stop. The bones are there, the layout actually works, but it is extremely dated. I’ll admit: the real wood paneling started to grow on me by the end of the tour, which I did not expect. The upstairs primary could easily flex into a guest suite or dedicated office, and there is genuine room for expansion on the lot. The street and location are excellent. My honest read: the listing price feels slightly optimistic for the condition, and the market will weigh in accordingly. Worth watching closely for the buyer who wants to build equity through a project in a premier Palo Alto neighborhood.

JUDY CITRON DOES IT AGAIN — PART ONE

360 Oxford Avenue, Palo Alto — $4,688,000 | 4bd/3ba · 2,454 sqft · 7,500 sqft lot

Judy Citron, Compass

Judy Citron has a consistent knack for the most charming and well-appointed listings in Palo Alto and Menlo Park, and 360 Oxford is no exception. Thoughtful layout, completely move-in ready, and the location is exceptional steps from California Avenue restaurants, the farmers market, and Caltrain. The backyard is generous and genuinely usable. I counted at least five families touring with their agents during my walk-through. This property will not sit. If you have a buyer in the $4–5M range who wants Cal Ave walkability and a home they can live in from day one, this is the conversation to have today.

JUDY CITRON DOES IT AGAIN — PART TWO

150 Churchill Avenue, Palo Alto — $3,975,000 | 4bd/2ba · 2,055 sqft · 7,500 sqft lot 

Judy Citron, Compass

Completely unassuming from the street — and then you walk to the back half of the house and vaulted ceilings open up with skylights flooding the space with light. Most of the bedrooms have French doors to the outside, giving the whole property an airy indoor-outdoor quality that photographs will not fully capture. Bonus: the most charming kids’ bedroom I have seen in recent memory. The honest trade-off: Churchill carries steady traffic, and you are close enough to Caltrain that you will hear trains through the day, evening, and weekends. For the right buyer who can tune that out, the light and the layout are genuinely special.

THE TURNKEY NEW BUILD

1211 Fulton Street, Palo Alto — $5,488,000 | 4bd/5ba · 2,508 sqft · 5,625 sqft lot 

DeLeon Team, DeLeon Realty

Built in 2020, so effectively brand new, and it shows. The layout is thoughtful for a new build and the location within Palo Alto is excellent. Two honest observations: the primary bedroom looks out over the roofline, which is a bit of a letdown at this price point — though the room itself is a very livable size. And the nano wall running along one side of the kitchen and sitting area is beautiful, but it absorbs the obvious TV wall and leaves the family room question somewhat open. Despite those notes, I expect this one to move quickly. New construction quality, a prime Palo Alto address, and an ADU make a compelling package.

ALSO ON TOUR — PALO ALTO

3248 Clifton Court — $3,788,000 | 4bd/3ba · 2,120 sqft · 7,200 sqft lot 

Matt Zampella, Christie’s International 

1046 Metro Circle — $2,888,000 | 4bd/2ba · 1,794 sqft · 8,613 sqft lot 

Jackie Schoelerman, Coldwell Banker 

444 San Antonio Road, Unit 7B — $1,650,000 | 2bd/2ba · 1,556 sqft 

Mike Aranda, Guide Real Estate 

163 Greenmeadow Way — $1,595,000 | 2bd/2ba · 1,030 sqft · 1,808 sqft lot 

Timothy Foy, Midtown Realty · Price reduced $100,000 from $1,695,000

101 Acacia Lane — $2,685,000 | 3bd/2ba · 1,735 sqft 

100 Koa Court — $2,595,000 | 3bd/2ba · 2,040 sqft

103 Koa Court — $2,098,000 | 2bd/2ba · 1,548 sqft 

MJ Frankel, Martin Frankel Broker · Townhomes

161 California Avenue, Unit K104 — $928,000 | 2bd/2ba · 1,117 sqft 

Nicholas French, Christie’s International 

TUESDAY, JUNE 9, 2026 — MENLO PARK & ATHERTON

MENLO PARK

2315 Warner Range Ave — $11,495,000 | 6bd/6.5ba · 6,402 sqft · 12,048 sqft lot 

Josh Rubin, Compass

1185 Trinity Dr — $4,595,000 | 4bd/3ba · 2,840 sqft · 15,004 sqft lot 

Nicole Aron, Compass 

1310 Trinity Dr — $2,595,000 | 3bd/2.5ba · 2,690 sqft 

Nathalie D.S.A., Christie’s Sereno 

2315 Eastridge Ave #724 — $1,099,000 | 2bd/2ba · 1,097 sqft 

Jason Sewald, Clutch Property · Condo 

2061 Sterling Ave — $4,745,000 | 4bd/3ba · 2,652 sqft · 6,000 sqft lot 

Billy McNair, Coldwell Banker 

971-977 Oak Lane — $4,950,000 | 8bd/4ba · 5,088 sqft · 15,071 sqft lot 

Keri Nicholas, Parc Agency 

740 Roble Ave — $2,195,000 | 2bd/2ba · 1,550 sqft · 5,350 sqft lot 

Nicole Aron, Compass 

825 Woodland Ave — $3,750,000 | 3bd/3ba · 1,610 sqft · 5,843 sqft lot 

John Marshall, Coldwell Banker

746 15th Ave — $2,249,000 | 3bd/2ba · 1,479 sqft · 5,350 sqft lot 

Talia Citron, Compass 

ATHERTON

31 Rittenhouse Ave — $3,988,000 | 3bd/3ba · 2,300 sqft · 14,007 sqft lot 

DeLeon Team, DeLeon Realty

96 Heather Dr — $17,980,000 | 8bd/7.4ba · 12,255 sqft · 42,588 sqft lot 

Judy Citron, Compass 

Lisa Musich is a luxury real estate advisor with Compass Palo Alto (DRE #02210590), specializing in the Bay Area. 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 or reach-out to lisa.musich@compass.com

The post Bay Area Home Listings Worth Knowing appeared first on LM.

About a year ago I wrote an introduction to the Buyer Representation and Broker Compensation Agreement – the BRBC – for buyers navigating the Peninsula market. A lot has happened since then. The law is fully in effect, the forms have been updated, commissions have been tested in the real world, and buyers and agents alike have had time to settle into the new normal.

Here’s my honest year-one report card.

What’s Changed (and What Hasn’t)

AB 2992 is now fully in force. As of January 1, 2025, California law requires a written buyer-broker representation agreement before an agent can earn a commission. No more handshake deals. No more hoping the seller’s side covers you. This applies to all property types, residential, commercial, multifamily, with narrow exceptions for leases and government land sales.

The BRBC form itself got a critical update. In late 2025, the California Association of REALTORS® released a revised BRBC (effective for 2026 transactions). A small but legally significant change was added to Paragraph 2A(1): the agreement now automatically caps at 90 days from the start date, or whichever end date is earlier, to prevent agreements from inadvertently exceeding the three-month statutory limit. Why does this matter? Under AB 2992, a BRBC that runs even one day over three months is void and unenforceable which means an agent could close an entire transaction and have zero legal grounds to collect their commission. The new language is a safeguard for both parties.

The sky didn’t fall on commissions but the conversation changed. Many predicted that decoupling buyer-agent commissions from the MLS would crater agent pay. That’s not what happened. According to Redfin data, the average buyer’s agent commission actually edged back up from a post-settlement low of 2.36% in Q3 2024 to 2.42% by Q3 2025. A nationwide survey found total combined commissions climbed from 5.32% to 5.44% over the same period. What changed isn’t the rate, it’s the transparency around it.

Sellers are still largely covering buyer-agent fees but they are making a strategic choice when they do so. Sellers are no longer required to offer buyer-agent compensation in the MLS, but most still do especially in competitive luxury markets like Palo Alto, Menlo Park, and Atherton where attracting the strongest, most represented buyers remains the goal. In slower or more negotiated markets, buyers are increasingly requesting compensation as part of the purchase offer, similar to asking for a closing cost concession. Deal by deal. Case by case.

Luxury commissions are trending slightly lower but not dramatically. For homes over $1 million, commissions have drifted toward the 2.17% range for buyer’s agents as of late 2025. This aligns with predictions from economists who expected high-end markets to see more negotiation as buyers gained sophistication about what they’re signing. In our Peninsula market, where a “entry-level” home can clear $3M, these conversations are happening and that’s not a bad thing. Value-driven agents who communicate their worth clearly are winning.

What Hasn’t Changed: Why the BRBC Still Matters

A year in, the BRBC still does exactly what it was designed to do—and buyers who understand it are better protected. A few things worth reinforcing:

• You must sign before touring in most circumstances. NAR rules require MLS-participating agents to have a written agreement before showing you any property, in person or via live video tour. California’s law requires it no later than when you submit an offer. In practice, good agents are getting this signed before the first showing.
• It can be non-exclusive. Not every BRBC locks you to one agent. Unless the “Exclusive” box is checked and initialed, the agreement is non-exclusive by default. Worth knowing if you’re early in your search.
• Multiple BRBCs create conflict risk. Signing agreements with multiple agents simultaneously creates real legal exposure for buyers and agents. Choose who you want to work with, then commit. That’s the spirit of the form.
• The BRBC doesn’t have to be the C.A.R. form… but it’s the safest. The law allows brokers to use their own written agreement, but the C.A.R. BRBC includes protections vetted by real estate attorneys. Stick with the standard unless you have a strong reason not to.

A Note to Peninsula Buyers in 2025–26

If you’re searching in Palo Alto, Menlo Park, or Atherton, you’re operating in one of the most competitive and high-stakes buyer markets in the country. The agents who thrive here, and who will fight for you in a multiple-offer situation, are not working for hope. They’re working under a clear agreement, with clear expectations, and giving you their best.

The BRBC is one page of paperwork that changes the entire dynamic of how an agent shows up for you. Sign it with someone you trust. Ask every question. And know that a great agent will welcome that conversation.

Related Resources

C.A.R. 2026 BRBC Form Updates (PWR Connect)

AB 2992 Full Requirements (Brownstein Law)

Buyer Agent Commissions One Year Later (Inman)

NAR Settlement Impact on Homebuyers

Opinions and views are my own. The content in this post is for informational purposes only. Do not rely on this information for financial and/or legal advice or to make any decisions about your financial and/or legal situation. Seek professional counsel for your specific needs.

The post The BRBC, One Year In appeared first on LM.

Los Altos has long been one of the most desirable places to live in Silicon Valley. Known for its highly rated schools, beautiful neighborhoods, walkable downtown, and proximity to major technology employers, the city consistently ranks among the most expensive real estate markets in California.  If you’re wondering about the median home price in Los Altos, understanding current market trends can help buyers, sellers, and investors make informed decisions. Whether you’re considering purchasing a home or simply tracking local real estate values, here’s what you need to know about the Los Altos housing market in 2026.

What Is the Median Home Price in Los Altos?

The median home price in Los Altos currently falls between approximately $4.1 million and $4.8 million, depending on the specific reporting source and time period analyzed. Recent market data shows median sale prices hovering around the mid-$4 million range, reflecting the city’s status as one of Silicon Valley’s premier residential communities.

While prices fluctuate month-to-month based on inventory levels and luxury home sales, Los Altos continues to maintain some of the highest property values in Santa Clara County.

Why Are Home Prices in Los Altos So High?

Several factors contribute to the exceptionally strong real estate market in Los Altos:

Excellent Schools

Many families move to Los Altos specifically for access to highly regarded public schools, including districts that consistently rank among California’s best.

Silicon Valley Location

Los Altos provides convenient access to major employers throughout Silicon Valley, including companies located in nearby Mountain View, Palo Alto, Cupertino, and Sunnyvale.

Limited Housing Inventory

Unlike many growing cities, Los Altos has limited room for expansion. Strict zoning regulations and a strong preference for single-family neighborhoods help maintain low inventory levels.

High Quality of Life

Tree-lined streets, large residential lots, local parks, and a charming downtown create an attractive lifestyle that continues to drive buyer demand.

Los Altos Housing Market Trends

The Los Altos real estate market remains highly competitive despite broader economic changes.

Recent data shows:

• Median sale prices remain above $4 million.
• Many homes receive multiple offers.
• Properties often sell within days of listing.
• Well-priced homes frequently sell above asking price.
• Inventory remains relatively limited compared to buyer demand.

Even during periods of market adjustment, Los Altos has historically demonstrated strong long-term appreciation due to its location and limited housing supply.

Average Home Prices by Neighborhood

Home prices can vary significantly depending on the neighborhood.

North Los Altos

North Los Altos is known for its proximity to downtown, excellent schools, and walkable residential streets. Homes here often command premium prices.

South Los Altos

South Los Altos offers larger lots and convenient access to nearby shopping centers and parks. Many buyers appreciate the balance between suburban living and accessibility.

Downtown Los Altos Area

Properties near downtown frequently attract buyers seeking a walkable lifestyle. The combination of restaurants, boutiques, and community events contributes to strong property values.

Luxury Estates

Custom-built homes and larger estates can easily exceed $6 million to $10 million depending on lot size, architecture, and location.

How Los Altos Compares to Nearby Cities

When comparing the median home price in Los Altos to neighboring communities, the city remains among the most expensive markets in the Bay Area.

The premium pricing reflects Los Altos’ reputation for excellent schools, larger lot sizes, and an upscale residential environment.

Is Los Altos a Good Place to Buy Real Estate?

For many buyers, Los Altos remains one of the strongest long-term real estate investments in Silicon Valley.

Benefits include:

Strong Appreciation History

Home values have generally trended upward over the long term despite periodic market fluctuations.

Stable Demand

Demand remains strong from professionals working throughout Silicon Valley.

High-Income Demographics

The area attracts highly educated, high-income residents, supporting long-term housing demand.

Limited New Construction

Restricted inventory helps preserve property values and reduce the risk of oversupply.

What Buyers Should Know

If you’re considering purchasing a home in Los Altos, preparation is essential.

Buyers should:

• Obtain mortgage pre-approval before shopping.
• Be prepared for competitive bidding situations.
• Work with an experienced local real estate professional.
• Understand neighborhood-specific pricing trends.
• Monitor new listings closely.

Because homes often move quickly, serious buyers should be ready to act when desirable properties become available.

What Sellers Should Know

The Los Altos market continues to favor sellers in many price ranges.

To maximize value:

• Invest in professional photography.
• Prepare the property before listing.
• Price strategically based on current market conditions.
• Highlight school districts and neighborhood amenities.
• Work with agents familiar with the local luxury market.

Properly marketed homes often generate significant buyer interest shortly after being listed.

The Future of Los Altos Home Prices

While no one can predict future market conditions with certainty, Los Altos possesses many characteristics that support long-term real estate strength.

Limited housing supply, strong schools, proximity to major employers, and an exceptional quality of life continue to attract buyers from throughout Silicon Valley and beyond.

As a result, the median home price in Los Altos is likely to remain among the highest in the Bay Area for the foreseeable future.

Final Thoughts

The median home price in Los Altos reflects the city’s unique combination of location, schools, lifestyle, and limited inventory. With typical home values exceeding $4 million, Los Altos remains one of California’s premier residential communities.

Whether you’re buying, selling, or simply monitoring the market, keeping an eye on Los Altos real estate trends can provide valuable insight into one of Silicon Valley’s most sought-after housing markets. Recent market data continues to show strong demand, quick sales, and home values that significantly outperform national averages.

If you’re looking for more great real estate information, please visit out main blog for more great articles!

The post Median Home Price in Los Altos (2026 Market Report) appeared first on LM.

Let’s start with the Menlo Park and Atherton tour sheet, because it deserves a moment of acknowledgment: it was shockingly thin. Three Menlo Park properties and one Atherton (which was on the market earlier this year, and looks like the deal feel through). That’s it. For a market that has historically been one of the most active broker tour circuits on the Peninsula, a four-property sheet is a signal worth paying attention to. Inventory is not building the way a traditional post-Memorial Day market would suggest. Sellers are either waiting, moving off-market, or watching the broader economic landscape before committing. 

Whatever the reason, the result for buyers is the same: when something good comes to market in Menlo Park or Atherton real estate right now, it moves, and it moves fast. 2010 Oakley Ave proved that — eight days on market and already pending. That is the Menlo Park market in 2026 in one data point.

Palo Alto’s Friday sheet was a different conversation entirely. The $3.9M–$4.7M price point that has been conspicuously absent from recent tours finally showed up in force, and with it came some of the most interesting properties of the past several weeks. More on those below.

What Lisa is watching: The AI IPO pipeline is the macro story that will likely shape Atherton and Palo Alto luxury real estate for the next two to three years. OpenAI, Anthropic, SpaceX and a cluster of other companies valued in the hundreds of billions have yet to go public. When they do and that time is coming soon should the conventional wisdom hold the wealth unlocked will be significant. 

My theory: the executives and founders will look to plant their flag in Atherton. Statement properties, large lots, the kind of compound living that signals arrival in Silicon Valley. The day-to-day employees, flush with liquidity but not at that level, are more likely to stay in the San Francisco market where they already live. What that means for Atherton real estate specifically is a buyer pool that could get meaningfully deeper at the very top end, in a market where top-end inventory is already scarce. I’m watching this carefully and will be reporting on it as it develops at lisamusich.com.

TUESDAY JUNE 2 — MENLO PARK & ATHERTON

Toured Properties

1445 Valparaiso Ave, Menlo Park — $5,295,000 | 4bd/2.5ba · 2,750 sqft · 11,900 sqft lot ·  Tom LeMieux, Compass

This house would make Lilly Pulitzer and Jack Rogers proud. The vibrant color palette and distinctly East Coast sensibility set it apart immediately from the more restrained aesthetic that dominates Central Menlo Park real estate. But this is not style over substance — the grounds are spectacular, the bay windows in the primary bedroom are a genuine win, and the kitchen’s wonderful dining nook is the kind of detail that makes a house feel like a home rather than a listing. The fact that it sits on a busier road barely registers as a consideration once you’re inside. For buyers seeking a distinctive, turnkey Menlo Park luxury home with serious curb appeal and character, this is one to move on.

350 August Cir, Menlo Park — $5,995,000 | 4bd/3ba · 3,050 sqft · 13,376 sqft lot · 

Judy Citron, Compass

Eight days on market and still available which in this environment invites the question of why. The location is excellent, the lot is generous, and the potential is real. But the spatial logic of the floor plan works against it. The central living area is enormous and has been staged as a dining room, which reads as out of place to most buyers, and when I mentioned it to another agent on tour, the response was immediate agreement. The front living room is large enough to absorb a combined living-dining configuration but sits at a distance from the kitchen that creates flow problems either way. Layer in the need for updating, the blonde wood kitchen cabinets are a distraction, and a backyard that is pool-heavy with significant cement, and you have a property that asks buyers to see past several things simultaneously. The bones and location justify the conversation; the presentation is making it harder than it needs to be.

2010 Oakley Ave, Menlo Park — $2,875,000 | 3bd/2ba · 1,510 sqft · 6,000 sqft lot · 

The Dreyfus Group, Golden Gate Sotheby’s

Already pending. Eight days on market. This is the Menlo Park real estate market delivering its clearest message of the week: well-maintained, thoughtfully updated properties do not wait. Buyers looking for similar inventory in the University Heights neighborhood should be working with an agent who is ahead of the market, not reacting to it – I am here for you!

Also on Tour — Menlo Park & Atherton

450 Walsh Rd, Atherton — $15,995,000 | 6bd/2.5ba · 5,992 sqft · 44,755 sqft lot · 

Nathalie D.S.A., Christie’s Sereno

FRIDAY JUNE 5 — PALO ALTO

Toured Properties

680 Georgia Ave, Palo Alto — $4,488,000 | 5bd/3ba · 2,807 sqft · 9,085 sqft lot · 

Carol Li, Compass

This is the one. If I were a family shopping the Palo Alto real estate market in this price range today, I would pick this property over everything else on today’s sheet without hesitation. The light throughout is exceptional, the additions to the home are functional and sensibly executed, and the single-story layout on a 9,000 sqft lot in Barron Park delivers the indoor-outdoor flow that buyers consistently say they want. The bathrooms could use a color palette refresh at some point, and the kitchen staging with abundant seating made the space feel tighter than it likely is but these are refinements, not renovations. This one will go fast, and it should.

761 Encina Grande Dr, Palo Alto — $4,795,000 | 5bd/4ba · 2,945 sqft · 7,590 sqft lot · 

Rob Mibach, Intero Real Estate

A house with real soul and the feel of a family home that has been genuinely lived in, increasingly rare in new Palo Alto real estate inventory. There is work to be done, and the backyard currently has too much happening to let the property breathe properly on its lot. A more thoughtful edit of the outdoor space would significantly improve the indoor-outdoor flow and give the home room to exhale. Two families were on tour with their agents, which tells you the market agrees this one has appeal. The price feels slightly elevated for the current condition, but the Palo Alto market has a way of resolving those questions quickly. I expect this one to move.

991 Lincoln Ave, Palo Alto — $3,988,000 | 3bd/2ba · 1,599 sqft · 6,250 sqft lot · 

Theresa Couture, Coldwell Banker

A charming cottage with a story behind it. The current sellers purchased it as their retirement home, then watched their children settle in Southern California and decided to follow. Move-in ready and in a wonderful neighborhood. The entry configuration of the bedroom and bathroom immediately visible upon arrival is a layout quirk that some buyers will want to reconfigure, and the kitchen is updated but runs tight. The lot offers genuine expansion potential and the garage is underutilized in a way that invites imagination. For buyers seeking a Palo Alto starter home or downsize opportunity with strong bones and a tree-lined yard, this one checks the essential boxes.

1677 Mariposa Ave, Palo Alto — $3,600,000 | 2bd/1.5ba · 1,024 sqft · 13,092 sqft lot · 

Young Platinum Group, Golden Gate Sotheby’s

The most charmingly marketed teardown I have ever seen and I say that with genuine affection. The house is in decent shape: lovely archways, a somewhat recently redone bathroom, a kitchen that needs work but isn’t a disaster. Here’s the thing: you could absolutely expand this home without crushing its cottage soul. The backyard is spectacular. Two significant considerations for anyone thinking development: the property backs directly to the Caltrain tracks, and a large mature redwood sits close to the center of the backyard  both of which will shape any build plan. For buyers considering Palo Alto real estate for land value, this is a serious conversation at $275/sqft of lot.

455 Margarita Ave, Palo Alto — $4,198,000 | 4bd/4ba · 2,478 sqft · 5,400 sqft lot · 

David Lillo, DPL Real Estate

This one is best suited for a very specific buyer and that buyer exists, but they’ll need to find it. The division of space is stark with no real flow connecting the rooms, but with two bedrooms downstairs and two upstairs, the configuration works remarkably well as a roommate or multi-generational living situation. The location near El Camino means it doesn’t settle deeply into a neighborhood feel. A functional property for the right use case, but buyers seeking a traditional family home flow should look elsewhere on today’s sheet.

3751 El Centro St, Palo Alto — $4,288,000 | 5bd/5.5ba · 3,635 sqft · 5,000 sqft lot · 

Wen Guo RE Group, KW Advisors

A new build with a layout that takes a while to reveal itself and not entirely in a good way. The main floor has genuine flow and I genuinely didn’t realize the remaining bedrooms were downstairs until I went looking. Three bedrooms on the basement level could be ideal for families with teenagers who want separation, but the light wells don’t deliver enough natural light and the lower level reads as dark against cement walls. At this price point in the Palo Alto new construction market, more functional layouts are available. The main floor is strong; the execution below it needed more thought.

150 Middlefield Rd, Palo Alto — $2,650,000 | 3bd/2ba · 1,638 sqft · 5,625 sqft lot · 

Julie Lau, Coldwell Banker

Arrived to find signage for 235 Middlefield but nothing visible at 150, and with traffic pressing from behind, kept moving. On the sheet for reference but not toured.

Also on Tour — Palo Alto

728 Seminole Way, Palo Alto — $2,788,000 | 4bd/2ba · 1,314 sqft · 6,000 sqft lot · 

Deleon Team, Deleon Realty 

702 Ellsworth Pl, Palo Alto — $2,880,000 | 3bd/2.5ba · 1,906 sqft · 4,493 sqft lot · 

Judy Shen, Coldwell Banker 

410 Sheridan Ave #226, Palo Alto — $970,000 | 1bd/1ba · 897 sqft · 

Sally Williams, Coldwell Banker · Condo · 

101 Alma St #907, Palo Alto — $2,280,000 | 2bd/2ba · 1,565 sqft · 

Jessie Li, Intero Real Estate · Condo 

My takeaways:

Menlo Park

1445 Valparaiso Ave

This house would do Lily Pulitzer and Jack Rogers proud with it’s vibrant color palette and East coast feel. The house and grounds are spectacular. The bay windows in the primary bedroom and beautiful kitchen offering a wonderful dining nook are a win. While situated on a busier road, in this instance, that isn’t even a deterrent!

2010 Oakley Ave

It is already Pending. 8 days on market and proof again properties that are well maintained and updated move quickly! 

350 August Circle

Another Judy Citron listing. On the market for 8 days and hasn’t sold. My thoughts on maybe why it hasn’t been snapped up. The space is divided in an odd way. There is a huge center living area that is staged as a dining room. My comment to another agent was this feels out of place, and they agreed. The deal is the front living room which is large enough to a shared dining room / living room feels distant from the kitchen so not the most ideal place either. This one also needs updating, the blond wood kitchen cabinets are a bit of a distraction, and the backyard is a pool with a lot of submit. Great location, but work to be done!

Palo Alto

150 Middlefield Rd

For those who following my commentary, you know I struggle with these properties on main roads. For this one, well, I saw a sign for 235 Middlefield Rd but nothing at the 150 Middlefield address and with a car sitting on my bumper I decided to keep it moving.

991 Lincoln

A cottage. Perfect for a young family or a downsize. The current seller’s purchase it as their retirement home, then their kids moved out of the area and they have no decided to follow them Southern California. I didn’t love entering the house and immediately seeing a bedroom and a bathroom, so maybe a bit of re-configuring if one so chooses. The kitchen is updated but tight. The lot would allow for some expansion and there is a garage that can be put to better use. All that said, it is move-in ready and in a wonderful neighborhood.

1677 Mariposa

This is the cutest marketed tear down I have ever seen. I get it.. A huge lot. But the house is in decent shape, lovely archways, a bathroom that has been somewhat recently re-done, the kitchen needs so work. All this to say, yes, you could expand the house without crushing its cottage soul. The backyard is spectacular. The 2 negatives: It backs right up to the train and for those looking to build there is a huge redwood that sits pretty close to the middle of the backyard.

455 Margarita

This one was rough. Actually it is a perfect roommate house. The division of space is quite harsh, there is no flow, but with 2 bedrooms downstairs and 2 upstairs, when I thought who is this house suited for… college students! While not on El Camino it is close enough where you don’t really feel like you are deep and settled into a neighborhood.

3751 El Centro

This one helluva a difficult layout. The main floor is great, has a flow to it, so much so I didn’t realize there was a basement level until I was like ‘wait, where are the other bedrooms?’ The downstairs has 3 bedrooms, so if you have teenagers, this could be perfect! Overall the light wells weren’t big enough so the basement feels quite dark and leaves you staring at cement walls. It is a new build but at this price range, I think there are more functional layouts to be found.

761 Encina Grande Drive

I love the Barron Park neighborhood! This house had such a great feel to it. Yes, work to be done, but had the soul of a family house and a backyard that if re-worked to not have so much stuff going on would let the house breath a bit more on the lot and give a better indoor / outdoor flow. 2 families were on tour to see this property with their agents, so I expect this one will move! The price feels a bit high, but we will see where the market takes it!

680 Georgia Ave

Perfect home, ready to go. I would pick this over 761 Encina Grande if I were a family shopping today! The property gets a ton of light, the additions to the house make sense and are functional. I’d probably look to update the bathrooms at some point, for the color palette mainly, the bathrooms do look relatively current and the kitchen feels a bit tight – but it was also staged with a lot of stools and chairs! This one will go fast.

The post Menlo Park, Atherton & Palo Alto Broker Tour: The Market Finds Its Range appeared first on LM.

Lisa M. Musich

• DRE# 02210590
• REALTOR ®
• M: 415.619.1426
• lisa.musich@compass.com
• lisamusich.com

The post Moves & Metrics – June 2026 appeared first on LM.

Lisa M. Musich, Compass Palo Alto

May 30, 2026

The Week That Was

Monday | Half Moon Bay & Moss Beach

Memorial Day took me somewhere unexpected and entirely worthwhile: out to Half Moon Bay to show a client properties along the coast. It was a genuine education in a market that operates by its own logic, and one I left with real appreciation for. Below are a few learnings from my research and discussions worth knowing if you’re exploring coastal San Mateo County real estate:

• The highway matters more than the map. Properties west of Highway 1 – ocean side – command a meaningful premium and tend to carry shorter days on market. East of the highway, you’re often looking at longer days on market and more negotiating room, even at lower price points.
• Half Moon Bay proper vs. Moss Beach vs. El Granada are distinct micro-markets with different buyer profiles, neighborhood characters, and price ceilings. Lumping them together is a mistake.
• Coastal fog is a lifestyle variable, not just weather. Buyers from Palo Alto often underestimate how consistently cool and grey the coast runs, even in summer. Those who love it, love it completely. Those who don’t find out quickly.
• Price per square foot drops significantly compared to Palo Alto and Menlo Park, but liquidity is lower, meaning when you want to sell, your buyer pool is smaller and more specialized.
• The commute math is real. Half Moon Bay to Sand Hill Road is roughly 35–45 minutes on a good day. For some buyers that’s freedom. For others it becomes the reason they eventually move back east of the hills.

My client was engaged, the properties were interesting, and I left the coast wishing Palo Alto were just a little closer to that ocean air. Not a bad way to spend a holiday.

Tuesday — Sorted Estate

Tuesday had me skipping broker tour in favor of lunch with the proprietors of Sorted Estate — a team I recommend frequently and with confidence. What sets them apart starts with their business model: unlike competitors who mandate a lump-sum fee upfront just to begin the work (a $10,000 retainer to get started is a real-world example from another firm), Sorted Estate doesn’t operate that way. They come in, fully clear and prepare a home for sale or rental, and do so with a philosophy rooted in giving everything a second life vs heading to the landfill. In a market where sellers are often overwhelmed by the logistics of transitioning out of a longtime family home, having a trusted partner who handles that process thoughtfully and responsibly is genuinely valuable. If you’re a seller in the Palo Alto, Menlo Park, or Atherton market facing that process, Sorted Estate is worth knowing about.

Friday — A Los Altos Hills Gem Worth Revisiting

Friday’s tour had me showing 27673 Lupine Rd in Los Altos Hills, a property that I’ll simply describe as one-of-a-kind, and I’m not alone in that assessment. Fellow agents who have toured it agree. It’s a property that is proving difficult to sell not because of what it is, but because finding the exactly right buyer for something truly singular takes time. It went back on tour this week as a reminder to the agent community that it’s still there, still wonderful, and still waiting for its person. If you know a buyer who appreciates the exceptional and the irreplaceable, let’s talk.

I’m here for you lisamusich.com @ lisa.musich@compass.com 

TUESDAY MAY 26, 2026 — MENLO PARK & ATHERTON

MENLO PARK

206 Sand Hill Cir, Menlo Park — $2,588,000 | 3bd/2.5ba · 2,170 sqft · Keri Nicholas, Parc Agency · Townhome · Sharon Heights

675 Sharon Park Dr #311, Menlo Park — $899,000 | 2bd/2ba · 986 sqft · Mary Molinari, Coldwell Banker · Condo · Price reduced $86,000 from $985,000

675 Sharon Park Dr #115, Menlo Park — $699,000 | 1bd/1ba · 739 sqft · Nikan Danaei, Coldwell Banker · Condo · Sharon Heights

804 18th Ave, Menlo Park — $1,998,000 | 3bd/2ba · 1,200 sqft · 5,619 sqft lot · Lori Orion, Golden Gate Sotheby’s 

ATHERTON

15 Lloyden Dr, Atherton — $4,289,000 | 3bd/2.5ba · 1,680 sqft · 14,542 sqft lot · Judy Citron, Compass 

FRIDAY MAY 29, 2026 — PALO ALTO

PALO ALTO

411 Adobe Pl, Palo Alto — $3,488,000 | 3bd/2ba · 1,690 sqft · 8,449 sqft lot · DeLeon Team, Deleon Realty · Eichler

3991 Sutherland Dr, Palo Alto — $2,598,000 | 4bd/2ba · 1,363 sqft · 9,301 sqft lot · Connie Miller, Compass

444 San Antonio Rd #2C, Palo Alto — $1,460,000 | 2bd/2.5ba · 1,556 sqft · 2,521 sqft lot · Annie Watson, Coldwell Banker · Townhome

621 Wellsbury Way, Palo Alto — $3,489,000 | 4bd/2ba · 1,710 sqft · 7,395 sqft lot · Robert Purnell, Compass

1677 Mariposa Ave, Palo Alto — $3,600,000 | 2bd/1.5ba · 1,024 sqft · 13,092 sqft lot · Young Platinum Group, Golden Gate Sotheby’s · Land play — priced at $275/sqft of lot

500 Fulton St #105, Palo Alto — $1,408,000 | 2bd/1.5ba · 1,080 sqft · Riette Fallant, Compass · Condo

519 Webster St, Palo Alto — $6,495,000 | 3bd/3.5ba · 2,695 sqft · Zach Trailer, Compass · Penthouse condo 

515 Webster St, Palo Alto — $4,995,000 | 3bd/3.5ba · 2,823 sqft · Zach Trailer, Compass · Condo 

928–930 Scott St, Palo Alto — $4,500,000 | 4bd/3ba · 2,018 sqft · 5,625 sqft lot · Jean-Luc Laminette, Compass ·  Price reduced $198,000 from $4,698,000

518 Everett Ave A, Palo Alto — $1,288,000 | 2bd/1ba · 1,044 sqft · Penny Goldcamp, Coldwell Banker · Condo 

As I head into this next week… Two active client situations are front of mind. The first involves a meeting with a builder and architect to determine whether they can reach an approved build plan and remove contingencies on an existing offer, the kind of moment in a transaction where preparation and vision either align or don’t. The second involves a buyer working to secure a pre-approval letter from Stanford, which, and I say this with genuine bewilderment, apparently takes four weeks. Four weeks. For a letter. In a market where properties move in days, that timeline deserves its own conversation. If you’re buying in the Palo Alto area and your purchase is tied to institutional approval timelines, planning ahead isn’t optional. It’s the strategy.

The post Palo Alto & Peninsula Real Estate: A Week in Review appeared first on LM.

Spaceship? Amoeba? Modern art? Your guess is as good as mine.

This sculpture was discovered while on a walk through Stanford’s outdoor sculpture collection, a collection I didn’t even know existed until a fellow Rotarian (and Stanford insider) organized a tour. (Thank you, Hal!)

As we made our way from piece to piece, I found myself staring at this one, trying to figure out exactly what I was looking at. Truthfully, it reminded me a bit of today’s housing market. Not bad. Not booming. Not entirely clear what comes next or what to say on it!

So rather than force a market narrative this month, I thought I’d take a different approach and highlight a handful of people and businesses that impress me. Some are in real estate. Some have nothing to do with real estate. All are exceptionally good at what they do.

And unlike this sculpture, I can actually explain what they are!

Sorted Estates

Founders Felicia and Amy help families navigate estate liquidations with equal parts organization, compassion, and practicality. What I particularly appreciate is their commitment to finding a second life for as many items as possible.

Blue Heron Farms, Watsonville, CA

Blue Heron recently returned to the Palo Alto Farmers’ Market and I couldn’t be happier. Their carrots are legendary, their flowers are stunning, and their basil bundles make a statement!

Full Belly Farm, Guinda, CA

What began as a quest to grow California’s best corn has evolved into one of Northern California’s most beloved farms. The scale of what they produce is hard to comprehend. One day I’ll make the pilgrimage for their pizza night; until then, I’ll happily support them at the Palo Alto Farmers’ market.

AL Homes

I’m currently working with AL Homes on a client project. New construction can come with plenty of surprises; they’ve been candid about challenges, clear about expectations, and consistent in their execution. While many have understandably waved the warning flag around new construction, this project is on track to deliver exactly what my client was hoping for… a home without compromise.

David G. Finkelstein

David specializes in real estate law and brings a level of clarity that is increasingly rare. As a fellow former New Yorker, I appreciate his direct approach: thoughtful advice, clear reasoning, and no unnecessary drama.

– Lisa

Pocket Listings & Private Networks Are Leaving Sellers $$$ on the Table.

A new housing study suggests sellers who skip the MLS or use dual agency may net less on their home sale, reigniting one of real estate’s liveliest debates.

My take? Strategy beats shortcuts every time. The real question isn’t “public vs. private” it’s whether the plan was built intentionally around the seller’s goals, timing, privacy needs, and negotiating leverage.

Full Story@Realtor.com

Photo Credit: Unknown

Apparently Your House Needs a Personal Brand Now?!?!

Could the Bay Area Borrow This Idea?

Turns Out Modernity Doesn’t Always Win

Having dined at many a Pizza Hut growing up, this story made me smile.

Pizza Hut is reviving some of its old-school restaurant charm after customers made one thing clear: the experience mattered as much as the pizza. There’s something reassuring in that. In a world constantly chasing optimization, speed and the next big thing, maybe progress isn’t always about replacing the past.

Fully Story@NY Post

Photo Credit: Unknown

Lisa M. Musich

DRE# 02210590

REALTOR®

M: 415.619.1426

lisa.musich@compass.com

The post On The Move – June 2026 appeared first on LM.

Lisa M. Musich, Compass Palo Alto

Lisa M. Musich of Compass Palo Alto wrapped up Tuesday’s May 19th Menlo Park and Atherton broker tour with two themes running through the morning in parallel: the quiet beauty of English-style gardens, two of the most spectacular I’ve encountered on any tour this year, and a market that is sending an increasingly clear message to sellers who haven’t done their pricing homework.

The gardens first. There is something about a mature, intentionally planted English garden (yes, even in California!) the boxwoods, the layered greenery, the sense that someone has been tending this land for decades that no staging budget can replicate. Two properties on today’s tour had exactly that. In a market where so much of the conversation centers on square footage, price per foot, and finish levels, a property that makes you not want to leave the backyard is genuinely rare. More on both below.

Now the market reality check. Compare today’s Menlo Park and Atherton tour sheet to where we were in late April and the pattern is hard to ignore. Repeat appearances are up. Price reductions are accumulating. 1225 San Mateo Dr has now absorbed a $500,000 reduction. 1354 Sherman Ave came down $200,000. Both have been on multiple consecutive tours. The Menlo Park and Atherton real estate market is not broken, demand is real and active at the right price, but it is disciplined. Buyers in this market in 2026 are informed, patient, and unwilling to overpay. If a property isn’t moving, the market is telling the seller something. The sellers who are listening will transact. The ones who aren’t will keep showing up on tour sheets.

If you want to navigate this market with someone who is on the ground every week, I’m here. Follow along at lisamusich.com – – – Lisa M. Musich, Compass Palo Alto.

The Properties Worth Talking About

90 Holbrook Ln, Atherton: $4,998,000 | 5bd/4.5ba · 3,734 sqft · 24,262 sqft lot 

Douglas Andrew Gonzalez, Coldwell Banker

I don’t need to say much here beyond this: three separate agent-client parties on tour told the listing agent to expect an offer. That kind of immediate, multi-party conviction is the most honest market signal there is. This was a custom build for the sellers, and the quality of construction is evident throughout: original wood floors, thoughtful layout, and while there is room for updates, nothing is pressing. The expansive English-style garden is exceptional, the kind of outdoor space that earns its own reputation. And the detail that stuck with me most: a well-placed balcony off the primary bathroom, designed specifically to let you open the door for fresh air while preparing for the day. Small, intentional, perfect. For buyers seeking Atherton real estate under $5M with genuine land and move-in quality, this one will not last.

192 Fair Oaks Ln, Atherton — $14,750,000 | 6bd/5.5ba · 6,905 sqft · 49,920 sqft lot 

Judy Citron, Compass

The property this house sits on is just beyond. Set at the end of a private road, bordered by mature trees, with English-style gardens and an expansive lush backyard that Lisa M. Musich walked twice and genuinely didn’t want to leave. This is the kind of land that simply cannot be manufactured at any price in the Atherton real estate market. The house itself dates to 1910 and has received care over the years, but a buyer at nearly $15M will need to arrive with a vision. There is no gym, no theater, no grand entertaining pavilion, no butler’s pantry, yet. But with nearly 50,000 sqft of land, the opportunity to expand and create all of those things on your own terms is entirely there. The mirrored paned doors throughout are quietly elegant and, practical or not by today’s standards, I hope whoever buys this property has the wisdom to keep them. The honest question: will this move at $14.75M in its current state? That is the market conversation to watch.

The Menlo Park Middle Market

723 Gilbert Ave, Menlo Park — $2,998,000 | 3bd/2ba · 1,592 sqft · 7,831 sqft lot

Dulcy Freeman, Golden Gate Sotheby’s

A charming bungalow that makes an immediate impression, dark grey exterior with black chimney and shutters, a daring choice in a more traditional Menlo Park neighborhood that pays off completely in terms of curb appeal. The backyard is generous and still holds untapped potential, with room to add an ADU for the right buyer. The one note: the primary bathroom runs tight. If the budget allows, punching it out into the backyard to create a proper suite — and potentially reconfiguring the adjacent rooms, all conveniently clustered on one side of the house would meaningfully elevate the property. A strong offering for young families or buyers looking to right-size into Menlo Park real estate with genuine upside.

1909 Menalto Ave, Menlo Park — $5,295,000 | 4bd/4.5ba · 2,514 sqft · 7,562 sqft lot 

Tim Kerns, Coldwell Banker

This one is going to require a very specific buyer and that buyer exists, but they need to find this property. From the street, curb appeal is minimal and the home reads as tight. But the configuration tells a different story: a newly built two-story home plus a separate income-generating ADU on the lot. The tradeoff is real as the primary balcony looks directly at the back wall of the rental unit, and the main home’s backyard is limited by the lot split that made the ADU possible. The rental income is genuine and the financials will work for the right buyer. For anyone evaluating Menlo Park investment properties or house-hacking opportunities at this price point, this deserves a closer look. As for removing the ADU and reclaiming the land that is a conversation for the City of Menlo Park!

Also on Tour — Menlo Park & Atherton

1147 Windsor Way, Menlo Park — $11,250,000 | 7bd/7.5ba · 5,932 sqft · 10,206 sqft lot · Hossein Jalali, Coldwell Banker 

1931 Oakdell Dr, Menlo Park — $4,495,000 | 4bd/3ba · 2,709 sqft · 10,454 sqft lot 

Caitlin Darke, Compass

208 Stanford Ave, Menlo Park — $4,498,000 | 4bd/4.5ba · 3,120 sqft · 5,625 sqft lot

Kimberly Carter, Coldwell Banker 

1354 Sherman Ave, Menlo Park — $4,780,000 | 5bd/4ba · 2,790 sqft · 6,250 sqft lot

Brent & Mary Gullixson, Compass — Price reduced $200,000. 

2125 Harkins Ave, Menlo Park — $2,398,000 | 3bd/2ba · 1,489 sqft · 6,387 sqft lot 

Alana Corso, Christie’s Sereno

655 Roble Ave, Menlo Park — $1,825,000 | 3bd/2.5ba · 1,240 sqft · 2,801 sqft lot

Judy Citron, Compass

365 Cherry Ave, Menlo Park — $1,249,000 | 1bd/1ba · 640 sqft · 4,040 sqft lot

Rick Barrelier, eXp Realty 

1225 San Mateo Dr, Menlo Park — $6,700,000 | 3bd/2ba · 1,410 sqft · 20,000 sqft lot 

Steve Bianchi, Realty World

78 Middlefield Rd, Atherton — $13,500,000 | 7bd/7.5ba · 8,297 sqft · 43,661 sqft lot 

Karen Lin, RE/MAX Accord 

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