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 

The post Menlo Park & Atherton Broker Tour: English Gardens, Price Reductions & a Market Sending Clear Signals appeared first on LM.

Lisa M. Musich, Compass Palo Alto

May 15, 2026

Lisa M. Musich of Compass Palo Alto wrapped up Friday’s May 15th tour with one clear takeaway: this week, Palo Alto real estate showed up. After last week’s sheet felt like it was stuck in neutral with townhomes, condos, and starter homes dominating, today’s tour delivered range, character, and more than a few properties worth talking about seriously.

And the timing couldn’t be more fitting. Palo Alto is anything but a sleepy Peninsula suburb this weekend. BTS is in town for three sold-out shows at Stanford Stadium, with tens of thousands of fans descending on a city that, for all its buttoned-up reputation, knows how to have a moment. 

The range on today’s sheet – from $735K to $18.888M – is a reminder that Palo Alto real estate is never just one market. It’s a dozen conversations happening at once, each with a different buyer, timeline, and calculus. My job is knowing which conversation you need to be in and making sure you’re ready when the right property surfaces. This week had several worth moving on. Follow the market weekly at lisamusich.com — Lisa M. Musich, Compass Palo Alto.

And, for those of you who are wondering why I am writing in the 3rd person… SEO my friends, SEO!

The Standout of the Tour

1353 Martin Ave — $10,000,000 | 5bd/5.5ba · 3,117 sqft · 8,395 sqft lot · Young Platinum Group, Golden Gate Sotheby’s

This one stuck with me. A custom-built home completed in 2015, 1353 Martin Ave is the rare property that delivers on both design and livability in equal measure. Walk through the front door and your eye goes straight to the backyard which is framed by a full nano wall that dissolves the boundary between inside and out. The attention to detail throughout is genuine rather than performative: every bathroom uses the same tile, but the color palette and placement shift in each one, creating a sense of cohesion without repetition. Bedrooms run on the smaller side but are perfectly and logically configured, with bathrooms and closets exactly where you’d want them. And radiant floors throughout give the whole home a warmth that no amount of staging can manufacture. For buyers seeking premier custom Palo Alto luxury real estate in the $10M range, this is one to move on quickly.

The Character Properties

2275 Amherst St — $7,250,000 | 7bd/3.5ba · 3,355 sqft · 19,563 sqft lot · Leannah and Laurel, Christie’s Sereno

A grand Victorian dame on nearly half an acre in one of the most sought-after pockets of Palo Alto real estate. The historic photographs displayed throughout tell the story, this house once stood alone in what became a neighborhood, and its bones reflect that original confidence. I will admit freely to being a sucker for an old home, the quirky hallways, the surprising connections between rooms, the sense that the house has lived multiple lives. But eyes open: the updates made here don’t always honor the spirit of the architecture, and four bedrooms including the primary sharing a single upstairs bathroom is a practical reality that buyers need to sit with. The porch, however, is spectacular. The backyard is genuinely untapped potential, with room for an ADU that could transform this property’s long-term value proposition. A thoughtful buyer with a vision for a respectful, practical interior remodel could unlock something exceptional here.

1427 Byron St — $5,798,000 | 4bd/2.5ba · 3,030 sqft · 5,600 sqft lot · Heng Seroff Group, Compass

If you subscribe to Architectural Digest, this is your house. Delft tile details, Colefax & Fowler wallpaper, a statement kitchen with floor-to-ceiling white subway tile that flows seamlessly into the dining area, all housed in what reads from the street as a modest cottage with a white picket fence. The juxtaposition is the point and it works beautifully. Understated from the curb, quietly sophisticated inside. One of the more distinctive Professorville homes to hit the Palo Alto market in recent memory.

1150 Byron St — $6,495,000 | 4bd/3.5ba · 3,293 sqft · 5,625 sqft lot · Jennifer Buenrostro, Compass

A newer Craftsman-style home with the kind of details that signal real intention: stained glass in the archways, a proper entry with a built-in bench (a small thing that makes a significant difference in how a home begins), and a layout that speaks to how people actually live. The back patio, however, is overbuilt for the lot size and the overall footprint feels tight on the land. Beautiful craftsmanship throughout, but the outdoor-to-indoor ratio will be a consideration for buyers who prioritize garden and outdoor living in their Palo Alto home search.

The Starter & Value Plays

237 Edlee Ave — $2,798,000 | 3bd/2ba · 1,690 sqft · 6,000 sqft lot · Denise Simons, Compass

A wonderful starter home in Charleston Meadows and the market apparently agrees. A young family expecting their first child at the end of May was on the tour and, from what I overheard, heading straight to their agent to prepare an offer. That kind of immediate buyer conviction is the most honest real estate review there is. A mid-century modern that delivers on the promise of the neighborhood and the price point. For first-time buyers searching for Palo Alto homes for sale under $3M, this is worth moving on.

640 Fairmede Ave — $6,988,000 | 5bd/5.5ba · 3,753 sqft · 11,215 sqft lot · Delia Fei, Compass

Full disclosure: this property has appeared on the last three broker tours and I finally made it through the door today. Worth the wait. I am generally not a new build enthusiast, but this one earns its distinction with a genuinely smart single-story layout. The flow is excellent and the floor plan allows for thoughtful modification if desired; the two bedrooms on one wing could plausibly be reconfigured into an ADU. The wine cellar wall as a design element felt like overkill while it provides a welcome division in what would otherwise be one long open run from front to back, I think there are more subtle and complementary ways to achieve the same effect.

The Land Conversation

342 Kellogg Ave — $18,888,000 | 5bd/4ba · 2,859 sqft · 26,388 sqft lot · Annie Watson, Coldwell Banker

Old Palo Alto land at $18.888M which, for context, starts to look almost measured next to the $24M Bryant Street deal we discussed back in May. The existing house has genuine quirks that I actually appreciated. The original structure and its addition have a character that, with vision, could find its way into any new building plans rather than simply being cleared. The mature redwoods on the lot aren’t moving, but they can be worked around and ultimately become an asset rather than a constraint. This feels like a property where a family has built decades of memories, and the right buyer will honor that while building the next chapter. For developers and buyers exploring Old Palo Alto real estate opportunities at this scale, land of this caliber rarely surfaces.

Also on Tour

1545–1565 Stanford Ave — $4,750,000 | 4bd/4.5ba · 2,226 sqft · 9,375 sqft lot · Kelly Griggs, Coldwell Banker.

746 Santa Ynez St — $5,300,000 | 6bd/3.5ba · 4,010 sqft · 50,300 sqft lot · Chris Iverson, Golden Gate Sotheby’s.

1875 University Ave — $3,998,000 | 5bd/4ba · 3,274 sqft · 12,862 sqft lot · Annie Watson, Coldwell Banker.

3057 South Ct — $3,195,000 | 3bd/1.5ba · 1,228 sqft · 6,456 sqft lot · Timothy Foy, Midtown Realty.

2355 Louis Rd — $3,395,000 | 4bd/2ba · 1,260 sqft · 7,496 sqft lot · Tommy Derrick, Broker.

566 Everett Ave — $2,810,000 | 4bd/1.5ba · 1,008 sqft · 5,000 sqft lot · Jen Sullivan, Compass.

1017 Oregon Ave — $2,395,000 | 2bd/1ba · 1,133 sqft · 5,663 sqft lot · Kelly Kim, Coldwell Banker.

360 Fernando Ave — $1,930,000 | 2bd/1.5ba · 903 sqft · 3,045 sqft lot · DeLeon Team.

410 Sheridan Ave #444 — $885,000 | 1bd/1ba · 804 sqft · Condo · Jennifer Buenrostro, Compass. Price reduced $113K from $998,000. 

444 San Antonio Rd #7B — $1,650,000 | 2bd/2.5ba · 1,556 sqft · Townhome · Mike Aranda, Guide Real Estate.

1982 W Bayshore Rd #219, East Palo Alto — $735,000 | 2bd/2ba · 1,186 sqft · Condo · Timothy Trailer, Compass.

The post Palo Alto Broker Tour: History, Character & a $10M Masterpiece appeared first on LM.

Most people think the best breweries in San Francisco Bay Area are all about big names and crowded taprooms. You might have missed the hidden gems where craft beer feels personal and every sip tells a story. This guide takes you through local breweries that offer unique beer tasting and brewery tours you won’t forget in the San Francisco beer scene.

Exploring San Francisco’s Beer Scene

The city offers a delightful mix of history, culture, and flavors for anyone diving into its beer scene. From the beginnings of brewing to today’s thriving craft beer culture, there’s much to explore.

History of Local Breweries

San Francisco’s beer story began in the 1800s with European immigrants introducing their brewing traditions. These pioneers laid the groundwork for what would become a rich beer culture. As you wander through the city, you can still sense that deep-rooted tradition. Did you know Anchor Brewing, founded in 1896, remains one of the oldest and has inspired many modern breweries?

Growth of Craft Beer Culture

Fast forward to today, and the city’s craft beer culture is booming. Small, passionate brewers are weaving their stories into every pint. Over 80 breweries call the Bay Area home, each with its unique flair. These local spots prioritize quality and creativity, offering flavors that challenge the ordinary. Curious about the next big trend? Keep an eye on seasonal and experimental brews that continue to surprise and delight.

Impact on Local Economy

Local breweries aren’t just about great beer; they play a significant role in the economy. They create jobs, draw tourists, and boost local events. In fact, the craft beer industry contributes millions annually, supporting communities and small businesses. So, every pint you enjoy is a toast to the city’s prosperity and growth.

Must-Visit Breweries in San Francisco

Ready to explore the city’s top breweries? The following sections spotlight the must-visit spots, from iconic giants to cozy hideaways.

Iconic Bay Area Brewpubs

Bay Area brewpubs are celebrated for their rich history and great beer. Places like Anchor Brewing and 21st Amendment Brewery are staples that offer a classic experience. At Anchor, you can sip on a Steam Beer, a brew that captures the essence of the city. Meanwhile, 21st Amendment keeps things lively with rotating taps and lively events. Both spots promise a taste of tradition and innovation.

Hidden Gems for Craft Beer

Beyond the well-known, there are hidden gems that promise a unique adventure. Barebottle Brewing in Bernal Heights is a favorite among locals. Here, you’ll find experimental brews that push boundaries. Another gem is Cellarmaker Brewing; their small-batch production means you’re always in for something new. These spots are perfect for those who love discovering something different. Dive into the unexpected and see what surprises await.

Best Breweries for Families

Believe it or not, some breweries cater to families, making them perfect for a relaxed day out. Fort Point Beer Company is one such spot, offering a laid-back atmosphere where parents can unwind while kids play. With spacious areas and family-friendly menus, everyone leaves happy. It’s not just about the beer; it’s about quality time with loved ones.

Brewery Tours and Tastings

Tours and tastings offer a deeper dive into the world of brewing. Learn about the process, meet passionate brewers, and of course, enjoy delicious samples along the way.

Guided Tours and Experiences

Ever wondered what goes on behind the scenes? Guided tours offer insights into the brewing process and history. Companies like Vantigo offer tours that combine education with fun, making for an unforgettable day out. These tours often include tastings, so you’re sure to find a new favorite brew along the way.

Tips for First-Time Visitors

If it’s your first brewery tour, here are some tips: Wear comfortable shoes, as you’ll be on your feet a lot. Don’t shy away from asking questions; brewmasters love sharing their expertise. And remember, it’s all about savoring the flavors, not just drinking.

Where to Find Beer Tastings

Want to know where to sample the best? Many local breweries offer tastings right in their taprooms. SF on Tap is a great resource for finding the top spots. Tastings let you explore a variety of styles and flavors, so you can discover what truly delights your palate.

Pairing Food with Bay Area Brews

Food and beer pairings can elevate your tasting experience. Let’s explore how you can combine local cuisine with flavorful brews.

Local Cuisine and Craft Beer

San Francisco is a hub for delicious local cuisine. Pairing it with craft beer can be a match made in heaven. Think fresh seafood complemented by a crisp lager. Or how about a spicy dish balanced by a smooth stout? The key is to enhance the flavors of both the food and the beer, creating a harmonious experience.

Perfect Pairings for Every Beer

Every beer has a perfect food match. A hoppy IPA goes well with spicy foods, cutting through the heat. Meanwhile, a rich porter can pair beautifully with chocolate desserts. It’s all about complementing and contrasting flavors.

Popular Brewpubs with Dining Options

Many brewpubs offer fantastic dining options. Barebottle Brewing not only serves great beer but also features food trucks with diverse menus. These spots let you enjoy a full meal, ensuring your taste buds are delighted from start to finish. Be sure to try their recommended pairings for the best experience.

Supporting Local Breweries

Supporting local breweries benefits the entire community. It fosters growth, keeps traditions alive, and builds a stronger economy.

Benefits of Buying Local

When you purchase local, you’re investing in your community. This support helps small businesses thrive and encourages creativity and innovation. Every purchase is a vote for local flavor and passion.

Community Events and Festivals

Community events bring everyone together. Festivals like the Bay Area Brew Festival showcase local talent and provide a platform for breweries to share their creations. These events are a great way to meet fellow beer lovers and enjoy a diverse range of brews.

How to Support the Bay Area Beer Scene

So, how can you support the local beer scene? Visit your nearby breweries, attend events, and spread the word. Your enthusiasm and patronage help keep the Bay Area craft beer scene vibrant and exciting. The longer you wait, the more you’ll miss out on incredible brews and experiences that define this unique community.

The post Breweries San Francisco Bay Area appeared first on LM.

Lisa M. Musich, Compass Palo Alto

Lisa M. Musich of Compass Palo Alto spent Tuesday’s May 12th tour doing what she loves, walking some of the most compelling real estate in the Bay Area, including a quick detour into Woodside’s sprawling estate country. More on that below. But first, a market musing worth sharing.

The SF reality check: TechCrunch published a piece last week titled “San Francisco’s Housing Market Has Lost Its Mind” and frankly, it earns the headline. A six-bedroom home in Cow Hollow listed at $7.95M just sold for $15M. A 4,100-square-foot home in Presidio Heights listed at $4.4M sold for $8.2M, nearly double asking, within a week. The driver? San Francisco is home to some of the most valuable private companies in the world, and their employees have been quietly accumulating, and increasingly cashing out, their fortunes. OpenAI and Anthropic have allowed employees to sell shares in secondary transactions, putting significant capital into the hands of people who already live in the city and want to upgrade. TechCrunchTechCrunch

Down here on the Peninsula, the Menlo Park, Palo Alto and Atherton real estate market feels like a different planet, measured, deliberate, and fundamentally grounded. Buyers here aren’t caught up in a frenzy, that is unless that one property that send buyer’s swooning and being multiple offers deep!

And then there’s Woodside. Every time I venture out to tour a large acreage property in the hills, I’m reminded why I love this part of the Bay Area. There’s something about land… real land, measured in acres not square feet that puts everything in perspective. 

The Woodside Detour: Worth Every Minute

15 Hidden Valley Ln, Woodside — $38,800,000 | 4bd/3.5ba · 5,995 sqft · 279,457 sqft lot (6.4 acres) · Brent & Mary Gullixson, Compass

What a property. Walking in I wasn’t immediately sold until I was. The floor plan initially reads as choppy, but spend time moving through the rooms and you realize what’s actually happening: each space flows into the next while maintaining its own intimate scale. In a home this size, that’s a design achievement. The primary suite is spectacular, though it sits apart from the other bedrooms, a feature or a drawback depending entirely on your lifestyle. The Frank Lloyd Wright influence is unmistakable in the wood-framed glass windows and the careful detailing on the staircases.

But the grounds are what will stop you cold. A working vineyard, a pool and pool house, a tennis court, a treehouse wrapping around mature redwoods, outdoor showers, and a separate structure staged as a hangout space that honestly reads more as a guest cottage. At 6.4 flat acres in Woodside, this is the kind of compound that exists in a category of one. For buyers seeking ultra-luxury Woodside real estate with genuine land and compound living, this is as rare as it gets.

Menlo Park: The Interesting Middle

675 Evergreen St, Menlo Park — $4,488,000 | 4bd/2ba · 2,220 sqft · 10,010 sqft lot · 

DeLeon Team, Deleon Realty

Funky in the best way. The angles, the non-linear spaces, the walls of windows flooding the interior with light this has the fingerprints of a distinctive builder, and interestingly the neighboring property that sold late last year appears to be from the same hand. Move-in ready with lush grounds and a layout that rewards buyers who appreciate something with personality. The one note: the primary bathroom runs on the smaller side, leaving a future expansion project on the table for the right owner. For buyers seeking modernized Eichler-style homes in Central Menlo Park, this one delivers.

1345 Delfino Way, Menlo Park — $4,498,000 | 5bd/3.5ba · 2,471 sqft · 8,684 sqft lot · 

Keri Nicholas, Parc Agency

The great room in this home is genuinely Eichler-esque offering floor-to-ceiling corner windows, a fireplace pushed to one side, a wonderful beamed ceiling. There’s clearly been significant investment in updates, but some of those updates feel like a force fit. Rather than reconfiguring walls for better flow or bathroom proportions that meet today’s expectations, the work was layered onto the existing bones. The galley kitchen will divide opinion. And if I were advising a buyer here, I’d be talking seriously about removing the pool, it consumes too much of the lot, and creating a backyard that lives as large as the rest of the home promises. Strong fundamentals, some vision required.

Atherton: Confidence and Question Marks

393 Atherton Ave, Atherton — $10,500,000 | 5bd/8.5ba · 7,510 sqft · 43,561 sqft lot · 

Tom LeMieux, Compass

Grand in scale, stately in its grounds and pool, but this property feels like it’s asking a buyer to meet it where it is rather than where the market is. The home blends architectural styles in a way that doesn’t fully resolve, carries a very particular color palette, and reads as dated in its finishes. The amenities list is impressive, offering a gym, theater, wine cellar,  but a buyer will need to come in with both a project mindset and a budget to match. For the right buyer targeting Atherton luxury real estate with a full acre and significant upside, the bones are there. The vision just needs to follow.

Also on Tour — Menlo Park & Atherton

1225 San Mateo Dr, Menlo Park — $7,200,000 | 3bd/2ba · 1,410 sqft · 20,000 sqft lot – This has been on tour a few times = they might need to consider a price reduction.

1800 Oakdell Dr, Menlo Park — $5,895,000 | 4bd/3.5ba · 2,878 sqft · 10,455 sqft lot — 

707 Valparaiso Ave, Menlo Park — $1,490,000 | 3bd/2.5ba · 1,102 sqft · Townhome — The week’s most accessible Menlo Park entry point.

451 Oak Grove Ave #1, Menlo Park — $1,468,000 | 2bd/2ba · 1,296 sqft · Condo

85 Belbrook Way, Atherton — $13,988,000 | 5bd/6.5ba · 7,628 sqft · 47,045 sqft lot — Price reduced $1M from $14,988,000. 

58 Deodora Dr, Atherton — $10,995,000 | 5bd/3.5ba · 4,766 sqft · 40,170 sqft lot — Price reduced $1M from $11,995,000. 

Two significant price reductions in Atherton’s $10M+ tier in the same week is a trend Lisa M. Musich will be watching closely.

What I’m Watching

Two $1M price reductions in Atherton’s upper tier on the same tour sheet while San Francisco buyers are paying $8M over asking on Presidio Heights mediocrity (sorry to say, it’s great you have money to spend but is spending $8mil over ask a good investment?) tells you everything about the difference in market psychology between the city and the Peninsula. Down here, sellers are adjusting. Buyers maybe have some leverage they haven’t had in a while at the top end? 

If you’re in the market for Atherton luxury real estate above $10M, now is the time to be in the conversation. Reach out directly lisa.musich@compass.com.

The post Menlo Park & Atherton Broker Tour: Calm, Considered, and a World Away From San Francisco appeared first on LM.

May 8, 2026

Lisa M. Musich of Compass Palo Alto hit Friday’s May 8th broker tour and found a sheet that felt more like January than May. If the busy spring season was supposed to arrive with a bang, someone forgot to tell today’s inventory. Townhomes, condos, and entry-level starter homes dominated the sheet with the mid-range and luxury segments being conspicuously absent.

What Lisa is watching: This is the split market playing out in real time. Confident, high-end purchasers are driving competition at the luxury end, while more cautious buyers are weighing layoffs, interest rates, and global instability before making a move. When luxury sellers aren’t bringing inventory to tour, it either means they’re selling off-market or they’re watching and waiting. Either way, buyers in that range should be working with an agent who has their ear to the ground. 

That’s what I’m here for — reach out directly lisa.musich@compass.com 

PROPERTIES VISITED

1157 Lincoln Ave — $2,888,000 | 4bd/2.5ba · 1,834 sqft · 2,647 sqft lot 

What I expected to be an alleyway with garages lining the street, turned out to be a row of what were worker’s housing from the 1920s, now living their latest life as single-family homes in Palo Alto. The tucked-away positioning away from any main road is a genuine plus. That said, the layout creates real livability questions: two bedrooms upstairs share a bathroom, one downstairs bedroom has no bathroom and relies on a half bath shared with the washer and dryer, and the fourth bedroom has a full bath. Ceiling heights downstairs run short, adding to the compressed feel. Charming history, but buyers need to go in clear-eyed about the functional trade-offs.

2302 Webster St — $4,500,000 | 3bd/2ba · 2,076 sqft · 6,722 sqft lot 

Webster was a standout of the day. They managed to execute a thoughtful remodel while preserving original character details, increasingly hard to find in Palo Alto real estate at any price. The backyard is wonderful, and a two-car garage sits perfectly positioned for conversion if a future owner ever wanted to expand the living footprint. There is still work to be done; the shared bathroom retains its original pink subway tile and a tiny stall shower, and the windows are all original, but for buyers who understand that those are opportunities rather than deal-breakers, this one delivers.

699 Oregon Ave — $2,988,000 | 3bd/2ba · 1,385 sqft · 5,040 sqft lot · PA 237 · Garage conversion brings to 1,611 sqft 

This is move-in ready with upgrades that are well executed. Two significant considerations: first, this property sits on the corner of a busy intersection. The mature landscaping does serious work creating a buffer and you won’t see the street, but you will hear it. Second, the converted garage has been staged as a bedroom but has no bathroom, a configuration that will be a dealbreaker for buyers who consider a garage non-negotiable. For buyers who don’t need the garage and appreciate a turnkey Palo Alto home, this is worth a look.

ALSO ON TOUR 

3830 Carlson Cir — $3,999,000 | 4bd/3.5ba · 2,496 sqft · 6,695 sqft lot 

707 Charleston Ct — $3,998,000 | 7bd/3.5ba · 3,061 sqft · 7,991 sqft lot 

4133 Wilkie Way — $2,988,000 | 3bd/2ba · 1,596 sqft · 6,160 sqft lot 

800 E Charleston Rd #9 — $1,638,000 | 2bd/2.5ba · 1,359 sqft · Condo/Townhome

101 Acacia Ln — $2,685,000 | 3bd/2.5ba · 1,735 sqft · Townhome

100 Koa Ct — $2,595,000 | 3bd/2.5ba · 2,040 sqft · Townhome

103 Koa Ct — $2,098,000 | 2bd/2.5ba · 1,548 sqft · Townhome

290 Leland Ave — $3,848,000 | 3bd/2ba · 1,513 sqft · 6,250 sqft lot · 

2066 Byron St — $5,898,000 | 4bd/4ba · 3,120 sqft · 7,590 sqft lot 

1157 Lincoln Ave — $2,888,000 | 4bd/2.5ba · 1,834 sqft · 2,647 sqft lot 

543 Everett Ct — $3,388,000 | Triplex/6bd · 2,578 sqft · 4,250 sqft lot · Price reduced $562K 

101 Alma St #201 — $1,388,888 | 2bd/2ba · 1,216 sqft · Condo

636 Alvarado Row — $2,675,000 | 4bd/2.5ba · 2,656 sqft · 11,160 sqft lot ·

The post Palo Alto Broker Tour: Townhomes, Condos & Starter Homes Take Center Stage appeared first on LM.

May 8, 2026

Lisa M. Musich of Compass Palo Alto hit Friday’s May 8th broker tour and found a sheet that felt more like January than May. If the busy spring season was supposed to arrive with a bang, someone forgot to tell today’s inventory. Townhomes, condos, and entry-level starter homes dominated the sheet with the mid-range and luxury segments being conspicuously absent.

What Lisa is watching: This is the split market playing out in real time. Confident, high-end purchasers are driving competition at the luxury end, while more cautious buyers are weighing layoffs, interest rates, and global instability before making a move. When luxury sellers aren’t bringing inventory to tour, it either means they’re selling off-market or they’re watching and waiting. Either way, buyers in that range should be working with an agent who has their ear to the ground. 

That’s what I’m here for — reach out directly lisa.musich@compass.com 

PROPERTIES VISITED

1157 Lincoln Ave — $2,888,000 | 4bd/2.5ba · 1,834 sqft · 2,647 sqft lot 

What I expected to be an alleyway with garages lining the street, turned out to be a row of what were worker’s housing from the 1920s, now living their latest life as single-family homes in Palo Alto. The tucked-away positioning away from any main road is a genuine plus. That said, the layout creates real livability questions: two bedrooms upstairs share a bathroom, one downstairs bedroom has no bathroom and relies on a half bath shared with the washer and dryer, and the fourth bedroom has a full bath. Ceiling heights downstairs run short, adding to the compressed feel. Charming history, but buyers need to go in clear-eyed about the functional trade-offs.

2302 Webster St — $4,500,000 | 3bd/2ba · 2,076 sqft · 6,722 sqft lot 

Webster was a standout of the day. They managed to execute a thoughtful remodel while preserving original character details, increasingly hard to find in Palo Alto real estate at any price. The backyard is wonderful, and a two-car garage sits perfectly positioned for conversion if a future owner ever wanted to expand the living footprint. There is still work to be done; the shared bathroom retains its original pink subway tile and a tiny stall shower, and the windows are all original, but for buyers who understand that those are opportunities rather than deal-breakers, this one delivers.

699 Oregon Ave — $2,988,000 | 3bd/2ba · 1,385 sqft · 5,040 sqft lot · PA 237 · Garage conversion brings to 1,611 sqft 

This is move-in ready with upgrades that are well executed. Two significant considerations: first, this property sits on the corner of a busy intersection. The mature landscaping does serious work creating a buffer and you won’t see the street, but you will hear it. Second, the converted garage has been staged as a bedroom but has no bathroom, a configuration that will be a dealbreaker for buyers who consider a garage non-negotiable. For buyers who don’t need the garage and appreciate a turnkey Palo Alto home, this is worth a look.

ALSO ON TOUR 

3830 Carlson Cir — $3,999,000 | 4bd/3.5ba · 2,496 sqft · 6,695 sqft lot 

707 Charleston Ct — $3,998,000 | 7bd/3.5ba · 3,061 sqft · 7,991 sqft lot 

4133 Wilkie Way — $2,988,000 | 3bd/2ba · 1,596 sqft · 6,160 sqft lot 

800 E Charleston Rd #9 — $1,638,000 | 2bd/2.5ba · 1,359 sqft · Condo/Townhome

101 Acacia Ln — $2,685,000 | 3bd/2.5ba · 1,735 sqft · Townhome

100 Koa Ct — $2,595,000 | 3bd/2.5ba · 2,040 sqft · Townhome

103 Koa Ct — $2,098,000 | 2bd/2.5ba · 1,548 sqft · Townhome

290 Leland Ave — $3,848,000 | 3bd/2ba · 1,513 sqft · 6,250 sqft lot · 

2066 Byron St — $5,898,000 | 4bd/4ba · 3,120 sqft · 7,590 sqft lot 

1157 Lincoln Ave — $2,888,000 | 4bd/2.5ba · 1,834 sqft · 2,647 sqft lot 

543 Everett Ct — $3,388,000 | Triplex/6bd · 2,578 sqft · 4,250 sqft lot · Price reduced $562K 

101 Alma St #201 — $1,388,888 | 2bd/2ba · 1,216 sqft · Condo

636 Alvarado Row — $2,675,000 | 4bd/2.5ba · 2,656 sqft · 11,160 sqft lot ·

The post Palo Alto Broker Tour: Townhomes, Condos & Starter Homes Take Center Stage appeared first on LM.

Tuesday, April 28, 2026

My Musings

This week’s broker tour across Menlo Park and Atherton revealed a market telling two very different stories—and a missing third.

On one end: ultra-luxury dominance.

Three properties above $15M, most notably the ~$36M Atherton estate on Almendral, alongside offerings near $20M and $15M, signal that high-end inventory is not only coming to market, but doing so with confidence. 

But the question lingering beneath the surface:

Will they sell quickly?

There’s a growing conversation that’s becoming more present around whether ultra-high-net-worth buyers are pausing in California amid ongoing discussions of a potential “billionaire’s tax.” While Atherton remains one of the most resilient luxury enclaves in the country, wealth is mobile. For some buyers, this may introduce hesitation, longer decision timelines, or sharper negotiation strategies rather than outright exits.

I am interested to see how long these take to sell and if they are on or over / under their list price.

MENLO PARK 301 – Sharon Heights / Stanford Hills

Listing Agent Broker: David Weil, Pacific Trust Real Estate 

Address: 2395 Branner Dr 

Bedrooms: 4 – Bathrooms: 2 Full

Sqft: 2250

Lot Sqft: 13612

Price:$3,425,000 

Listing Agent remarks:  Great opportunity in Stanford Hills. Do not miss!

My takeaways from March 2026: Tucked into a lesser-known pocket of Stanford Hills in Menlo Park, this property stands out for its rare privacy—backing directly to a nature preserve with no rear neighbors.

The current layout feels somewhat compartmentalized, which compresses the living experience despite the square footage. That said, this is a classic “good bones, great upside” opportunity: move-in ready today, with clear potential to rework the floor plan into a more open, modern flow.

For buyers prioritizing location, privacy, and long-term value in Menlo Park, this is one to look closely at.

See listing details here

Listing Agent Broker: Brian Pirzadeh, eXp Realty of Northern California, Inc. 

Address: 2140 Santa Cruz Ave C209

Bedrooms: 2 – Bathrooms: 2 Full

Sqft: 1203

Lot Sqft: N/A

Price: $978,000

HOA: $1015 p/m

Listing Agent remarks: Condo Remarks: 55+ Community, sought after model, attractive updates, all new paint

My takeaways (previous): I’ve covered this complex a few times before. It is a 55+ community. While it is an older complex the big center lawn area with the pool is definitely a selling point. What one should double check is if this unit has a washer and dryer, originally these were built without in-unit machines – there is a shared laundry room.

See listing details here

MENLO PARK 303 – Central Menlo

Listing Agent Broker: Billy McNair, Coldwell Banker Realty 

Address: 1650 Oak Ave

Bedrooms: 7 – Bathrooms: 7 Full, 1 Half

Sqft: 7429 

Lot Sqft: 15218 

Price: $13,498,000 

Listing Agent remarks: Spectacular, 3-level designer home in Central Menlo on 0.35 acre lot w/ pool.

My takeaways: A standout in Central Menlo Park luxury real estate, this 7-bedroom designer home delivers on scale, finish, and lifestyle. From the custom tilework to statement wallpaper and seamless indoor-outdoor flow via nanowalls, this is a turnkey offering for buyers seeking high-end homes in Menlo Park.

The only hesitation: the basement level feels like an afterthought compared to the otherwise cohesive design. Still, for buyers targeting luxury homes near downtown Menlo Park, this property checks nearly every box.

See listing details here

Listing Agent / Broker: Tim Kerns, Coldwell Banker Realty

Address: 1335 N Lemon Ave

Bedrooms: 5 – Bathrooms: 5 Full, 2 Half

Sqft: 5520 

Lot Sqft: 10250 

Price: $9,895,000

Listing Agent remarks: N/A

My takeaways: A move-in-ready home in a prime Menlo Park neighborhood, this property offers strong baseline appeal for buyers seeking turnkey inventory. That said, the floor plan feels tight and somewhat over-programmed, with numerous amenities packed into the square footage.

In today’s Menlo Park housing market, where buyers are increasingly prioritizing flow and livability, this could be a point of hesitation. Not every buyer is looking for an in home theater, sometimes simplicity wins.

See listing details here

Listing Agent / Broker: Steve Bianchi, Realty World-Bianchi & Associates

Address: 1225 San Mateo Dr

Bedrooms: 3 – Bathrooms: 2 Full

Sqft: 1410

Lot Sqft: 20000

Price: $7,200,000

Listing Agent remarks: N/A

My takeaways: A rare opportunity to secure a large lot in Menlo Park, this property is compelling from a land value and development perspective. The flag lot configuration with a shared driveway and a home positioned in front will be a key consideration for buyers evaluating privacy and future build potential.

Mature redwood trees line the perimeter, enhancing the setting while also introducing planning considerations for those exploring new construction in Menlo Park.

See listing details here

Listing Agent / Broker: Keyko Pintz, The Agency

Address: 950 Olive St

Bedrooms: 3 – Bathrooms: 2 Full

Sqft: 1480

Lot Sqft: 10856

Price: $4,800,000 

Listing Agent remarks: N/A

My takeaways: With a generous lot size relative to the existing structure, this property reads as a clear redevelopment opportunity in Menlo Park. The current ~1,500 sqft home feels dated, making it less appealing for end-users seeking turnkey living.

For investors or builders focused on Menlo Park real estate development, this could serve as an ideal rental hold while navigating permits, ultimately unlocking higher long-term value.

See listing details here

MENLO PARK 304 – Allied Arts

Listing Agent / Broker: Monica & Mandy Group, Compass 

Address: 1330 Johnson St 

Bedrooms: 4 – Bathrooms: 3 Full

Sqft: 2670 

Lot Sqft: 2151 

Price: $2,150,000

HOA: $1000 p/m

Listing Agent remarks: Very spacious 4 bed/3 bath home on prime Menlo Park street close to downtown.

See listing details here

Listing Agent / Broker: Bernie Leung, Compass

Address: 776 Cambridge Ave

Bedrooms: 4 – Bathrooms: 3 Full

Sqft: 2470

Lot Sqft: 7437

Price: $4,988,000 

Listing Agent remarks: Turnkey 4b/3ba executive residence built in 2000 with open floorplan

See listing details here

MENLO PARK 308 – Willows / O’Conner Area

Listing Agent / Broker:  Jason Sewald, Clutch Property 

Address: 212 Gilbert Ave

Bedrooms: 3 – Bathrooms: 3 Full

Sqft: 1326

Lot Sqft: 4000

Price: $2,400,000 

Listing Agent remarks: Great property with versatility for today’s dynamic buyer. Large detached ADU.

See listing details here

MENLO PARK 309 – Flood Park Area

Listing Agent / Broker: Judy Citron, Compass (yes, Judy is owning Oakland Ave!)

Address: 1033 Oakland Ave

Bedrooms: 4 – Bathrooms: 2 Full

Sqft: 1800

Lot Sqft: 6348

Price: $2,889,000 

Listing Agent remarks: Rarely available 4 bedroom, remodeled, great neighborhood, MP schools

See listing details here

Address: 1036 Oakland Ave

Bedrooms: 4 – Bathrooms: 3 Full

Sqft: 2492

Lot Sqft: 5500

Price: $3,895,000

Listing Agent remarks: Custom build, tons of natural light, volume, main floor bed/office, MP schools

See listing details here

ATHERTON 291 – El Camino to Alameda

Listing Agent / Broker: Deleon Team, Deleon Realty

Address: 112 Almendral Ave

Bedrooms: 6 – Bathrooms: 7 Full, 3 Half

Sqft: 11746

Lot Sqft: 46350 

Price: $35,988,000

Listing Agent remarks: A landmark estate in prestigious Atherton

My takeaways: A true statement property in Atherton luxury real estate, this recently completed estate (2023) represents the pinnacle of Silicon Valley ultra-luxury homes. Built by Pacific Peninsula Group, the home blends scale with thoughtful livability, highlighted by details like a private coffee bar in the primary suite and multiple outdoor entertaining spaces.

For buyers in the $30M+ Atherton market, turnkey, newly constructed estates of this caliber remain rare and highly targeted.

See listing details here

Listing Agent / Broker: Liz Daschbach, Compass

Address: 284 Selby Ln

Bedrooms: 3 – Bathrooms: 2 Full

Sqft: 1720

Lot Sqft: 7500

Price: $3,495,000 

Listing Agent remarks: Stunning, completely remodeled single level in the heart of West Atherton!

My takeaways: In contrast to Atherton’s mega-estates, this fully remodeled single-level home stands out for its livability and charm. Thoughtful landscaping creates a sense of privacy, while the outdoor space benefits from a home footprint that doesn’t overwhelm the lot.

For buyers seeking entry-level Atherton homes (by Atherton standards), this is a compelling alternative to larger, more complex estates.

See listing details here

ATHERTON 293 – Lindenwood

Listing Agent / Broker: Vahid Firouzdor, Compass

Address: 98 Flood Circle

Bedrooms: 7 – Bathrooms: 8 Full, 2 Half

Sqft: 8400

Lot Sqft: 36154

Price: $19,998,888

Listing Agent remarks: N/A

My takeaways: A newly built, sprawling estate in Atherton’s Lindenwood neighborhood, this home emphasizes scale and trend-forward design. The single-story layout will appeal to a subset of luxury home buyers in Atherton, while the dual-kitchen configuration adds both cultural and functional value for entertaining.

That said, the design leans heavily into current trends, which may impact long-term timeless appeal, a consideration for buyers at this price point.

See listing details here

Listing Agent / Broker: Billy McNair, Coldwell Banker Realty

Address: 74 Lilac Dr 

Bedrooms: 8 – Bathrooms: 8 Full, 3 Half

Sqft: 9510

Lot Sqft: 39399

Price: $15,748,000

Listing Agent remarks: Lindenwood | 3-levels | Ideal floor plan | Resort-like amenities inside & out

My takeaways: This Lindenwood Atherton estate delivers classic curb appeal with a more traditional, lived-in feel, something increasingly rare among new builds. The layout across the main and upper levels is strong and highly functional for luxury family living in Atherton.

The basement level, however, feels less integrated with the rest of the home. Still, for buyers seeking character over spec-driven design, this property offers a compelling alternative within the Atherton luxury housing market.

See listing details here

The post Ultra-Luxury Surges While the $5M–$10M Market Goes Missing appeared first on LM.

Lisa M. Musich, Compass Palo Alto

Friday May 1, 2026

Lisa M. Musich of Compass Palo Alto hit the Friday May 1st broker tour with one clear theme emerging fast: Palo Alto bungalows. Three of them on today’s sheet, all with personality, all with upside, and all asking you to bring a little vision. If you’re buying in Palo Alto right now and you’re not looking at this category, you’re missing the most interesting inventory on the market.

What Lisa is watching: That $1M price reduction at 1301 Bryant St is worth paying attention to. At $7,995,000 it’s either a signal that the $7M–$10M Palo Alto segment is softer than sellers want to admit or it was simply priced too aggressively for a home sitting on a main road. Either way, it’s a data point buyers in that range should be tracking closely.

The Bungalows — Three Very Different Stories

360 Stanford Ave — $3,498,000 | 4bd/3ba · 1,865 sqft · 7,500 sqft lot + ADU was the standout of the day. This is the bungalow done right — yes, there’s a bedroom immediately off the kitchen that could use some rethinking, and things get a little cozy in spots, but none of that is the story. The story is the ADU. Walk in and it’s a genuine wow moment — a fully functional, rentable unit that adds real financial flexibility for the right buyer. Add a charming neighborhood street lined with similar homes and this one checks nearly every box. Favorite property of the tour, full stop.

649 Seneca St — $5,250,000 | 4bd/3.5ba · 2,095 sqft · 5,000 sqft lot is genuinely one-of-a-kind. Great street, garden space front and back, and then there’s the party trick: a door hatch in the kitchen floor that opens to a spiral staircase down to a wine cellar. It can feel tight in places, but the bones and the character are hard to find at any price in Palo Alto. Worth noting, the listing agent Brian Chancellor has had a strong run this year and his properties move fast. Don’t wait too long on this one.

690 Lincoln Ave — $3,980,000 | 3bd/2.5ba · 1,913 sqft · 5,625 sqft lot is a lovely Spanish bungalow with a location that will polarize buyers. Directly across from top-rated Addison Elementary – a major win for families. But it sits along Middlefield Road, a busy corridor, and let’s just say the primary bathroom hedges are doing a lot of heavy lifting for privacy of the Primary bath! The three private outdoor alcoves are a genuine delight, the addition could use some polish, and the ADU (currently no plumbing) has real potential as an expanded outdoor entertaining space for buyers who don’t need the office functionality.

Worth a Closer Look

2330 Emerson St — $3,598,000 | 3bd/2ba · 1,692 sqft · 5,600 sqft lot has charm but needs someone willing to unlock it. The layout lacks flow and the primary bedroom and bath are decent but not a showstopper. The real opportunity is the large two-car garage in back which are perfectly positioned for an ADU conversion that could generate serious rental income. One caveat: a massive redwood in the center of the backyard likely limits any future expansion of the main house footprint. Eyes open on that one.

634 Wildwood Ln — $4,435,000 | 3bd/3ba · 2,027 sqft · 7,155 sqft lot is a genuine surprise. You walk in expecting a bungalow and the 14-foot ceilings stop you cold. Technically a former Eichler, as one original wall is about all that remains after a full reconfiguration in 2003, it offers a wonderful great room and well-proportioned bedrooms. The spirit of the Eichler is long gone but what replaced it has its own appeal.

The Fixer Conversation

3609 South Ct — $2,798,000 | 3bd/2ba · 1,175 sqft · 6,160 sqft lot is for the buyer who can see past the current condition. Zero flow in the layout, needs attention throughout but it’s livable or rentable while permits work their way through the system. The backyard backs up to a school which you can see from the backyard, depending on your perspective this is either a feature or a footnote. You decide.

4072 Sutherland Dr — $2,498,000 | 3bd/1ba · 1,097 sqft · 6,000 sqft lot is an excellent entry point, starter home or continuing investment play. Currently tenant-occupied on a month-to-month lease, so the tenants can stay or go. Touring it requires imagination since the current occupants have made themselves very much at home, but the bones are solid and the flexibility on the lease is genuinely useful for buyers with a plan.

Also on Tour

1301 Bryant St — $7,995,000 | 3bd/3.5ba · 4,288 sqft · 16,020 sqft lot · Price reduced $1M — An oversized lot in Old Palo Alto on a prestigious street with a caveat; it sits along a major road.

256 Ferne Ave — $3,295,000 | 3bd/2ba · 1,324 sqft · 8,579 sqft lot — Solid mid-century in PA 233, generous lot relative to the home size.

860 Marshall Dr — $3,195,000 | 3bd/2ba · 1,493 sqft · 7,156 sqft lot — Light-filled mid-century modern, good bones in a strong pocket.

2731 Greer Rd — $3,098,000 | 3bd/2ba · 1,303 sqft · 6,114 sqft lot — Sold before the broker tour began!

3868 Louis Rd — $3,099,995 | 3bd/2ba · 1,421 sqft · 7,700 sqft corner lot — This will soon have a sign in front of it that says ‘Proposed Project’ This is a land play!

235 Middlefield Rd — $2,888,000 | 3bd/2ba · 1,296 sqft · 5,000 sqft lot — Old world charm with modern updates. 

444 San Antonio Rd #7B — $1,650,000 | 2bd/2.5ba · 1,556 sqft — Townhouse, one of the most accessible entry points into Palo Alto real estate right now.

561 Thain Way — $1,695,000 | 3bd/2ba · 1,445 sqft · Situated in the highly desirable Barron Square condo community. Nestled amongst the trees, competitive price point for the area.

What I’m Watching

The bungalow category in Palo Alto is quietly becoming one of the more interesting segments to track, character-rich, competitively priced relative to new construction, and increasingly attracting buyers who want something that doesn’t look like everything else. I’ll keep covering it. Follow along at bayareacali.com or reach out directly — Lisa M. Musich, Compass Palo Alto @ lisa.musich@compass.com or 415.619.1426.

The post Palo Alto Broker Tour: The Bungalow Edition appeared first on LM.

This month’s inspiration came from a vase of tulips.

Terún is a neighborhood spot that reminds you why locally owned businesses matter. This year, the staff surprised me with a vase of tulips at the bar (last year it was balloons) and a signed birthday card from the team. The photo above was snapped by another regular who I learned loves photographing flowers, so let the photo shoot begin! And, within minutes we were talking about AI (who isn’t these days), a recent trip to Healdsburg, and the NBA playoffs.

What struck me afterward is how accidental community can be.

When I moved to Palo Alto from NYC in 2021, Covid restrictions were still lingering and there was more disconnection then connection. Terún happened to be the first restaurant we went to. They let us sit at the bar, something we hadn’t done in nearly two years, and it was simply joyful. Two days later, I woke up and thought, “Let’s go back for that pizza.”

We walked in, and they remembered us.

That was it. A tiny moment. But also the beginning of becoming regulars.

Four years later, the same familiar faces are still there. The two brothers who own the restaurant, along with a team that somehow makes a packed Friday night feel personal. The regulars you start recognizing before you know their names. In an area obsessed with scale, speed, disruption, and optimization, there’s something refreshing about a place built on consistency.

And honestly? In today’s Bay Area real estate market, a dependable seat at the bar is much easier to secure than a move-in ready home.

Housing inventory across the Peninsula remains incredibly tight.

Buyers are circling the same limited listings, waiting for something great to hit the market, and when it does, battling through multiple offers while many sellers are staying put for a myriad of reasons.

Real estate is often framed around transactions, pricing, inventory, and timing which are all important, of course. But people are also searching for something less measurable: connection. Familiar faces. A sense that you’re part of the rhythm of a place.

Sometimes that begins with a new address.

And sometimes it looks like a Friday night pizza, a vase of tulips, and a saved seat at the bar.

 

– Lisa

Not Your Ordinary ADU.

Few names carry more weight in California modernism than Charles and Ray Eames. Now, with the recent launch of the Eames-inspired prefab pavilion system… don’t just build any ADU, build an Eames.

Full Story@FastCompany

One-story Eames Pavilion, 2026.

Photo Credit: Yosigo, Rocafort, courtesy of Kettal, 2025

Photo credit: Palo Alto Historical Association

Summer 2026: Prepare To Slow Your Roll Around Donner Lake.

Prefab: A Luxury Narrative.

Lisa M. Musich

DRE# 02210590

REALTOR®

M: 415.619.1426

lisa.musich@compass.com

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

Low Supply, Loud Demand: This Week in Menlo Park & Palo Alto

Tuesday, April 21, 2026

My Musings

Inventory across Menlo Park and Palo Alto continues to feel unusually constrained for a spring market—traditionally the most active listing season in Silicon Valley real estate.

I started the day in conversation with a founder actively looking to acquire property for a hospitality concept in downtown Truckee, clear evidence that buyer demand and capital deployment remain strong. Yet on broker tour, the story shifts: fewer listings, high absorption, and outsized competition for anything move-in ready.

Homes that are turnkey, or even those requiring light updates, are consistently attracting multiple offers. This suggests pricing isn’t the issue. Instead, the question becomes: why are sellers holding back in Santa Clara and San Mateo Counties?

A few emerging themes:

• Corporate relocation softness: Fewer inbound moves tied to major tech employers compared to prior years.
• Rate lock-in effect: Sellers holding onto sub-3% mortgages, hesitant to re-enter at today’s rates.
• Economic ambiguity: Layoffs, equity volatility, and macro uncertainty are reinforcing a “wait and see” mindset.
• Lifestyle inertia: Without a forcing function (job change, family shift), many homeowners are choosing to stay put.

The net result: tight supply + resilient demand = continued upward pressure on well-positioned homes.

MENLO PARK 302 – County / Alameda Area

Listing Agent Broker: Josh Rubin, Compass   

Address: 15 San Juan Ave

Bedrooms: 5 – Bathrooms: 5 Full

Sqft: 4726

Lot Sqft: 12187

Price $7,788,000

Original price: $7,850,000 (listed in 2025)

Listing Agent remarks: Stunning 5 bedroom home!

My takeaways: A standout new construction home in Menlo Park that breaks from the ubiquitous white-box trend. Thoughtful architectural details: arched transitions, warm materiality, and restrained use of marble creating a more elevated, custom feel.

The floor plan flows seamlessly, ideal for modern living and entertaining. Positioned at the end of a cul-de-sac, the location offers privacy, though the trade-off is a smaller usable yard due to lot coverage.

See listing details here

Listing Agent Broker: Sally Williams, Coldwell Banker Realty 

Address: 2136 Clayton Dr

Bedrooms: 5 – Bathrooms: 3 Full, 3 Half

Sqft: 3320

Lot Sqft: 11137

Price: $5,498,000

Listing Agent remarks: Craftsman with impeccable quality/design on private lane in West MP

My takeaways: Located on a private lane in West Menlo Park, this home benefits from privacy and lot size, but the interior layout feels fragmented. A mix of architectural styles and piecemeal updates creates inconsistency from room to room.

While technically move-in ready, end-users will likely modernize bathrooms and rework flow over time. This is a classic case of location carrying long-term upside, despite current design limitations.

See listing details here

MENLO PARK 305 – Middlefield to El Camino Menlo Park

Listing Agent Broker: Kimm Terpening, Compass 

Address: 1155 Merrill St #101

Bedrooms: 3 – Bathrooms: 2 Full

Sqft: 1450

Lot Sqft: 56974 (lot size the full complex is on)

Price: $1,695,000

HOA: $1140 p/m

Listing Agent remarks: Don’t miss this updated condo in the heart of Downtown Menlo Park.

My takeaways: A ground-floor condo in downtown Menlo Park offering strong lifestyle appeal offering walkability, outdoor space, and proximity to retail and dining.

The primary drawback, or plus depending upon your point of view, is adjacency to both retail and nearby Caltrain tracks, though strategic landscaping could mitigate sightlines.

For buyers prioritizing location and convenience over absolute quiet, this is a compelling option.

See listing details here

MENLO PARK 308 – Willows / O’Conner Area

Listing Agent / Broker: Omar M. Kinaan, Golden Gate Sotheby’s International Realty

Address: 1205 Woodland Ave

Bedrooms: 5 – Bathrooms: 3 Full

Sqft: 3529 

Lot Sqft: 8603

Price:  $4,398,000

Listing Agent remarks: Beautifully remodeled Craftsman-inspired home-entertainers delight!

My takeaways: I missed this one. I just ran out of steam today and I am not sure why given tour was on the shorter side.

See listing details here

Listing Agent / Broker: Nancy Goldcamp, Coldwell Banker Realty

Address: 217 Mckendry Dr

Bedrooms: 3 – Bathrooms: 1 Full

Sqft: 1150

Lot Sqft: 5005

Price: $2,150,000

Listing Agent remarks: Charming, well-loved bungalow.

My takeaways: Down she goes! This property presents primarily as a developer or end-user rebuild opportunity. While charming in its current form, the layout is functionally obsolete for modern living standards.

Given lot size and location, expect this to transact as land value with redevelopment upside.

See listing details here

MENLO PARK 309 – Flood Park Area

Listing Agent / Broker: Judy Citron, Compass 

Address: 1036 Oakland Ave

Bedrooms: 4 – Bathrooms: 3 Full

Sqft: 2492

Lot Sqft: 5500

Price: $3,895,000

Listing Agent remarks: Custom build, tons of natural light, volume, main floor bed/office, MP schools

My takeaways: Missed this one, I was too close to home to venture in the opposite direction. I am sure it is stunning, Judy always represents wonderful properties.

See listing details here

PALO ALTO 242 – Downtown Palo Alto

Listing Agent / Broker: Kelly Griggs, Coldwell Banker Realty

Address: 270 Everett Ave

Bedrooms: 3 – Bathrooms: 3 Full

Sqft: 1840

Lot Sqft: 2432 

Price: $2,300,000

Listing Agent remarks: Triplex. Excellent investor opportunity. Open 12:00-1:30. Tenant occupied. Updated three unit building featuring three 1 bedroom, 1 bath units, each with refreshed kitchens and baths plus in-unit laundry for each. 

My takeaways: An investment property in downtown Palo Alto, featuring three updated units with in-unit laundry, an increasingly expected amenity.

Strong appeal for investors seeking rental income in a supply-constrained market, though tenant occupancy and limited showing windows require planning.

See listing details here

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