Menlo Park & Atherton Broker Tour: English Gardens, Price Reductions & a Market Sending Clear Signals

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