Moves & Metrics

Santa Clara County

• Median Sale Price: $1,920,000 ↑ 11.0% YoY

• Average Sale Price: $2,350,000 ↑ 9.4% YoY

• Average Days on Market: 18 days ↓ 10%

• Sale-to-List Price Ratio: 106.2%

• Active Listings: ↓ 5.8% YoY

What’s happening: Inventory remains historically tight, and buyers are stepping in early. Homes are moving nearly 10% faster than last year, and the 106% sale-to-list ratio tells us overbidding is not isolated — it’s systemic.

With rates near multi-year lows and the AI-driven wealth cycle still fueling the Valley, affluent buyers appear poised to drive an early and competitive spring. Preparation and positioning matter more than ever in this environment.

San Mateo County

• Median Sale Price: $1,850,000 ↑ 8.7% YoY

• Average Sale Price: $2,275,000 ↑ 6.5% YoY

• Average Days on Market: 22 days ↓ 12%

• Sale-to-List Price Ratio: 104.8%

• Active Listings: ↓ 7.2% YoY

What’s happening: Supply continues to lag demand. As new listings trickle on, buyers are absorbing them quickly — especially turnkey properties in core neighborhoods.

The compression in days on market combined with consistent over-asking sales suggests confidence is back. Unless we see a broader economic disruption, the imbalance between supply and demand should continue through peak spring months.

City Highlights

Palo Alto

• Median Price: $3,525,000

• Avg DOM: 14 days

• Multiple sales closed above $7M

• Demand strongest in walkable Old Palo Alto & Crescent Park

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Menlo Park

• Median Price: $2,950,000

• Avg DOM: 16 days

• Strong activity in Allied Arts & Central Menlo

• Limited new inventory keeping competition high

Trend: Buyers are prioritizing lifestyle — proximity, charm, and condition are winning.

Top Sale of January 2026:

1245 Bay Laurel Drive | $9,000,000 |

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Atherton

• Median Price: $7,850,000

• Several luxury transactions, including off-market

• Discretion continues to define this segment

Trend: The ultra-luxury market remains selective but steady. Serious buyers are active.

Top Sale of January 2026:

273 Austin Ave | $28,250,000 | 4.6% Above Asking

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Los Altos

• Median Price: $3,275,000

• Sub-$3M homes drawing multiple offers

• Inventory exceptionally tight

Trend: The “sweet spot” pricing bands are driving competition and compressing timelines.

Top Sale of January 2026:

6746 University Ave | $5,000,000

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Los Altos Hills

• Median Price: $4,650,000

• Estate properties taking slightly longer

• Land values holding firm

Trend: Buyers here are strategic and patient — pricing precision matters.

Top Sale of January 2026:

12690 Dianne Dr | $8,355,000

Key Takeaways For Sellers & Buyers

• Inventory is still the headline. Supply is not keeping pace with demand.

• Overbidding is broad-based, not isolated to one price point.

• Luxury remains resilient, especially in wealth-driven submarkets.

• February momentum suggests an early and potentially heated spring.

If You’re Considering a Move…

The market is rewarding preparation. The difference between a strong result and an exceptional one right now comes down to strategy before a home ever hits the market.

If a move is on your radar for 2026, let’s start building the plan now