Palo Alto Broker Tour Report: New Listings & Coffee Insights
Friday, April 10, 2026
My Musings
Palo Alto Broker Tour delivered one of the strongest showings we’ve seen in recent weeks, with a noticeable uptick in overall home quality, thoughtful renovations, and well-positioned pricing across key neighborhoods like Barron Park, Greenmeadow, and Crescent Park. While inventory remains selective, buyer competition in Palo Alto real estate continues to center around homes that balance architectural integrity with modern livability.
A standout, though not yet on market, is 748 Kendall Ave in Barron Park. A thoughtfully expanded Eichler that preserves its original design DNA while adapting seamlessly for 2026 living. Natural wood ceilings, black-framed windows, and a lush, verdant setting create a calm, almost retreat-like feel—exactly what today’s Palo Alto buyers are gravitating toward.
This will be my last Palo Alto Broker tour for the next couple weeks. I am off to Minneapolis next week to catch-up with family and see a Twins game, and the following weekend I head to Healdsburg for my birthday. Woot, woot!
Palo Alto 233 – South Palo Alto
Listing Agent / Broker: Ray Hogue, Compass
Address 744 Mayview
Bedrooms: 3 – Bathrooms: 1 Full
Sqft: 1552
Lot Sqft: 10200
Price: $3,598,000
Listing Agent remarks: Fantastic opportunity to build new or remodel on a 10,200 sf property in So PA
Listing Agent / Broker: Deleon Team, Deleon Realty
Address 226 Ely Pl
Bedrooms: 3 – Bathrooms: 1 Full
Sqft: 1832
Lot Sqft: 9800
Price: $2,988,000
Listing Agent remarks: Eichler charm with unbeatable Greenmeadow location
My takeaways: Classic Greenmeadow Eichler in one of Palo Alto’s most sought-after mid-century neighborhoods. The home shows partial updates, an improved kitchen layout and expanded living space, but still leaves room for value-add improvements. Original windows and a dated primary bath suggest future investment to meet current Palo Alto buyer expectations. Move-in ready, but not fully optimized for today’s design standards.
Palo Alto 236 – College
Listing Agent / Broker: Jennifer Buenrostro, Compass
Address 410 Sheridan Ave #444
Bedrooms: 1 – Bathrooms: 1 Full
Sqft: 804
Lot Sqft: N/A
Price: $998,000
HOA: $757 p/m
Listing Agent remarks: Remodeled top floor condo with AC. Well maintained bldg. Fantastic location.
My takeaways: This building has been selling units for the past year, if not longer. See my original write up on this building from August 2025.
What was meant to be a quick stop turned into a full walkthrough—always a good sign. I ended up touring multiple units, including a few recently sold, which gave a broader view of the building’s appeal and pricing dynamics in this pocket of Palo Alto real estate.
The location is a standout—just steps from California Avenue, now a vibrant pedestrian plaza where residents can easily stroll, dine (Terún is a local favorite), grab coffee, and enjoy live music events like the monthly Third Thursday series. For buyers prioritizing walkability and lifestyle, this is prime College Terrace positioning.
The building itself offers a range of floor plans with thoughtful, design-forward details. Knowing the architecture firm is European explains the departure from typical Palo Alto condo inventory—there’s a distinct character here that avoids the cookie-cutter feel. Built in 1986, the property carries a sense of established quality and scale that feels “older” in the best way.
Originally designed as condominiums but operated as rentals since completion, these units now present a unique opportunity for buyers seeking well-located, design-oriented Palo Alto condos with long-term upside.
Listing Agent / Broker: Nina Moore, Douglas & Moore Real Estate, Inc.
Address 2573 Park Blvd #U204
Bedrooms: 2 – Bathrooms: 2 Full, 1 Half
Sqft: 1319
Lot Sqft: N/A
Price: $990,000
HOA: $918 p/m
Listing Agent remarks: N/A
My takeaways: Location is the headline here, you have proximity to California Avenue, Caltrain, and key commuter routes makes this highly attractive for buyers prioritizing walkability and access. That said, the multi-level layout with significant stair use may limit the buyer pool. Interior courtyard-facing positioning helps mitigate train noise, a key consideration in this submarket.
Palo Alto 237 – Old Palo Alto
Listing Agent / Broker: Deleon Team, Deleon Realty
Address 1932 Emerson St
Bedrooms: 6 – Bathrooms: 6 Full
Sqft: 5310
Lot Sqft: 10000
Price: $9,988,000
Listing Agent remarks: Timeless Old Palo Alto estate on nearly a quarter-acre
My takeaways from 2024: This is one of the most attractive properties. The lush landscaping is breathtaking. The arched, leafy covered gate well, if you follow me on Instagram, you know how much I like an entrance way that gives a bit of mystery. The house will have a difficult layout for some. There are a number of bedrooms and entertainment space on the basement level. Yes, there are bedrooms on the second floor, but that full 6 bedroom count is split between the 2nd floor and the basement level. The main living room and kitchen area are beautifully positioned to enjoy the view of the serene backyard.
Listing History
2022: $11,998,000 with Compass
2023: $11,650,000 with Deleon Team
2024: Stayed off market
2025: $10,500,000 then reduced to $9,988,000 with Deleon Team
2026: $9,988,000 with Deleon Team
Palo Alto 238 – Green Gables
Listing Agent / Broker: Jones/Cassel Team, Intero Real Estate Services
Address: 559 Hilbar Ln
Bedrooms: 3 – Bathrooms: 2 Full
Sqft: 1387
Lot Sqft: 6000
Price: $2,998,000
Listing Agent remarks: Open all day on lockbox. Do not miss this Green Gables charmer!
My takeaways: A classic example of Green Gables Palo Alto charm. Tucked on a quiet street and near Duveneck Elementary, this home checks key boxes for family buyers. Location and neighborhood feel drive value here, making it a strong contender in this price segment.
Palo Alto 239 – Crescent Park
Listing Agent / Broker: Deleon Team, Deleon Realty
Address 428 Maple St
Bedrooms: 5 – Bathrooms: 5 Full, 1 Half
Sqft: 4499
Lot Sqft: 22500
Price: $12,988,000
Listing Agent remarks: Crescent Park estate on more than ½ acre
My takeaways: Understated luxury in one of Palo Alto’s most prestigious neighborhoods. The home excels in scale without sacrificing intimacy. The property offers thoughtful architectural elements like partial walls and fireplaces creating defined yet connected living spaces. Despite close neighboring homes, privacy is well executed. A strong example of high-end Palo Alto real estate done right.
Palo Alto 240 – Community Center
Listing Agent / Broker: Christy Giuliacci, Compass
Address: 839 Melville Ave
Bedrooms: 6 – Bathrooms: 4 Full
Sqft: 3913
Lot Sqft: 7500
Price: $7,150,000
Listing Agent remarks: Exceptional contemporary home w/central courtyard in Community Center.
My takeaways: Architecturally ambitious with a three-story layout and strong indoor-outdoor integration. Window placement and repetition create a modern, design-forward aesthetic. The primary suite on the top floor, however, introduces functional challenges for some buyer segments, particularly families with younger children. Best suited for buyers prioritizing design over traditional layout.
Listing Agent / Broker: Lyn Jason Cobb, Coldwell Banker Realty
Address: 850 Guinda St
Bedrooms: 4 – Bathrooms: 3 Full
Sqft: 1870
Lot Sqft: 4600
Price: $4,588,000
Listing Agent remarks: Where Modern Amenities meet Crescent Park Palo Alto Charm. Do not miss this!
My takeaways: Unassuming from the curb, but opens beautifully into a light-filled, well-designed interior with strong indoor-outdoor flow. Built-ins throughout maximize space—always a plus.
Primary suite is slightly tight, but overall this home is highly aligned with buyer expectations and should move quickly.
Listing Agent / Broker: The Dreyfus Group, Golden Gate Sotheby’s International Realty
Address: 848 Boyce Ave
Bedrooms: 3 – Bathrooms: 2 Full
Sqft: 2041
Lot Sqft: 7400
Price: $3,998,000
Listing Agent remarks: Must see charming Crescent Park home.
My takeaways: Tucked-away properties like this are rare in Palo Alto. Set back via an easement, this fully renovated home offers privacy and a sense of retreat while remaining in a prime Crescent Park location. A compelling option for buyers seeking move-in ready condition with a quieter setting.
Palo Alto 242 – Downtown Palo Alto
Listing Agent / Broker: Stacey Woods / Compass
Address: 206 Everett Ave
Bedrooms: 3 – Bathrooms: 2 Full, 1 Half
Sqft: 1765
Lot Sqft: 2298
Price: $2,695,000
HOA: $125 per quarter
Listing Agent remarks: Contemporary Hopkins Place Home – Rare Opportunity In Downtown PA
My takeaways: Turnkey downtown Palo Alto living with low-maintenance appeal. Smaller lot size and HOA support align well with buyers looking for convenience and proximity to transit, dining, and retail. Feels more like a cohesive townhome community than a custom single-family experience which is important positioning depending on buyer priorities.
Palo Alto 243 – Qualified Stanford Faculty Only
Listing Agent / Broker: Monica & Mandy Group, Compass
Address: 963 Wing Pl
Bedrooms: 5 – Bathrooms: 3 Full
Sqft: 2587
Lot Sqft: 10640
Price: $3,495,000
Listing Agent remarks: A treasure! Updated 5 beds and a great backyard.
My takeaways: The listing agent got this right. This is a treasure of a home, and is a true family home, it might of helped that the family pictures were still all on the walls! Should you be wondering about the price? Given this would likely be $2million + more if it was in Palo Alto proper, Stanford controls pricing on the qualified faculty housing, so lucky them.
PRICE REDUCTIONS
Listing Agent / Broker: Adam Touni, Compass
Address: 685 High St Unit: 5A
Bedrooms: 2 – Bathrooms: 2 Full, 1 Half
Sqft: 1530
Lot Sqft: N/A
Price: $1,695,000
HOA: $1032 p/m
Original: $1,800,000
Listing Agent remarks: Penthouse two-level unit, prime downtown Palo Alto location!
Palo Alto Culture: Coffee & Sweet Spots
For a town its size, Palo Alto overdelivers on coffee and casual hangouts. They really like their ice cream in this town!
- ☕ Blue Bottle Coffee — Minimalist, design-forward, and consistently excellent espresso.Very cool space, within an old movie theater, look for the marquee.
- ☕ Philz Coffee — A local staple; customized blends and a loyal following.
- ☕ Verve Coffee Roasters — Santa Cruz-born with a strong Palo Alto presence; great for meetings.
- ☕ Coupa Cafe — A Stanford favorite with a strong outdoor seating culture. This is a family run business and Nancy Coupal is one impressive lady!
- ☕ Café Venetia — European-style café on University Ave; known for rich espresso, elegant pastries, and a polished, old-world feel. They, by far, craft this most beautiful cappuccinos. All the Israeli VC’s hang out here!
- 🍦 Salt & Straw — Creative, small-batch ice cream that draws lines year-round.
- 🍦 Smitten Ice Cream — Made-to-order using liquid nitrogen; a Palo Alto classic