Leave a Message

Thank you for your message. We will be in touch with you shortly.

October Offers & Market Update

Los Altos Remains the Hottest market!

Stanford Circle Real Estate Market Update

 

🏡 October Market & Offers Update

Los Altos Remains the Hottest Market on the Mid-Peninsula

🌟 Key Highlights

Median Price: ⬆️ 11% year-over-year to $4.8 M
(Palo Alto +5.4% → $3.8 M | Menlo Park +3.5% → $3.3 M)

Speed of Sales: Homes sell in a median of 8 days, forcing quick buyer decisions.

Overbidding: Buyers paying 6% above asking on average
(vs 4% in Palo Alto | 2% in Menlo Park)

Bidding Wars:
• 12% of Los Altos homes closed ≥ $1 M over list
• 33% sold ≥ $500 K over list
(Palo Alto 3% | Menlo Park 0%)

Luxury Segment: 86 homes (≈ 46% of sales) closed > $5 M.

Inventory: ⬆️ 17% YoY; new listings up 35% in July–August
(Palo Alto +9% | Menlo Park –2%)

💎 Palo Alto: Ultra-Luxury Momentum

While Los Altos led overall growth, Palo Alto set new ultra-luxury records this year.

18 sales > $8 M YTD (13 in H1 — most ever in six months).

Speed: 7 of those entered contract in < 1 week (vs 47 days last year).

Neighborhood Spotlight: Old Palo Alto ≈ 50% of all $8 M+ sales; inventory ⬆️ 21% YoY.

Top Sales over $15M:

330 Santa Rita Ave, Palo Alto – 4,500 SF living space, 24,000 SF lot sold for $40M

840 Lincoln Ave, Palo Alto – 8,386 SF, Lot 20,000 SF  Listed at $17.5 M → sold $19.2 M (3 offers)
1650 Waverley Street, Palo Alto – Listed & Sold for $18 M - 28,000 SF Lot

Comparisons: Menlo Park 12 sales > $8 M | Los Altos 11

Palo Alto Highlights

Address

List Price

Sold Price

Δ Over List

Offers

840 Lincoln Ave

$17.5 M

$19.2 M

+$1.7 M

3

1310 Greenwood Dr

$5.498 M

$6.000 M

+$502 K

5

2526 Webster St

$4.858 M

$5.520 M

+$662 K

8

4244 Los Palos Pl

$3.980 M

$4.720 M

+$740 K

16

3173 South Ct

$3.298 M

$3.900 M

+$602 K

16

1033 Guinda

$3.850 M

$4.2M+

 +$350K

3

 

 

 

 

 
             

 

Atherton Highlights

123 Stockbridge Ave, Atherton – listed at $7.998M Sold with 16 offers - $10M plus

It was a perfect opportunity to split the lot into two parcels under SB 9. The width was 320 SF by 157 Length – 2 new homes could sell for $16M to $18M range each 

 

🔥 Bidding Wars Heating Up Across the Valley

Los Altos is on fire — any home with a decent lot size is selling above $4 M.

In September, 39 properties — double last month’s number — sold for $200 K+ over list.
Twenty of those closed $400 K+ above asking amid fierce multiple-offer battles.
Despite higher rates and economic uncertainty, buyer demand remains unshaken.

💥 One West San Jose home sold nearly $1 million over asking, and 11 properties attracted 10 + offers within a week.

📍 Highlight Transactions and Offer Counts

Most Competitive Bidding Battles

49 Cielito Drive, Los Altos:  13 offers (Listed at $5.5M Sold over $6.6M)

130 Garland Way, Los Altos : 18 offers  (Listed at $4.998M sold for $6.678M)

892 W Knickerbocker Dr, Sunnyvale: 23 offers

892 W Knickerbocker Dr, Sunnyvale: 23 offers

1376 Brook Glen Dr, West San Jose: 20 offers

1539 Crespi Dr, West San Jose: 17 offers

543 Crawford Dr, Sunnyvale: 13 offers

1514 Samedra St, Sunnyvale: 12 offers

735 Winstead Terrace, Sunnyvale: 11 offers

788 Mayten Tree Ct, Sunnyvale: 11 offers

20211 Argonaut Dr, Saratoga: 11 offers

14251 Paul Ave, Saratoga: 10 offers

3173 South Ct, Palo Alto: 16 offers

4244 Los Palos Pl, Palo Alto: 15 offers

🌞 Sunnyvale Highlights

Address

List Price

Sold Price

Δ Over List

Offers

949 Bidwell Ave

$1.988 M

$2.300 M

+$302 K

3

735 Winstead Terrace

$999 K

$1.281 M

+$281 K

11

1190 Morse Ave

$1.191 M

$1.551 M

+$360 K

—

788 Mayten Tree Ct

$2.289 M

$2.800 M

+$511 K

11

992 Planetree Pl

$2.389 M

$3.001 M

+$612 K

9

892 W Knickerbocker Dr

$2.789 M

$3.568 M

+$779 K

23

1514 Samedra St

$2.899 M

$3.650 M

+$751 K

12

543 Crawford Dr

$2.099 M

$2.550 M

+$451 K

13

(Additional Sunnyvale, Cupertino, and Saratoga results follow in detailed tables if you’d like to include them in collapsible sections.)

🍎 Cupertino / West San Jose Highlights

Address

List Price

Sold Price

Δ Over List

Offers

891 E Estate Dr, Cupertino

$3.999 M

$4.205 M

+$206 K

—

10211 E Estate Dr, Cupertino

$2.999 M

$3.550 M

+$550 K

7

1376 Brook Glen Dr, W San Jose

$2.650 M

$3.616 M

+$966 K

20

1094 Windsor St, W San Jose

$3.999 M

$4.700 M

+$700 K

6

🌳 Saratoga Highlights

Address

List Price

Sold Price

Δ Over List

Offers

14251 Paul Ave

$2.388 M

$2.757 M

+$369 K

10

20211 Argonaut Dr

$3.788 M

$4.600 M

+$812 K

11

15195 El Camino Grande

$4.098 M

$4.900 M

+$802 K

6

19521 Tweed Ct

$4.998 M

$5.350 M

+$352 K

—

🚀 Market Outlook

The Silicon Valley housing market continues to amaze.
With the AI boom projected to last through 2027, prices could climb even higher next year — especially if interest rates ease and the stock market stays strong.

✨ The energy, optimism, and tech-driven wealth fueling this market continue to make the Mid-Peninsula one of the most competitive housing corridors in the nation.

Call me at 650.960.5363 if you want to know about some private, exclusive homes coming to the market!

 

Disclaimer: Information I share about market activity and offers comes from a variety of sources, including conversations with agents, sellers, buyers, and feedback from lenders. While I strive for accuracy, these updates may not always be 100% verified or reflect final outcomes.

Thanks For Reaching Out!