Portola Valley

Following the record-breaking average price last year, due to a $65 million and a $25 million sale, the average price declined 14% in the first half of 2026 compared to 2025. The highest price sale in the first half of the year was $14.95 million. The median price is down just 9%. Of the 33 sales in the first half, only 10 sold for more than list price. There were 7 sales for $7 million or more, and there were just 3 sales for less than $2 million. Homes took longer to sell than last year, with a median days on market of 25 compared to 13, but it is important to note that 11 homes sold in less than 2 weeks.

Currently, 7 homes are in contract and pending sale, and there are just 12 homes publicly for sale, and another 4 that are being privately marketed. 11 of the 16 total homes for sale have been on the market for more than 30 days.

Woodside

The Woodside average price increased a significant 20% in the first half of 2026 compared to last year. It crossed over the $7 million level for the first time, which was a result of 9 sales for more than $10 million. It is important to note that 6 of those 9 sales occurred in 2 weeks or less – a clear indication of demand in the high-end. Compared to all of last year, the median price increased 14% to $4.5 million. Of the 43 sales in the first half, only 13, or 30%, sold for more than list price. Homes sold much faster this year, with a median days on market of 20 compared to 40 last year.   

Currently, 7 homes are pending sale, and there are 24 homes publicly for sale, and 3 additional homes that are being privately marketed; all but 6 homes have been on the market for more than 30 days.

Atherton

Atherton real estate was very strong in the first half of 2026, reaching record-high prices. Compared to all of last year, the average price increased 12% to more than $13.3 million for the first time, and the median price increased 14% to a dramatic record high of more than $10.9 million (and this is just for sales on the MLS and not including any off-market sales, of which there were many). Of the 43 sales in the first half, 24 were for $10 million or more, and only 5 were for less than $4 million. 41% of the homes sold for more than list price. The length of time to sell a home improved with the median dropping to 11 days – a decline from 14 days last year. 

There are currently 7 homes pending sale and only 10 homes publicly for sale, plus 4 more homes that are being privately marketed. Of the 14 total homes for sale, 8 are listed for more than $13 million. Only 6 of the homes have been on the market for less than 30 days. 

Menlo Park

The Menlo Park real estate market reached record high median and average prices in the first half of 2026. Compared to all of last year, the median price was up 6% to more than $3.5 million, and the average price was up 11% to just over $4.1 million, and the first time ever over $4 million. There were 5 sales in excess of $11 million and 16 for more than $7 million. Of the 154 single-family homes sold, 90, or 58%, sold for more than list price. Homes also sold very quickly, with 74% selling in 2 weeks or less.

Currently, 15 single-family homes are in contract and pending sale, only 23 homes are publicly for sale, and 7 homes are being marketed privately. Of the 30 homes for sale, only 7 have been on the market for more than 30 days.

Palo Alto

The Palo Alto real estate market reached record high median and average prices in the first half of 2026 compared to all of last year. The median price was up 5% to more than $4 million for the first time, and the average price was up 9% to over $5 million and the first time ever at that level. There were 13 sales in excess of $10 million and 35 for more than $7 million. Of the 213 single-family homes sold, 150, or 70%, sold for more than list price. Homes also sold very quickly, with 72% selling in 2 weeks or less. 

Currently, 26 single-family homes are in contract and pending sale, 34 are publicly for sale, and 5 are being privately marketed. Of the 39 homes for sale, only 15 have been on the market for more than 30 days.

Los Altos 

The Los Altos real estate market reached record highs in the first half of 2026. Compared to all of last year, the median price increased 3% to $4.96 million, and the average price increased almost 1% to $5.16 million. The highest end of the market was strong with 20 sales for $7 million or more. Of the 148 single-family home sales in the first half, 100, or 68%, sold for more than list price. Homes also sold very quickly, with 76% selling in 2 weeks or less.

Currently, 15 single-family homes are in contract and pending sale, 15 are publicly for sale, and 4 are being privately marketed. 

Los Altos Hills

The Los Altos Hills real estate market also reached a record high average price in the first half of 2026, increasing just slightly to $6,343,679. The median price declined just slightly compared to all of last year, when it was $5.5 million. The highest end of the market was strong, with 5 sales for more than $10 million and 13 sales for more than $7 million. Of the 49 sales in the first half, 18, or 37%, sold for more than list price. Homes also sold quickly, with 51% selling in 2 weeks or less. 

Currently, there are 14 homes pending sale in Los Altos and only 15 homes publicly for sale. In Los Altos Hills there are 8 homes pending sale and 16 homes publicly for sale in Los Altos Hills.