The end of the 3rd quarter is a good time to take a look at how the real estate market compares to previous quarters. In terms of gauging market performance, we like to look at the median sales price as it tends to be a more accurate price indicator than the average, which can be inflated or deflated based on the sale of just one or two really high- or low-end properties. 

The low inventory of homes for sale remains a significant factor in the overall market. We continue to stress to our clients that optimal pricing, meticulous presentation, and exceptional marketing still yield outstanding results. There are active buyers in all price ranges, particularly with the strength of the stock market and the AI sector here locally.

Real estate remains highly individualized and defies generalization within our local communities. We would love to sit down with you and review our real estate market strategies. Whether a seller or a buyer, let’s talk about your individual needs.

Portola Valley

The 3rd quarter median price was $5,150,000, which far exceeded the all-time median price high in 2025 when it was $4,250,000. The 3rd quarter price of $5,150,000 compared to $3,600,000 in the 2nd quarter and $4,816,875 in the 1st quarter. The median price year-to-date through the 3rd quarter, at $4,250,000, is up less than 1% compared to the same period last year.

There are only 15 homes available for purchase, and another 3 are not publicly advertised. 

Woodside

The 3rd quarter median price was $4,075,000 compared to $4,500,000 in the 2nd quarter and $4,975,000 in the 1st quarter. The median price year-to-date through the 3rd quarter, at $4,400,000, is up 13% compared to the same period last year.

Inventory did increase in the third quarter, and there are now 29 homes available for purchase, plus 3 not publicly advertised.

Atherton

In Atherton (per the MLS and not including any off-market sales), the 3rd quarter median price was $12,250,000 compared to $10,000,000 in the 2nd quarter and $15,709,230 in the 1st quarter. The median price year-to-date through the 3rd quarter, at $11,650,000, is up 33% compared to the same period last year. 

There are just 19 homes available for sale, plus 4 not publicly advertised. 

Menlo Park

The 3rd quarter median price for single-family homes was $3,700,000 compared to $3,825,000 in the 2nd quarter and $3,200,000 in the 1st quarter. The median price year-to-date through the 3rd quarter, at $3,575,000, is up 8% compared to the same period last year. 

There are 35 single-family homes available for purchase, plus 7 not publicly advertised. 

Palo Alto

The 3rd quarter median price for a single-family home was $4,200,000 compared to $4,100,000 in the 2nd quarter and $4,030,000 in the 1st quarter. The median price year-to-date through the 3rd quarter, at $4,125,000, is up 6% compared to the same period last year. 

Inventory did increase in the third quarter, though there are still only 31 single-family homes available for purchase, plus 5 not publicly advertised. 

Los Altos 

The median price year-to-date through the 3rd quarter, at $4,920,000, is up 1% compared to the same period last year. There are only 15 single-family homes available for purchase in Los Altos, plus 4 not publicly advertised. This is record low inventory for Los Altos

Los Altos Hills

The median price year-to-date, at $5,568,000, is up less than 1% compared to the same period last year. There are just 15 homes for sale, plus 3 that are being privately marketed. This is record-low inventory for Los Altos Hills.