July brought renewed strength to the market, with prices and sales both moving higher even as available inventory tightened considerably. The numbers point to a competitive environment, particularly at the upper end, while longer market times show that buyers are still being selective.

Key Market Highlights

• Median sale price: $4.41M, up 16% YoY.
• Year-over-year price growth improved from -1% in June to +16% in July.
• 113 closed sales, up 10% YoY.
• 131 active listings, down 42% YoY.
• 109 listings in contract.
• Median price per square foot: $1,821, up 5% YoY.
• Sale-to-list price ratio: 100%, unchanged from last July.
• Average days on market: 47 days, up 57% YoY.

Median sale price was $4.41M in July 2026, up 16% YoY from $3.80M. Woodside recorded the largest median sale price increase at 57%, followed by Los Altos at 19% and Menlo Park at 7%. Portola Valley declined 12%. 

East Palo Alto recorded the most closed sales under $1M, with 5 transactions. Palo Alto had the most sales above $5M, with 13. 

There were 131 active listings, down 42% YoY. Palo Alto had the most active listings with 27, while Atherton had the greatest concentration of listings above $5M. 

Median price per square foot was $1,821, up 5% YoY. Atherton had the highest at approximately $2,231 per square foot. 

The sale-to-list price ratio was 100%, while price reductions totaled 38, down 21% YoY. Average days on market was 47 days, up 57% YoY.