LOS ALTOS SINGLE-FAMILY HOMES
Rollover or click map to see more information for each area.
211 North Los Altos
The average price represented a 12% increase from 2024 and a new record high. The median price increased by 13%, also reaching a record high.
There were 96 sales, of which 48% were in the first half and 52% were in the second half. There have only been 5 years since 2002 in which the number of sales was lower. In 2025, 67 of the homes, or 70%, sold for more than list price.
This area had 15 sales over $7 million, including one for more than $11 million.
213 HIGHLANDS
For the third year in a row, the average and median prices remained over $4 million. This is more than double what prices were just 10 years ago.
There were 32 sales, 19 of which sold for more than list price. The high end was strong with 5 sales for more than $5 million and there were no sales for less than $3 million. Homes sold quickly with 66% selling in 12 days or less.
212 COUNTRY CLUB
The average price was up 5% to $4,976,000 after 3 continuous years around $4.7 million. The median price, however, was down 7%. The number of sales was up a significant 41% to 24 sales. The high-end was particularly strong with 8 sales for more than $6 million, including one sale for more than $11 million.
Half of the homes sold for more than list price and half sold in just 12 days or less. These are all clear indications of strong demand for this area.
214 SOUTH OF EL MONTE
For the first time, the average price exceeded $5 million. This represented an 11% increase. The median price also reached a record high of $4.8 million, also representing an 11% increase.
The highest end of the market was particularly strong with 25 sales for more than $5 million, including 3 for more than $10 million. The highest price in all of Los Altos in 2025, at $12 million, was in this area.
RECAP OF 2025
- Record-high average up 9% to more than $5.1 million
- Record-high median price up 10% to $4.85 million
- Number of sales up for third year in a row
- 67% sold over list price (the same as in 2024)
- Homes sold very quickly; 76% sold in 2 weeks or less
NUMBER OF SALES
In 2025, sales increased 5% after a 27% increase in 2024 from the all-time low in 2023. There were 278 single-family homes reported through the Multiple Listing Service. In addition to the single-family home sales, there were 63 condo/townhome sales – just slightly higher than in 2024. If you would like further details on condo/townhome sales in 2025, which are not included in this report, we would be happy to provide them to you.
The number of new listings, at 344, was the highest it has been since the height of the pandemic in 2021. In general, there has been a steady decline of new listings since 2012, which has been a factor in the steady increase in prices since then.
PRICES
Prices once again soared to record highs in 2025. After four years with an average price above $4 million, for the first time the average price exceeded $5 million. Prices escalated in the first quarter of the year with an average of more than $5.9 million, then dropping to $4.8 million+ in the second and third quarters, and $5.1 million in the fourth quarter.
The median price followed suit, reaching a new record of $4,850,000. It too was the strongest in the first quarter at $5,810,000.
131 homes, or 47%, sold for $5 million or more; this compares to just 34% in 2024. The highest end of the market was strong with 28 sales for $7 million or more, compared to 15 sales in 2024.
There were 186 homes, or 67%, that sold for more than list price. Another 19 homes sold at list price and 73 homes sold for less than list price. There were only 6 homes that sold for less than $3 million (the lowest price was $2.5 million).
LENGTH OF TIME TO SELL
Homes sold very fast in 2025, as they have for the past 6 years with a median days on market of just 8. The greatest percentage, 40%, sold in 7 days or less while another 36% sold within 8 to 14 days. There were only 30 homes that were on the market for more than 30 days before selling.
There was a direct correlation between days on market and price. For the 30 homes that required a price reduction, the average days on market was 53; all other homes had an average days on market of just 11. Setting the correct price based on local market knowledge and market conditions is essential to obtaining maximum value and a timely sale.
OUTLOOK
In our report to you last year, we anticipated a more balanced market. It turns out it was indeed a seller’s market with record-high average prices. Demand for Los Altos homes was exceptional and we expect that demand to continue into 2026. Property values are projected to show continued growth, and the number of home sales is anticipated to increase at a moderate pace.
Mortgage rates are forecasted to remain around the low-6% range through 2026, with many analysts expecting them to hover near 6.0%–6.5% on a 30-year fixed mortgage and only modest declines through the end of the year. Periodic dips below 6 percent could provide a modest boost to buyer confidence and transaction activity.
That said, in Silicon Valley, interest rates typically play a smaller role than in many other markets. Buyers often rely on significant financial flexibility – including cash holdings, equity from prior sales, or stock-based compensation – reducing dependence on conventional mortgage financing. As a result, local market behavior continues to be driven primarily by inventory, competition, schools, and the appeal of individual properties rather than rate volatility.
For buyers, decisiveness will remain critical when well-located, well-priced homes come to market, particularly in highly competitive neighborhoods. Sellers continue to benefit from solid demand, but results will depend on careful pricing, presentation, and timing – areas where Troyer & Cabot Group provides a clear advantage.
As always, real estate is a deeply local business, with conditions varying significantly from one neighborhood to the next. By staying attuned to these local nuances and understanding the latest trends – guided by Troyer & Cabot Group, buyers and sellers can navigate the 2026 market with confidence. We remain optimistic on the long-term value of owning a home in Los Altos, which continues to be one of the best places to live in the Bay Area. If you would like more information on any of the information in this report, or if you would like to discuss your specific real estate needs, please give us a call.
The Troyer & Cabot Group represented buyers and sellers of 38 Los Altos homes in 2025. It’s results like this that place The Troyer & Cabot Group as the #2 Large Team in Northern California and #14 in the United States, per RealTrends, 2025.