LOS ALTOS SINGLE-FAMILY HOMES
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211 North Los Altos
- Highest average sales price in Los Altos
- 54 total sales, 39 in the 2nd quarter
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81% sold for list price or more
The average price in the 1st quarter was $5,739,400 and $5,234,879 in the 2nd quarter resulting in a 1st half average price of $5,375,024, which was 9% lower than the same period last year. There were 15 sales for $6 million or more, including 6 sales for more than $8 million. The highest priced sale in all of Los Altos at $9,555,000 was in this area.
There were just 15 sales in the 1st quarter and 39 sales in the 2nd quarter. This low number was due to the few number of homes for sale
A significant 81% of the homes in the 1st half sold for list price or more. The average price per square foot in North Los Altos in the 1st half was a new record at $2,183. This was 6% higher than it was in the 1st half of 2025.
213 HIGHLANDS
- Dramatic new record-high price
- No sales for less than $3.4 million
- 53% sold over list price
There were just 4 sales in the 1st quarter and then 13 sales in the 2nd quarter. The total of 17 sales compares to 14 sales in the 1st half of 2025. The average price, at $4,624,102, was up 11% from 2025 and the median price at $4,600,000 was up 15%. No homes sold for less than $3 million and only 2 sold for less than $4 million.
Of the 17 sales, 9 were for more than list price, including the most expensive sale at $6,960,000, which sold for 75% over list price. This area did take longer for homes to sell.
The average price per square foot in the 1st half was $1,693, which was 4% lower than it was last year.
212 COUNTRY CLUB
- Median price up; average price down from 2025
- 7 of the 13 sales were for more than list price
- 5 sales were for more than $5 million
There were 13 sales, compared to 16 sales in the 1st half of 2025. Of the 13 sales, 7 were for more than list price, indicating a high level of demand. The average price, at $4,571,129, was down 8% and the median price was up 13% compared to all of 2025 and rising above $4 million for the first time. While not a record high for the area, there was one sale for $8.25 million that sold for list price in just 6 days.
Of the 13 sales, 8 sold in 12 days or less, another clear indication of demand. Only one home sold for less than $3 million. The average price per square foot was $1,916 – a dramatic record high for the area.
214 SOUTH OF EL MONTE
- Record-high average and median prices
- 9 sales for $7 million or more
- 73% sold over list price
There were 62 sales in the 1st half of 2026 compared to 65 in the 1st half of 2025. There were 26 sales in the 1st quarter and then 36 sales in the 2nd quarter. The average price was up 3% compared to 2025 and the median price was up 6% exceeding $5 million for the first time.
Of the 62 sales, 45, or 73%, sold over list price. Another clear indication of demand was how quickly homes sold – 81% sold in 2 weeks or less. There were 2 sales for more than $8 million and 1 sale for less than $3 million.
Price per square foot in the 1st half was $2,142, which was a new record high and the first time exceeding $2K per square foot.
RECAP OF 1st Half 2026
- Average price steady with last year; up just slightly
- Average price exceeded $5.1 million
- Median price exceeded $4.9 million; up 1% from last year
- Homes sold very quickly
- 68% sold over list price
NUMBER OF SALES
There were 146 sales of single-family homes reported through the Multiple Listing Service in the 1st half of 2026. This compares to 140 in the 1st half of 2025 and 123 sales in the 1st half of 2024. After years of declining inventory, the number of homes available for sale has increased, resulting in more sales.
In addition to the 146 single-family home sales, there were 32 condo/townhome sales. If you would like further details on condo/townhome sales this year, which are not included in this report, we would be happy to provide them to you.
PRICES
Prices were steady. The average increased less than 1% since last year to $5,152,486. The median price increased 1% in the 1st half to $4.92 million, which compares to $5.1 million in the 1st half of last year. In both North and South Los Altos, both the average and median prices remained over $5 million, as they were last year.
Unlike last year’s 1st half, which had 3 sales between $11.5 million and $12 million, there have been no sales over $10 million this year, however, there were 9 sales between $8 million and $10 million. The vast majority of the homes, 49%, sold for $5 million or more. 68% of the homes sold for more than list price, which compares to 71% in the 1st half of last year.
The price per square foot in the 1st half was $2,085 – a new record high and the first time exceeding $2K per square foot.
LENGTH OF TIME TO SELL
Strong demand was evidenced by how quickly homes sold with a median days on market of just 8. 77% sold in 2 weeks or less and 43% sold in one week or less. Only 13% took longer than 30 days to sell.
OUTLOOK
As outlined in our Market Outlook at the beginning of the year and again in our 1st Quarter Report (both available on the Market Data tab at troyercabot.com), continued buyer demand was anticipated throughout 2026, and that is exactly what has unfolded. The limited supply of available homes has remained the defining characteristic of the market, and there is little indication that inventory will increase significantly during the second half of the year.
With the continued strength of the stock market and the anticipated IPOs of several AI-related companies, buyer confidence is expected to remain strong. Financial market fluctuations and geopolitical events could still create periods of uncertainty, but the underlying fundamentals that have long supported the Los Altos market remain firmly in place. Exceptional schools, a vibrant downtown, proximity to many of the world’s leading technology companies, and a limited supply of homes continue to drive demand and support home values.
With just 16 homes currently available for sale, plus another 5 being marketed privately, conditions continue to favor sellers. If you are considering a move, this is an excellent time to explore your available opportunities. Troyer & Cabot Group has a long history of efficiently preparing homes for market, positioning them to achieve exceptional results, and guiding clients through every step of the process. Please contact us to schedule a confidential consultation, without obligation, to learn what today’s market could mean for you.