May 2026
Saratoga is a quiet community with top-ranked schools and a very vibrant downtown. A very desirable place to live. Click here to see additional information on the Saratoga Community and Schools.
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The Annual Median Price rose by 3.6% during the first nine months of 2025 . The annual increase in the median price for Saratoga homes has averaged 6.7% per year (CAGR) since 1998.
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Market demand for Saratoga homes is strong. The average Days on Market (red line) are at historic lows. Sales vs. List Price (blue line) remains over list.
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The supply of New Listings (blue line) for Saratoga homes rebounded in 2024, but is still slightly below historical levels.
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Saratoga home prices span are relatively large range. Most homes are in the $2M to $5M price range. Homes with Saratoga schools or larger lots in the surrounding hills command higher prices.
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The actual amount varies significantly by the size of the home, the schools and the lot. The scatter chart above shows the distribution of both home sizes and $ per SQFT.
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The Quarterly Median Price provides insight into the annual averages.
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Keep in mind that the fluctuation may be due to a change in the mix of homes selling in a particular month, not necessarily changes in home values.
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The average Days on Market is seasonal with Nov-Jan typically being the longest.
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Final sales prices over list price suggests the number of competing offers.
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Homes selling within the first 10 days on market are selling for well over list.
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The monthly supply of New Listings is seasonal with Nov-Dec being the slowest time of year.
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The monthly Inventory of Active listings is as of month-end.
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The monthly number of Sales is seasonal.
Source: The data above is obtained directly from MLSlistings, the multiple listing service (MLS) serving Santa Clara and San Mateo counties. The information is deemed to be accurate, however is not guaranteed.