Saratoga Real Estate Market
Prices, homes for sale and how fast they sell.

By Amrit Singh, REALTOR® · Updated October 14, 2026 · MLS data through the end of September 2026

Saratoga at a glance: September 2026

Single family homes, compared with September 2025. The small line under each number is the last 13 months.

Are Saratoga home prices going up or down?

In September 2026, single family homes in Saratoga sold for a median of $4.10M, down 7% from a year earlier. From January to September 2026, the median was $4.27M on 187 sales, flat with the same months of last year, and price per square foot was $1,600, flat with last year.

Saratoga only sees 8 to 32 house sales a month, so one month’s median moves with whichever homes happened to sell. Watch the line, not the latest dot. Price per square foot adjusts for size, and the year to date numbers below are the steadiest read.

This year vs last year

January to September 2026 compared with the same months of last year. These are the steadiest numbers on the page.

How many homes are for sale in Saratoga?

45 single family homes were for sale in Saratoga in September 2026 and 24 sold. That’s 1.9 months of supply, down from 2.2 a year earlier, when 41 were for sale and 19 sold.

Months of supply is homes for sale divided by homes sold that month: how long it would take to sell everything on the market at that pace if nothing new got listed. Under about 4 months usually favors sellers. Over about 6 favors buyers.

How fast are Saratoga homes selling?

Half the houses that sold in September 2026 were on the market 24 days or less, compared with 8 days a year earlier. They sold for 100% of asking on average, down from 103.1% in September 2025.

Condos and townhomes in Saratoga

15 condos and townhomes were for sale in September 2026 and 5 sold, compared with 16 and 4 a year earlier. From January to September 2026, the median was $1.32M on 36 sales, down 29% from the same months of last year, at $907 per square foot. With so few sales each month, the year to date numbers are the ones to trust.

Saratoga vs nearby cities

Single family homes sold from January to September 2026. By price per square foot, Saratoga costs less than Los Altos and Cupertino and more than Los Gatos.

Amrit’s take

If you’re selling in Saratoga

• List in late winter if you can. Saratoga houses sold for 105.3% and 107.8% of asking in February and March 2026.
• Plan for more time than last year: September’s median was 24 days on the market, up from 8 a year earlier.
• With 45 houses for sale in September, buyers compare. Pricing to the last three months matters more than it did a year ago.
• Own a condo or townhome? They sold for 99.9% of asking on average this year.

Get your home’s value, based on the sales that actually compete with your house

If you’re buying in Saratoga

• More choice than last year: 45 houses for sale in September vs 41, and 47 in July vs 28.
• Prices are flat, not falling: a $4.27M median this year vs $4.30M. A well priced house still gets offers over asking.
• Compare price per square foot: $1,600 in Saratoga vs $1,700 in Cupertino and $1,235 in Los Gatos this year.

See Saratoga homes for sale now

Questions people ask about the Saratoga market

Based on information from the MLSListings MLS as of 10/13/2026 for single family homes and condominiums/townhomes in Saratoga: closed sales and active listings by month from October 2024 through September 2026, and closed sales from January 1 to September 30 of 2025 and 2026; and for single family homes in Palo Alto, Atherton, Los Altos, Cupertino, Los Gatos and Santa Clara: closed sales from January 1 to September 30 of 2025 and 2026. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information. Percent changes are calculated from the full figures before rounding.