Atherton is named for Faxon Dean Atherton, a wealthy trader from Chile, who purchased 640 acres and established the first large estate in the area. The completion of the railroad in 1863 attracted other prosperous citizens of San Francisco, hoping to escape the summer fog. The Town was incorporated in 1923, and adopted stringent zoning regulations.
Population: | 6,823 |
Elevation: | 59′ |
Date incorporated: | 1923 |
Number of homes: | 2,539 |
Lowest sale price 2024: | $2,779,000 |
Highest sale price 2024: | $31,800,000 |
Average sale price 2024: | $9,943,945 |
As a result, Atherton retains the pastoral atmosphere enjoyed by those nineteenth century residents, with majority of properties in this exclusive zip code exceeding an acre. No sidewalks, an abundance of heritage oaks, and a ban on commerce, plus equal access to San Francisco and San Jose have made Atherton one of the most expensive addresses in the country. Atherton has been consistently ranked by a national magazine as one of the top five most affluent cities in the country.
2024 in Review | Atherton
The average price increased 4%, to almost $10 million and well over the $9 million mark for the fourth year in a row. Keep in mind that any properties sold in Atherton off-market are not part of this review. Throughout the year, the highest average price was in the second quarter at $11,194,677; in the first quarter the average price was $10,123,636, then in the third quarter the average was $9,217,867, and then it fell in the fourth quarter to $8,651,240.
Median prices had an even more dramatic change by quarter, as seen in the graph. The highest median price was in the second quarter at $9,587,500 followed by the first quarter, which was $7,500,000. Prices then dropped in the third quarter to a median of $6,100,000, and then back up to $7,211,125. Year-over-year, the median price was down 7.5% compared to 2023.
The highest end of the market was strong with 31 homes sold for $10 million or more on the MLS; this compares to 31 in 2023, 29 in 2022, 35 in 2021, and 23 in 2020. The highest priced sale on the MLS was $31,800,000. The second quarter had 15 sales in this category. This was followed by the fourth quarter with 7 sales, the first quarter with 5 sales, and the third quarter with 3 sales for $10 million or more.
The number of homes sold over list price increased significantly. There were 24 homes, or 28%, that sold over list price compared to 13% in 2023 and 41% in 2022. There were also 9 homes that sold at list price and 53 homes, or 62%, that sold for less than list price.
In 2024, the total number of closed escrows in Atherton (per the Multiple Listing Service) totaled 86, up 4% from the 83 sales in 2023. There were 11 homes sold in the first quarter, 34 in the second quarter, 15 in the third quarter, and 26 in the fourth quarter.
The average days on market, at 55, was less than it was in 2023 when it was 63. In 2022, the average days on market was just 27, which was a record low. Pricing was still key to how long a home was on the market. This direct correlation is seen with homes that sold for list price or more, which were on the market an average of 29 days; homes that sold for less than list price were on the market for an average of 71 days.
Las Lomitas School District | 650•854•2880 |
Menlo Park School District | 650•321•7140 |
Redwood City Elementary School Dist. | 650•423•2200 |
Sequoia Union High School District | 650•369•1411 |
Though Menlo Park has its share of luxury properties, its character remains essentially modest. Charming, custom homes on pretty lots line quiet streets. The downtown business district offers a picture of suburban life as shoppers stroll beneath the trees, stopping for a sidewalk coffee, or an ice cream cone. Originally growing up around the train station, built in 1866 and a registered historic landmark, the City of Menlo Park was incorporated in 1927.
Population: | 31,690 |
Elevation: | 72′ |
Date incorporated: | 1927 |
Number of homes: | 11,347 |
Lowest sale price 2024: | $694,500 |
Highest sale price 2024: | $13,750,000 |
Average sale price 2024: | $3,264,373 |
The name was taken from the sign “Menlo Park, 1854” which was painted on the gate erected by two early settlers who emigrated from Menlough in Ireland. Today, the excellent school system and the strong sense of community have made Menlo Park a highly desirable place to work and live. Menlo Park is also headquarters for much of the venture capital money fueling the Silicon Valley economy.
2024 in Review | Menlo Park
The average sale price in Menlo Park reached another record high of $3,264,373. This represents a 1% increase compared to 2023 (and includes both single-family homes and condos/townhomes). Quarterly prices varied and started out below $3 million. The first quarter was $2,857,839; the second quarter was the highest at $3,539,551, then dipped to $3,182,481 in the third quarter, and then back up in the fourth quarter to $3,374,346.
In 2024, the median sale price in Menlo Park increased 5% to $2,740,000, yet not to the record high of $2,800,000 in 2022. The median price was the highest in the second quarter at $3,100,000, following $2,350,000 in the first quarter, then dipped to $2,800,000 in the third quarter, and ended at $2,813,750 in the fourth quarter.
The highest end of the market was strong with 2 homes sold for $12 million more. There were 36 homes that sold for $6 million or more, compared to 28 the previous year. Keep in mind that any Menlo Park properties sold off-market are not part of this review
There were 193 homes, or 52%, sold for more than list price in Menlo Park, compared to 57% in 2023. There were 40 homes, or 11%, that sold at list price and 138 homes, or 37%, that sold for less than list price.
The number of closed escrows in Menlo Park, including single-family homes and townhomes/condos, was 371 compared to 325 in 2023, which was the lowest on records dating back to 2000. This represents a 14% increase from 2023. There were 79 closed escrows in the first quarter, 115 in the second quarter, 99 in the third quarter, and then 78 sales in the fourth quarter.
Homes sold faster with an average days on market of 20, a decline of 26% compared to 2023. The median days on market was 12 compared to 13 in 2023. Pricing was still key to how long a home was on the market. This direct correlation is seen with homes that sold for list price or more, which were on the market an average of just 13 days; homes that sold for less than list price were on the market for an average of 42 days.
Police Non-emergency | 650•330•6300 |
Fire Non-emergency | 650•688•8400 |
Building Permits | 650•330•6704 |
Caltrain | 800•660•4287 |
City Office | 650•330•6620 |
Library | 650•330•2500 |
Post Office | 650•323-2701 |
Voter Registration | 800•345•8683 |
Las Lomitas School District | 650•854•2880 |
Menlo Park School District | 650•321•7140 |
Sequoia Union High School District | 650•369•1411 |
In Portola Valley, named for the Spanish explorer Gaspar de Portola, oak-studded meadows open onto vistas of San Francisco Bay and the unspoiled Coast Range. The area’s first settlement was the logging town of Searsville, founded in the nineteenth century. Farming and cattle ranching were the primary industries until the 1920’s.
Population: | 4,123 |
Elevation: | 455′ |
Date incorporated: | 1964 |
Number of homes: | 2,347 |
Lowest sale price 2024: | $1,320,000 |
Highest sale price 2024: | $18,800,000 |
Average sale price 2024: | $4,917,609 |
After World War II, the valley began to be developed, typically with modest, ranch-style homes on large lots. Long a preferred address of Stanford University professors, Portola Valley has made well-staffed, well-equipped public schools a top priority. The town was incorporated in 1964, with the goal of maintaining the rural ambience of the community, and preserving open space. Today, Portola Valley is known for its unpretentious lifestyle and small-town atmosphere.
2024 in Review | Portola Valley
The average sale price in Portola Valley was $4,917,609. This represents a 12% increase compared to 2023, but still not to the record high reached in 2022 when it exceeded $5 million for the first time. As the year went on, the average price increased slightly each quarter and then escalated at the end of the year. In the first quarter it was $4,024,140, in the second quarter it was $4,158,474, in the third quarter it was $4,639,240, and then it reached its high of $7,203,344 in the fourth quarter when 4 homes sold for more than $10 million.
The median sale price of $4,100,000 represented a 9% increase compared to 2023, although not to the record high of $4,200,000 reached in 2022. The median price was $3,900,000 in the first quarter, then dropped to $3,875,000 in the second quarter, increased to $4,350,000 in the third quarter, and then rose to its highest of $5,320,500 in the fourth quarter.
The high end was strong with 6 sales for $10 million or more on the MLS. 4 of these were in the fourth quarter. There were 12 homes that sold for $7 million or more, compared to 7 in 2023.
The number of closed escrows in Portola Valley declined 46% to 59 sales in 2022, following a record high of 110 sales in 2021. There were 9 sales in the first quarter, 21 sales in the second quarter, 13 sales in the third quarter, and 16 sales in the fourth quarter. Keep in mind that any Portola Valley properties sold off-market are not part of this review.
There were 29 homes, or 38%, that sold for more than list price. This is the same as in 2023. 9 homes sold for list price and 39 homes, or 51%, sold for less than list price.
The number of closed escrows in Portola Valley increased a dramatic 54% to 77 sales in 2024 compared to just 50 in 2023, which was the lowest number of sales on records dating back to 2000. There were 17 sales in the first quarter, 19 sales in the second quarter, 25 sales in the third quarter, and 16 sales in the fourth quarter. Keep in mind that any Portola Valley properties sold off-market are not part of this review.
The average days on market, at 33, was a 15% decline compared to 39 days in 2023. Pricing was still key to how long a home was on the market. This direct correlation is seen with homes that sold for list price or more, which were on the market an average of 14 days; homes that sold for less than list price were on the market for an average of 52 days
Police Non-emergency | 650•363•4911 |
Fire Non-emergency | 650•851•1594 |
Building/Planning | 650•851•1700 |
Caltrain | 800•660•4287 |
City Office | 650•851•1700 |
Library | 650•851•0560 |
Post Office | 650•851•2560 |
Voter Registration | 800•345•8683 |
Portola Valley School District | 650•851•1777 |
Sequoia Union High School District | 650•369•1411 |
Woodside, as the name might suggest, began as a logging town centered around the Woodside Store. Beginning in the 1830’s, the local sawmills supplied the first growth redwood lumber used to build much of old San Francisco. As early as 1852, a regular stagecoach ran between San Francisco and Woodside, which by that time had developed into a community of farms, cattle ranches and vineyards.
Population: | 5,037 |
Elevation: | 379′ |
Date incorporated: | 1956 |
Number of homes: | 2,615 |
Lowest sale price 2024: | $1,099,900 |
Highest sale price 2024: | $16,800,000 |
Average sale price 2024: | $5,079,304 |
The forested seclusion of the area attracted well-to-do San Franciscans, who began constructing often-elaborate county estates, some of which still exist. Woodside was incorporated in 1956 with the purpose of limiting development and preserving the bucolic character of the Town. Today, most of the parcels in central Woodside are a minimum of three acres. Horses are a common sight, and there are several equestrian facilities, as well as miles of trails.
2024 in Review | Woodside
Woodside average price fell in 2024 following a year with record high prices. The average sale price in Woodside was $5,079,304, which represented a 25% decline compared to 2023. It is important to note that a $44.5 million sale in 2023 increased the average price significantly. Prices by quarter increased gradually throughout the year. In the first quarter it was $4,584,737, in the second quarter it was $4,998,632, then it was $5,281,833 in the third quarter, and then completed the year at $5,534,556 in the fourth quarter.
On the other hand, the median price increased 6.5% to $4,260,000. The median price was the highest at $4,850,000 in the first quarter, $3,998,000 in the second quarter, then $4,603,500 in the third quarter, and $4,410,000 in the fourth quarter.
The highest end of the market saw 7 homes that sold for more than $10 million on the MLS, compared to 13 in 2023. The highest priced sale on the MLS was $16,800,000. Of these 7 sales, there were none in the first quarter, 2 in the second quarter, 2 were in the third quarter, and 3 were in the fourth quarter.
There were 23 homes, or 32%, that sold for more than list price compared to 30% in 2023. Another 10 homes sold for list price and 39 homes, or 54%, sold for less than list price
The number of sales, at 72, was up 14% compared to 2023. There were 19 sales in the first quarter, 19 in the second quarter, 18 in the third quarter, and 16 in the fourth quarter. Keep in mind that any Woodside properties sold off-market are not part of this review.
Homes took longer to sell at an average of 89 days; this represents a 34% increase compared to 2023. The median days on market was just 19. Pricing was still key to how long a home was on the market. This direct correlation is seen with homes that sold for list price or more, which were on the market an average of just 23 days; homes that sold for less than list price were on the market for an average of 96 days.
Police Non-emergency | 650•364•1811 |
Fire Non-emergency | 650•851•1594 |
Building/Planning | 650•851•6790 |
Caltrain | 800•660•4287 |
City Office | 650•851•6790 |
Library | 650•851•0147 |
Post Office | 650•368•4163 |
Voter Registration | 800•345•8683 |
Woodside School District | 650•851•1571 |
Las Lomitas School District | 650•854•2880 |
Redwood City Elementary School | 650•482•2200 |
Sequoia Union High School District | 650•369•1411 |