Higher sale prices were recorded in the third quarter, with the results shaped by the properties sold and substantial differences in marketing time and negotiation.
The highest quarterly median and average sale prices of 2026 were recorded in Los Altos Hills during Q3. Across 28 closed sales, the median reached $6.625 million and the average exceeded $8 million.
Those figures deserve a closer look. Only 8 of the 28 homes were sold above asking, and an average of approximately 98% of the list price was achieved. Higher quarterly prices were therefore recorded alongside continued negotiation on many transactions.
In a market where acreage, views, architecture, condition, and property scale vary considerably, the quarterly results must be interpreted through the particular homes sold.
Los Altos Hills Real Estate by Quarter
| Measure | Q1 2026 | Q2 2026 | Q3 2026 |
| Closed sales | 17 | 34 | 28 |
| Median sale price | $5,300,000.00 | $5,481,000.00 | $6,625,000.00 |
| Average sale price | $6,004,824.00 | $6,453,332.00 | $8,058,707.00 |
| Average price per square foot | $1,613.00 | $1,646.00 | $1,688.00 |
| Average days on market | 35 | 37 | 31 |
| Average sale-to-list price ratio | 99.70% | 99.40% | 98.20% |
| Homes sold above asking | 41.00% | 32.00% | 29.00% |
Source: Supplied MLS sales data for January through September 2026. Quarters are based on closing dates. Sale-to-list ratios are measured against the recorded list price, rather than the original asking price. Figures are rounded.
Higher Prices Were Recorded Across the Sales Mix
Compared with Q2, an increase of approximately 21% was recorded in the median sale price and approximately 25% in the average.
The average was influenced by a $30 million transaction, as well as three additional sales at or above $10 million. With just 28 transactions in the quarter, considerable weight can be given to a small number of high-priced sales.
The median is less affected by an exceptionally large transaction, but it is still shaped by the mix of homes sold. Neither increase should be interpreted as equivalent appreciation for every Los Altos Hills property.
A more modest increase of approximately 3% was recorded in average price per square foot, further illustrating why several measures should be considered together.
Negotiation Remained Part of the Market
In Q3, approximately 29% of homes were sold above asking, compared with 32% in Q2 and 41% in Q1.
Across all third-quarter sales, an average sale-to-list ratio of 98.2% was recorded. That figure is measured against the recorded list price at sale. Any earlier price reductions are not fully reflected in that comparison.
For sellers, the importance of a carefully supported asking price is reinforced by these results. Higher market-wide sale prices cannot be relied upon to justify the same pricing adjustment for every property.
For buyers, room for negotiation was present in many transactions, although above-asking results were still recorded for some homes.
Marketing Time Varied Considerably
Average days on market declined from approximately 37 in Q2 to 31 in Q3. However, the median increased from 9.5 days to 20.5 days.
These figures describe different aspects of the market. A lower average was recorded, but a longer marketing period was experienced by the middle transaction. An across-the-board acceleration is therefore not supported by the data.
Eleven of the 28 third-quarter homes were sold within 14 days. Other properties required considerably more time, underscoring the importance of evaluating the competition for a particular home.
Looking Ahead to the Final Quarter
Through September, 79 Los Altos Hills sales were recorded, with a year-to-date median price of $5.568 million.
As the final quarter begins, substantial purchases are still being completed, including at the upper end of the market. At the same time, pricing flexibility and longer marketing periods must be considered for some properties.
If buying or selling in Los Altos Hills is on the horizon, I’m happy to talk through what these numbers mean for those plans. I’ll look closely at recent sales and the homes currently on the market, along with the details that matter so much here, from the land and views to the condition of the home. There’s no need to have a timeline in place before we talk. In the meantime, check here for a list of sales this year by Kathy Bridgman. Find a similar article on the Los Altos real estate market update for Q3 2026 here.