Every quarter, I sit down and write what I’m actually seeing — not the sanitized version, not the version designed to make you feel good about the market, but the honest read that I’d give to a friend over coffee. This quarter, the story is nuanced.
The numbers tell one story.
Let’s start with what the data says. Across my seven core markets — Palo Alto, Los Altos, Los Altos Hills, Mountain View, Sunnyvale, Cupertino, and Saratoga — we’re seeing a market that’s recalibrating but not retreating. Median sale prices are holding firm in most neighborhoods, though days on market have ticked up slightly compared to the frenzy of early 2024.
What those numbers don’t tell you is the bifurcation happening beneath the surface. Well-prepared, beautifully presented homes in A-locations are still generating multiple offers and selling above asking. Homes that are overpriced, under-staged, or poorly marketed are sitting — and the longer they sit, the more leverage shifts to buyers.
What this means for sellers.
If you’re thinking about selling in 2026, preparation has never mattered more. The days of listing a home with iPhone photos and getting 15 offers are behind us (and frankly, they were always an anomaly). Today’s buyers are more discerning, more informed, and more willing to wait for the right home at the right price.
The homes that are winning right now aren’t just priced well — they’re presented with a level of care that makes buyers feel something before they ever walk through the door.
This is where my approach to cinematic storytelling, professional staging, and strategic pre-marketing continues to deliver results that outpace the market. In the last quarter alone, my seller clients averaged 104% of list price — and that’s not because I overprice homes. It’s because I invest in presenting them at their absolute best.
What this means for buyers.
For buyers, this market presents a genuine window of opportunity — but only if you’re prepared to act with discipline. There are more homes to choose from than at any point in the last 18 months. Competition is real but manageable if you’ve done the work upfront: pre-approval locked in, search criteria refined, and an agent who knows the listing agents personally.
I’m telling my buyer clients right now: this is the market where preparation gets rewarded. You don’t need to panic, but you do need to be ready. The best homes still move quickly, and the ones who win are the ones who’ve already done their homework before the listing hits the market.
Looking ahead.
I expect the next quarter to bring a seasonal uptick in inventory as we move into the traditional spring selling season. Interest rates remain the wildcard — any movement down will immediately heat up demand, and the pent-up buyer pool in Silicon Valley is enormous. If rates drop even 25 basis points, you’ll feel it in the offer counts within two weeks.
As always, I’m here if you want to talk through what any of this means for your specific situation. No pitch, no pressure — just an honest conversation about your home, your neighborhood, and your timeline.
Talk soon,
Kevin
