Above Asking

Nearly four in ten Palo Alto home purchases this year were completed entirely in cash.

In a market where homes routinely cost several million dollars, that is a striking concentration of purchasing power. Of the 299 single-family sales that went into contract in 2026 and closed by September 25, 114 were recorded as all cash — the highest share since 2016.

For homeowners, this helps explain why mortgage-rate headlines alone cannot tell the whole story of demand in Palo Alto.

It’s the question I get whenever rates are in the news: doesn’t everyone in Palo Alto pay cash anyway? Not everyone. But more than most people think, and more than at almost any point in the last decade.

Rates still matter. But how much they matter to your sale depends partly on who is likely to buy your home — and what will persuade those buyers to compete for it.

How many buyers paid cash

Of the 299 Palo Alto homes that went into contract this year and closed by September 25, 38% were bought with all cash. That’s the highest share since 2016.

The long view is a surprise. In the mid-2000s, fewer than 1 in 10 buyers paid cash. The share climbed through the 2010s and peaked at 43% in 2015. It fell to 21% in 2021, when rates were under 3%, and has climbed every year since but one.

So here’s a fair question: do rates drive the cash share? Over 28 years, not in any steady way — cash rose right through the 2010s while rates were low and falling. The last five years have moved together, which is five annual points against twenty that went the other way. Worth noticing, not enough to call a pattern. What I can say plainly is the narrower thing: when borrowing got expensive, a larger share of the buyers who won homes here were the ones who didn’t need to borrow.

The other 6 in 10

The flip side matters just as much. The other 62% of this year’s buyers didn’t pay all cash, which in Palo Alto mostly means a jumbo mortgage. For them, rates aren’t abstract.

On this year’s median Palo Alto sale of $4.14 million, a 20% down payment leaves a loan of about $3.3 million. At this week’s 7.66% jumbo average, principal and interest come to roughly $23,500 a month. Every quarter point adds about $560 to that, or close to $6,800 a year.

For most of those buyers, that kind of math doesn’t decide whether they buy in Palo Alto. It does shape how far they’ll stretch on a particular house, and how many of them show up for it. That second part is the one I watch most closely, because the price a Palo Alto home finally sells for is usually set by the second and third most motivated buyer in the room, not the first.

What rates did to Palo Alto prices last time

The closest thing to a recent test is 2022, and it isn’t a clean one.

During 2022, the average 30-year rate went from about 3.8% to 6.7% in three quarters. Palo Alto felt it. The share of homes selling over asking fell from 74% in the first quarter to 32% in the fourth, and the median price per square foot slid about 16% from spring to year end.

Then something interesting happened. Rates stayed high, between about 6% and 7.3% for three years, and the market came back anyway. In the third quarter of this year, before rates passed 7%, 76% of Palo Alto homes sold over asking.

Two cautions belong right next to that. Tech stocks also fell hard in 2022, so the rate jump wasn’t working alone, and nothing in this data separates the two. And one cycle is a story, not a rule — which is why I read 2022 as evidence that Palo Alto responds to a shift in buyers’ finances, and not as a measure of what any particular rate move is worth.

What the cash share doesn’t tell you

The MLS records how a buyer paid, not where the money came from. Stock, the sale of another home and family help all look the same in this column. An all-cash buyer can also take out a loan after closing. So 38% is a real number about a real thing — and it is not a measure of who can afford your house.

How I read an offer when “cash” is on the top line

“Cash” is the word a seller’s eye goes to first, and on its own it settles less than people expect.

When I sit down with a seller and more than one offer in front of us, the price is where we start, not where we finish. I’m reading the deposit, and what its size says about how committed this buyer actually is. Whether the appraisal and loan contingencies are removed, shortened, or still fully in place — and if they’re in place, where that leaves you if the buyer walks. How solid the proof of funds really is, because a screenshot of a brokerage account and a verified bank balance are not the same document. The closing date, measured against your own next move rather than against the calendar. Whether a rent-back is offered, needed, or quietly assumed. And who the buyer’s lender is, because at Palo Alto loan sizes some lenders close in three weeks and some do not.

A financed offer with real money down, short contingencies and a close that fits your plans can be a better outcome for you than a higher all-cash offer that wants sixty days and a full inspection window. When I think that’s the case I’ll say so, and I’ll show you what I’m weighing rather than just handing you a recommendation. The decision is yours. My job is to make sure it’s an informed one rather than a hopeful one.

Before you spend money on the house

This is where I can save an owner the most, and it’s the decision owners most often make alone — almost always in the direction of doing more than the house needs.

When I walk through a home I’m not making a wish list. I’m looking at a narrower set of things: which two or three rooms a buyer will actually decide in, and what the eye lands on in the first few seconds of each; how the floor plan reads on the way through, and whether anything interrupts that walk; where the light comes from and at what hour; what the outdoor space could become with very little done to it; how the street and the approach set expectations before anyone is through the door; and what else is likely to be on the market the same weeks yours is, because buyers judge your house alongside those, not on its own.

Out of all of that, only a handful of things usually change what a buyer will pay. The rest is money you don’t have to spend. Which handful it is depends entirely on the house, which is why I won’t guess at it from the outside — and why this conversation is worth having before the contractor, not after.

What this means if you’re thinking about selling

If a move is already on your horizon, here’s how I’d think about this fall:

1. Talk to someone before you spend anything. Preparation is the part of a sale that is hardest to undo and easiest to overpay for. An hour walking the house together, before any money is committed, is the cheapest hour in the whole process and usually the one that moves the final number most.
2. Plan for both buyers. With roughly 4 in 10 paying cash and 6 in 10 borrowing, a home here usually needs to work for both. Which of them your house is most likely to attract shapes how I’d prepare it, price it and launch it — and that’s a judgment about your house, not about the market.
3. Expect financed buyers to be careful this month. A quarter point is real money at Palo Alto loan sizes. That’s a reason to get the presentation and the price right from day one, and a weaker reason to wait.
4. Don’t build a plan on guessing rates. This year alone, Freddie Mac’s average has been as low as 5.98% (in February) and as high as 7.28%. Your house, your timing and your next move are better places to start.

Rates matter in Palo Alto, just less evenly than the headlines suggest. Which buyers your home attracts, how far a rate move actually reaches them, and what is genuinely worth doing to the house before it goes out are all questions about your house rather than about the market.

If a sale is anywhere on your horizon, come and talk to me before you spend money on improvements. I’ll walk the house with you and tell you honestly what I think it needs and - just as importantly — what it doesn’t. You’re free to do whatever you like with that. No commitment, and nothing to sign. In English or 中文.

Talk through your home’s numbers

Prefer to text? Text Maggie at 650.709.5588.

Another Fed headline. Another reason to wonder whether this is still a good time to sell.

The September meeting minutes, released October 7, show that most Fed participants considered another rate increase likely to be appropriate before year-end. Meanwhile, higher borrowing costs are giving buyers more to think about.

For Palo Alto homeowners, the useful question is how that changes the buyers, competition, and timing for your particular home.

My approach: review those conditions before changing your plans. A Fed headline alone isn’t enough to decide whether to list or wait.

What the Fed said, and what it means for mortgages

At its September meeting, the Fed raised its target range by a quarter percentage point, to 3.75%–4%. The minutes leave room for another increase this year, while making clear that future decisions depend on incoming information. They do not commit the Fed to a December increase.1

The Fed’s policy rate influences borrowing conditions, but it does not directly set the rate on a 30-year mortgage. Fixed mortgage rates often move with longer-term bond yields, including the 10-year Treasury; the gap between them also changes. The actual quote also depends on the loan terms, the lender’s pricing and the borrower.2

The 10-year Treasury measure published through FRED was 5.31% on October 5 and 5.27% on October 6. Those are dated observations, not a live mortgage quote.3

The practical point for sellers: buyers’ financing can change before the next Fed meeting. Waiting for an announcement does not guarantee a better selling window.

A small rate change can mean a meaningful budget change

Consider an illustrative $4.137 million purchase with 20% down: a loan of $3,309,600. On a fully amortizing, 30-year fixed-rate loan:

Moving from 6.5% to 7.5% adds about $2,222 a month, or approximately $26,700 a year, for the same loan amount.

These are hypothetical scenarios, not available loan offers. They exclude property taxes, insurance, and other ownership costs.4

A buyer may respond by increasing the down payment, reducing the purchase budget, considering different financing, or waiting. I can’t assume which choice they will make. But sellers should recognize that the same house can represent a different financial commitment as rates change.

Palo Alto has cash buyers. That doesn’t make it immune.

In my analysis of 299 Palo Alto single-family sales that went into contract in 2026 and closed by September 25, 38% were recorded as all-cash purchases.5

That is useful context. It does not mean rates are irrelevant to the remaining buyers, or that cash buyers will pay any price. They still compare alternatives and decide what a home is worth to them.

The timing of the data matters, too. Sales closed by September 25 cannot tell us how buyers will respond to October’s financing conditions.

If your home is coming to market now, I would look closely at its current competition, recent comparable sales, and what fresh showings and offers tell me.

What I would review before you list

The homes your buyers can choose instead.

Last spring’s sale may be useful background, but buyers are choosing among today’s options. I would compare your home’s condition, layout, location, and asking price with the relevant alternatives, then consider what recent sales tell us.

The preparation that deserves your time and money.

This is a good moment to be selective. I help sellers decide what to improve, what to leave alone, and how to present the home clearly. A larger renovation budget is not automatically a better strategy; sometimes focused work is the right fit.

The plan for the first weeks on the market.

I want the price, photography, presentation, and outreach to work together from the start. Then I watch the response: inquiries, showings, feedback, and offers. If interest falls short, I’ll look at why and recommend what to change, and you decide.

The cost of waiting in your own life.

Your move, carrying costs, preparation schedule, and flexibility matter alongside market conditions. Waiting may make sense for one owner and create unnecessary expense or disruption for another.

Should you sell now or wait?

I would want to understand your home and your plans before recommending either.

If selling is on your mind, send me your address and approximate timing. Together we can review the competition, discuss a realistic pricing approach, and identify what I would, and wouldn’t, do before listing.

You do not need a finished renovation or a firm moving date to start that conversation.

Discuss my home’s price and timing

Or call or text Maggie: 650.709.5588. English and Mandarin.