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Atherton Atherton Home Prices & Recent Sales

Understanding your Atherton home’s market starts with choosing the right comparisons. Explore recent sales, then let’s look closely at the grounds, architecture, privacy, and presentation that distinguish your property.

Every single-family sale recorded in Atherton over the period stated below — where each one is, what it fetched, and how it did against the price it first asked.

Atherton · San Mateo County

What this town actually did.

90Sold
$11.7MMedian
$2,225Median / sq ft
11Median days
Cartan Athletic FieldsSharon Hills Park Oak Grove AvenueBay RoadAlmendral AvenueTuscaloosa AvenuePark LaneCotton StreetCamino Al LagoPolhemus AvenueJames AvenueIrving AvenueEncinal AvenueWatkins AvenueLaurel StreetRidge View DriveKentfield AvenuePalmer Lane El Camino RealMiddlefield Road El Camino to AlamedaLindenwood AreaMiddlefield to El Camino AthertonAlameda to 280

Closed sales of single-family homes in Atherton, Palo Alto, from October 17, 2025 to October 14, 2026. Source: MLSListings. Each sale is listed with the firm that represented the seller. Information deemed reliable but not guaranteed. Figures are medians rather than averages — one very large sale should not move a neighborhood’s number. 1212 sales were recorded in this period; 90 of them carried coordinates and are drawn here. Base map data © OpenStreetMap contributors.

Atherton in one paragraph

1212 single-family homes sold in Atherton from October 17, 2025 to October 14, 2026, at a median of $11.65M. The typical one is a 4,936 sq ft house from 1989 on a 1-acre lot, at $2,225 a square foot. That lot figure is not rounded: the median sale sat on 43,560 square feet, which is one acre to the square foot — the town’s minimum lot size. Half of what sells here is the smallest parcel Atherton allows.

Against the price sellers first asked — not the price they had been reduced to — the median sale closed at exactly the asking price, and 56% of them closed at or above that first asking price. Both figures come from the 86 sales carrying an original asking price, of 90 mapped. That is the number worth sitting with. Palo Alto’s median sale finished above its first asking price; Atherton’s finished on it. This is not a market that corrects an optimistic price upward — it is one where the first number has to be close to right.

And here time on market is mostly a story about price. Homes that sold inside two weeks had a median price of $9.63M; homes that took longer, $14.48M. The top of this market is where the first number is hardest to get right, and where getting it wrong costs the most.

Where in Atherton, and what that is worth

Atherton’s MLS areas, by median sale price over the same period. The gap between the top and the bottom of this list is 3.4× — inside one town of about five square miles.

Area Sold Median $/sq ft vs first ask On market
El Camino to Alameda 33 $18.50M $2,410 +0.0% of 32 —
Alameda to 280 15 $13.30M $2,083 −3.1% —
Lindenwood Area 21 $10.62M $2,439 +5.7% of 19 —
Middlefield to El Camino Atherton 20 $5.40M $1,901 +4.9% of 19 —
Horgan Ranch Etc. 1 too few — — —

“Too few” means under 3 sales in the period — counted, but not given a median, because one house is not a market. Where a “vs first ask” figure rests on fewer sales than the row’s total, the count it uses is shown beside it: sales with no original asking price in the export cannot be compared and are left out of that column only. "On market" is a count of what is listed or in escrow right now across all brokerages; no listing is displayed here.

In this town

Maggie’s recent sold in Atherton.

Everything above is the whole market. These are the ones she worked on.

  • 1 Belbrook Way at dusk — the curved roofline and two-story glazing above the motor court 1 Belbrook Way Represented the buyer $17.5M

Maggie’s recent sales →

In Atherton, the first two weeks are the sale

Every sale grouped by how long it took, against the price it first asked. Not against a reduced price — against the number it launched at.

Homes here that sold in the first week finished +4.7% against their opening price. The ones still on the market after sixty days finished −7.1%. Here the gap does track price: the homes that took longer were the dearer ones, by a median of $14.48M against $9.63M. The top of this market is where the opening number is hardest to get right. Whatever is going to happen, happens early.

Every sale: what it fetched, and how it did

One dot per home. Across is the result against the price it first asked. Up is what it actually sold for. Red beat its asking price; charcoal did not.

$0k$10M$20M$30M$40M$50M
$2.76M · −3.2% against its first asking price$15.80M · +6.8% against its first asking price$11.30M · +37.0% against its first asking price$26.00M · +4.0% against its first asking price$8.00M · +0.0% against its first asking price$13.00M · −5.5% against its first asking price$38.00M · −4.9% against its first asking price$10.53M · +40.6% against its first asking price$13.50M · +35.2% against its first asking price$12.25M · +16.7% against its first asking price$7.75M · +3.6% against its first asking price$7.88M · +12.6% against its first asking price$4.38M · +10.0% against its first asking price$10.62M · +29.5% against its first asking price$15.50M · −3.1% against its first asking price$26.00M · +0.0% against its first asking price$4.50M · +4.9% against its first asking price$7.00M · +40.1% against its first asking price$12.00M · −11.1% against its first asking price$11.20M · +6.7% against its first asking price$21.20M · +17.8% against its first asking price$3.50M · −7.9% against its first asking price$33.25M · −7.6% against its first asking price$15.50M · −1.6% against its first asking price$12.76M · −13.8% against its first asking price$22.00M · +10.0% against its first asking price$3.85M · +10.2% against its first asking price$5.65M · −5.8% against its first asking price$22.75M · −9.0% against its first asking price$18.00M · +7.1% against its first asking price$8.60M · −4.3% against its first asking price$10.50M · −4.5% against its first asking price$9.76M · +8.5% against its first asking price$8.05M · −5.3% against its first asking price$9.25M · −7.5% against its first asking price$4.00M · +0.1% against its first asking price$32.50M · +1.6% against its first asking price$13.30M · −11.3% against its first asking price$13.13M · −2.7% against its first asking price$5.45M · −0.8% against its first asking price$21.90M · −10.6% against its first asking price$28.00M · +5.7% against its first asking price$10.95M · −8.7% against its first asking price$5.60M · +9.9% against its first asking price$27.75M · −19.6% against its first asking price$14.80M · +5.7% against its first asking price$10.00M · −3.7% against its first asking price$23.99M · +0.0% against its first asking price$7.40M · +6.5% against its first asking price$15.42M · −0.5% against its first asking price$2.50M · +0.0% against its first asking price$16.00M · +4.0% against its first asking price$23.50M · −2.1% against its first asking price$3.41M · +5.0% against its first asking price$2.00M · +5.3% against its first asking price$9.50M · +5.6% against its first asking price$23.00M · −2.1% against its first asking price$7.30M · +0.0% against its first asking price$5.50M · +3.8% against its first asking price$28.25M · +4.6% against its first asking price$13.98M · −2.1% against its first asking price$22.20M · −7.1% against its first asking price$27.50M · +0.0% against its first asking price$10.70M · +35.6% against its first asking price$3.27M · +9.2% against its first asking price$45.50M · −8.8% against its first asking price$6.80M · +36.0% against its first asking price$13.00M · +0.0% against its first asking price$9.50M · +18.8% against its first asking price$7.23M · −9.6% against its first asking price$16.50M · −8.3% against its first asking price$18.00M · −7.7% against its first asking price$15.30M · −7.3% against its first asking price$5.46M · −0.3% against its first asking price$10.50M · −46.2% against its first asking price$14.97M · −0.1% against its first asking price$15.75M · +0.0% against its first asking price$19.60M · −6.7% against its first asking price$23.20M · −9.0% against its first asking price$20.00M · −4.8% against its first asking price$5.20M · +0.0% against its first asking price$10.50M · +31.4% against its first asking price$19.11M · +7.4% against its first asking price$15.74M · +14.0% against its first asking price$7.21M · +22.5% against its first asking price$11.00M · +11.2% against its first asking price$2.76M · −3.2% against its first asking price$15.80M · +6.8% against its first asking price$11.30M · +37.0% against its first asking price$26.00M · +4.0% against its first asking price$8.00M · +0.0% against its first asking price$13.00M · −5.5% against its first asking price$38.00M · −4.9% against its first asking price$10.53M · +40.6% against its first asking price$13.50M · +35.2% against its first asking price$12.25M · +16.7% against its first asking price$7.75M · +3.6% against its first asking price$7.88M · +12.6% against its first asking price$4.38M · +10.0% against its first asking price$10.62M · +29.5% against its first asking price$15.50M · −3.1% against its first asking price$26.00M · +0.0% against its first asking price$4.50M · +4.9% against its first asking price$7.00M · +40.1% against its first asking price$12.00M · −11.1% against its first asking price$11.20M · +6.7% against its first asking price$21.20M · +17.8% against its first asking price$3.50M · −7.9% against its first asking price$33.25M · −7.6% against its first asking price$15.50M · −1.6% against its first asking price$12.76M · −13.8% against its first asking price$22.00M · +10.0% against its first asking price$3.85M · +10.2% against its first asking price$5.65M · −5.8% against its first asking price$22.75M · −9.0% against its first asking price$18.00M · +7.1% against its first asking price$8.60M · −4.3% against its first asking price$10.50M · −4.5% against its first asking price$9.76M · +8.5% against its first asking price$8.05M · −5.3% against its first asking price$9.25M · −7.5% against its first asking price$4.00M · +0.1% against its first asking price$32.50M · +1.6% against its first asking price$13.30M · −11.3% against its first asking price$13.13M · −2.7% against its first asking price$5.45M · −0.8% against its first asking price$21.90M · −10.6% against its first asking price$28.00M · +5.7% against its first asking price$10.95M · −8.7% against its first asking price$5.60M · +9.9% against its first asking price$27.75M · −19.6% against its first asking price$14.80M · +5.7% against its first asking price$10.00M · −3.7% against its first asking price$23.99M · +0.0% against its first asking price$7.40M · +6.5% against its first asking price$15.42M · −0.5% against its first asking price$2.50M · +0.0% against its first asking price$16.00M · +4.0% against its first asking price$23.50M · −2.1% against its first asking price$3.41M · +5.0% against its first asking price$2.00M · +5.3% against its first asking price$9.50M · +5.6% against its first asking price$23.00M · −2.1% against its first asking price$7.30M · +0.0% against its first asking price$5.50M · +3.8% against its first asking price$28.25M · +4.6% against its first asking price$13.98M · −2.1% against its first asking price$22.20M · −7.1% against its first asking price$27.50M · +0.0% against its first asking price$10.70M · +35.6% against its first asking price$3.27M · +9.2% against its first asking price$45.50M · −8.8% against its first asking price$6.80M · +36.0% against its first asking price$13.00M · +0.0% against its first asking price$9.50M · +18.8% against its first asking price$7.23M · −9.6% against its first asking price$16.50M · −8.3% against its first asking price$18.00M · −7.7% against its first asking price$15.30M · −7.3% against its first asking price$5.46M · −0.3% against its first asking price$10.50M · −46.2% against its first asking price$14.97M · −0.1% against its first asking price$15.75M · +0.0% against its first asking price$19.60M · −6.7% against its first asking price$23.20M · −9.0% against its first asking price$20.00M · −4.8% against its first asking price$5.20M · +0.0% against its first asking price$10.50M · +31.4% against its first asking price$19.11M · +7.4% against its first asking price$15.74M · +14.0% against its first asking price$7.21M · +22.5% against its first asking price$11.00M · +11.2% against its first asking pricemedian +0.0% median $11.65M
−50%−40%−30%−20%−10%0%+10%+20%+30%+40%

The dashed lines are the two medians — $11.65M and +0.0%. A dot to the right of the upright line beat the price it opened at; a dot above the flat one sold for more than the typical home here.

What the corners tell you is whether the top of Atherton behaves like the rest of it.

What recent sales suggest about price bands

These figures compare each home’s sale price with the price it first asked. They show how homes in different price bands performed during this period; they do not predict what any particular home will sell for.

The results reflect many factors at once, including preparation, presentation, pricing, competition, timing, and negotiation. Treat the table as context for a pricing conversation, not as a formula.

How results varied by price range

Buyers consider different alternatives at different price points. This breakdown helps us focus on the part of the market most relevant to your home.

In this sample the Over $7M band came out weakest against first asking (−0.1% from 65 sales ) and $4.5M – $7M strongest (+6.5% from 11 sales , a small sample). Most of the activity sat in Over $7M, with 65 sales. This is what these homes did, not a rule about what yours will do.

First askedSalesAgainst first askReached it
Under $3M 4 · Small sample +2.6% 75%
$3M – $4.5M 6 · Small sample +5.0% 83%
$4.5M – $7M 11 · Small sample +6.5% 73%
Over $7M 65 −0.1% 49%

Pricing strategy becomes especially important in the higher price bands, where the sample is smaller and buyer demand can be more selective. A property-specific analysis is essential.

How recent sales compared with original asking prices

This comparison shows the median sale price as a percentage of the original asking price for each neighborhood during the stated period. It describes how the homes in the sample performed; it does not measure neighborhood quality or predict the result for one property. Small samples can produce large-looking percentages, so read the sale count beside each figure. City-wide: +0.0%.

  • Lindenwood Area +5.7% 21
  • Middlefield to El Camino Atherton +4.9% 20
  • Horgan Ranch Etc. +0.1% 1 · Small sample
  • El Camino to Alameda +0.0% 33
  • Alameda to 280 −3.1% 15

Recent median sale prices by neighborhood

Median prices and price-per-square-foot figures help show the range of homes that sold in each area. They are not a valuation for one property. Differences in lot size, architecture, condition, location, and sale mix can materially affect the comparison.

Price per square foot is a comparison tool, not a substitute for a property-specific valuation.

  • El Camino to Alameda $18.50M $2,410/sf
  • Alameda to 280 $13.30M $2,083/sf
  • Lindenwood Area $10.62M $2,439/sf
  • Middlefield to El Camino Atherton $5.40M $1,901/sf
  • Horgan Ranch Etc. $4.00M $1,314/sf

What the recent sample shows by home configuration

Stories, square footage, lot size, age, and neighborhood are connected variables. This comparison describes the homes in the sample; it does not isolate the effect of being one or two stories.

Single story32 sales

Median price
$7.64M
House
3,138 sq ft
Lot
40,402 sq ft
Typically built
1952
Against first ask
+5.5%

Two story35 sales

Median price
$15.50M
House
6,828 sq ft
Lot
43,996 sq ft
Typically built
1995
Against first ask
+0.0%

In this sample, two story homes were larger and had higher median sale prices. Measured against first asking prices, single story homes came out ahead of the other group. That may reflect price band, location, condition, and the mix of homes — not stories alone.

If this is your street

The map says what sold. It doesn’t say what yours would.

In a town where the median lot is the legal minimum and the median price swings severalfold from one side of El Camino to the other, comparables do less of the work than people expect. Maggie will tell you which of the things you could do to the house is worth doing, and which is not.

Discuss your property

Also here

Recent work

Local knowledge, put to work

I use market research to guide real decisions: where to invest in preparation, how to present a home’s strengths, and how to position it among the choices buyers have.

The second of these is elsewhere on the Peninsula rather than in Atherton, and says so.

See more of Maggie’s sales →

Local market insight from Maggie Ma · HOUSE EXPERT

Let’s make a plan for your Atherton home.

A thoughtful comparison starts with the properties a buyer would realistically consider alongside yours. Grounds, privacy, architecture, condition, and amenities all help shape that selection.

The most useful next step is a closer look at your property. I’ll help you compare relevant sales and current competition, identify worthwhile improvements, and decide how to bring your home to market.

I personally shape the design, preparation, and staging, coordinate the work, and guide pricing, marketing, and negotiation. You’ll have a clear plan and someone keeping the details moving—without taking on a second job as a project manager.

Plan my sale with Maggie Text Maggie

Whether you’re ready soon or simply thinking ahead, we can start with your questions and timeline.

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