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Atherton What has actually sold in Atherton.

Every single-family sale recorded in Atherton over the last twelve months — 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.

93Sold
$10.9MMedian
$2,200Median / sq ft
11Median days
20 For sale now 4 in escrow
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 CaminoAlameda to 280

Closed sales of single-family homes in Atherton, from September 3, 2025 to September 23, 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. Base map data © OpenStreetMap contributors.

Atherton in one paragraph

93 single-family homes sold in Atherton over the last twelve months, at a median of $10.95M. The typical one is a 4,717 sq ft house from 1975 on a 1-acre lot, at $2,200 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 54% of sellers got at least their asking price. 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 $8.60M; homes that took longer, $13.64M. 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 twelve months. The gap between the top and the bottom of this list is 3.9× — inside one town of about five square miles.

Area Sold Median $/sq ft vs first ask On market
El Camino to Alameda 35 $18.00M $2,410 +0.0% 5
Alameda to 280 15 $13.30M $2,083 −3.1% 7
Lindenwood Area 22 $10.14M $2,308 +2.2% 7
Middlefield to El Camino 20 $4.64M $1,879 +4.9% 5
Horgan Ranch Etc. 1 too few — — —

“Too few” means under 3 sales in twelve months — counted, but not given a median, because one house is not a market. "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 +4.6% against their opening price. The ones still on the market after sixty days finished −6.7%. Here the gap does track price: the homes that took longer were the dearer ones, by a median of $13.98M against $8.60M. 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
$19.11M · +7.4% 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$8.00M · +10.3% against its first asking price$7.25M · +0.7% against its first asking price$7.23M · −9.6% against its first asking price$7.52M · +4.5% against its first asking price$16.50M · −8.3% against its first asking price$18.00M · −7.7% against its first asking price$4.30M · −2.0% against its first asking price$15.30M · −7.3% against its first asking price$6.20M · +0.0% against its first asking price$7.00M · −4.7% 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$4.78M · +6.4% 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$10.20M · −2.9% against its first asking price$20.00M · −4.8% against its first asking price$19.11M · +7.4% 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$8.00M · +10.3% against its first asking price$7.25M · +0.7% against its first asking price$7.23M · −9.6% against its first asking price$7.52M · +4.5% against its first asking price$16.50M · −8.3% against its first asking price$18.00M · −7.7% against its first asking price$4.30M · −2.0% against its first asking price$15.30M · −7.3% against its first asking price$6.20M · +0.0% against its first asking price$7.00M · −4.7% 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$4.78M · +6.4% 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$10.20M · −2.9% against its first asking price$20.00M · −4.8% against its first asking pricemedian +0.0% median $10.95M
−50%−40%−30%−20%−10%0%+10%+20%+30%+40%

The dashed lines are the two medians — $10.95M 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 the year actually says

Every figure below is measured against the price each home first asked, not the price it had been reduced to. That is the difference between a market that looks generous and one you can price against.

The line sits at $7M

Everything below $7M behaves the same way, whatever the price. Above it, the market inverts.

First askedSalesAgainst first askReached it
Under $3M 4 thin +5.3% 75%
$3M – $4.5M 8 thin +5.0% 75%
$4.5M – $7M 10 +6.5% 70%
Over $7M 67 −0.5% 48%

Below $7M a seller can expect the market to find the price. Above it, the market does not correct upward — the first number has to be right.

Which neighborhoods get bid up

Median sale against the first asking price. City-wide: +0.0%.

  • Middlefield to El Camino Atherton +4.9% 20
  • Lindenwood Area +3.8% 22
  • Horgan Ranch Etc. +0.1% 1 thin
  • El Camino to Alameda +0.0% 35
  • Alameda to 280 −3.1% 15

What a home costs, by neighborhood

Median closed price, with the median price per square foot beside it.

  • El Camino to Alameda $18.00M $2,410/sf
  • Alameda to 280 $13.30M $2,083/sf
  • Lindenwood Area $10.53M $2,310/sf
  • Middlefield to El Camino Atherton $4.78M $1,883/sf
  • Horgan Ranch Etc. $4.00M $1,314/sf

One story or two

Two-story homes carry a higher price and a larger footprint — but they are bid up less, which is the $7M line showing through.

Single story33 sales

Median price
$7.52M
House
3,070 sq ft
Lot
40,701 sq ft
Typically built
1952
Against first ask
+4.5%

Two story36 sales

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

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.

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