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Palo Alto · South Palo Alto What has sold in South Palo Alto.

Every single-family sale recorded in South Palo Alto over the last twelve months — where each one is, what it fetched, and how it did against the price it first asked.

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South Palo Alto · Palo Alto

What this neighborhood actually did.

105Sold
$3.46MMedian
$2,042Median / sq ft
8Median days
10 For sale now 2 in escrow
Robles ParkBriones ParkMitchell ParkGreer ParkHoover ParkByxbee ParkTerman Park Henry M. GunnJuana BrionesBarron ParkEl CarmeloJane Lathrop StanfordAthena Academy;Tosha Waverley StreetEast Bayshore RoadLouis RoadBryant StreetWest Bayshore RoadLoma Verde AvenueGreer RoadMiranda AvenueEast Charleston RoadSouth CourtMonroe DriveEast Meadow DriveLos Robles AvenueMatadero AvenueDana AvenueWalter Hays Drive El Camino RealMiddlefield RoadEmbarcadero RoadUS-101Alma Street

Closed sales of single-family homes in South Palo Alto, Palo Alto, from September 2, 2025 to September 25, 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. 446 sales were recorded in this period; 105 of them carried coordinates and are drawn here. Base map data © OpenStreetMap contributors.

What this place is

Not a neighborhood — a bucket. Once Midtown, Ventura, Green Gables, Green Acres and Barron Park are given their own MLS areas, everything else south of Oregon Expressway falls in here. What is actually inside it is the densest concentration of Joseph Eichler’s work anywhere.

A word about the name

“South Palo Alto” is how the MLS files these sales, not a neighborhood anyone lives in. The places inside it have their own names, their own architects and in some cases their own historic listings:

Greenmeadow · Fairmeadow · Charleston Meadows · Charleston Gardens · Palo Verde · Royal Manor · Los Arboles · Monroe Park · Greendell · Faircourt · Walnut Grove · Meadow Park

This is a label rather than a place, and saying so is the most useful thing this page can do. A seller in Greenmeadow is not selling in "South Palo Alto" — they are selling in a National Register historic district with its own community center and swimming pool, designed by Jones & Emmons in 1954. A seller in Fairmeadow is selling inside a tract of three hundred houses laid out by A. Quincy Jones on a plan of concentric circles that is unmistakable from the air.

Roughly 2,700 of the 11,000 houses Joseph Eichler built in his career are in Palo Alto, and nearly all of them are here, across more than thirty numbered tracts built between 1949 and 1974. The first — University Gardens, 1949 — and the last — Los Arboles Addition No. 2, 1974, thirty-one lots — are both in this zone.

Almost nothing here is individually landmarked. Protection comes from the two National Register districts and from Single Story Overlay zoning, which eleven tracts carry.

The specifics

  • Roughly 2,700 Eichler homes, nearly all of them in this part of the city, across more than thirty tracts built between 1949 and 1974.City of Palo Alto — Eichler Neighborhood Design Guidelines
  • Named tracts with their dates and sizes: University Gardens 1949–50 (63 lots, the first) · Charleston Meadows 1950–51 (158, Anshen & Allen) · Greer Park 1950–51 (131) · Fairmeadow 1951–54 (300, A. Quincy Jones) · Greenmeadow 1954–55 (244, Jones & Emmons) · Triple El 1955 (68) · Edgewood 1956 (93) · Royal Manor 1957–58 (201) · Los Arboles 1959–61 (84) · Los Arboles Addition No. 2 1974 (31, the last).City of Palo Alto — Eichler Neighborhood Design Guidelines
  • Greenmeadow was listed on the National Register on July 28, 2005, the same day as Green Gables. Both were planned with a central park, a community center and shared recreation — unusual for Eichler tracts.
  • Fairmeadow’s concentric-circle street plan is described in the city’s own guidelines as futuristic, and is why the tract is instantly recognisable from the air.City of Palo Alto — Eichler Neighborhood Design Guidelines
  • Single Story Overlay zoning covers eleven tracts. Creating one needs seventy percent of owners to sign, and at least eighty percent of existing homes must already be single-story. Royal Manor adopted one in 2016 across 202 properties; Greer Park North and Los Arboles in 2015.
  • Almost nothing in this part of the city is on the individual historic inventory. Protection here is district listing and zoning, not landmarking.City of Palo Alto — Historic Inventory

South Palo Alto in one paragraph

105 homes sold in South Palo Alto over the last year, at a median of $3.46M — below the Palo Alto median of $4.01M. The typical one is a 1,710 sq ft single-story house from 1954 on a 7,200 sq ft lot, at $2,042 a square foot.

Against the price sellers first asked — not the price they had been reduced to — the median sale here finished +7.5%, and 83% of sellers got at least their asking price. That is stronger than Palo Alto as a whole, where the median is +5.5%: South Palo Alto gets bid up harder than the city average.

In South Palo Alto, 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 +9.6% against their opening price. The ones still on the market after sixty days finished −9.3%. That gap is not explained by price — the slow sellers are not the cheap ones. 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.

$2M$3M$4M$5M$6M$7M
$4.84M · +2.9% against its first asking price$4.32M · +8.1% against its first asking price$3.68M · +11.9% against its first asking price$3.79M · +0.0% against its first asking price$3.61M · +24.7% against its first asking price$4.20M · +5.3% against its first asking price$3.56M · +7.9% against its first asking price$3.51M · +10.4% against its first asking price$3.42M · +13.9% against its first asking price$3.20M · +6.8% against its first asking price$4.35M · −3.1% against its first asking price$2.48M · −4.5% against its first asking price$4.58M · +7.8% against its first asking price$4.99M · +25.1% against its first asking price$4.01M · +15.0% against its first asking price$3.35M · −2.6% against its first asking price$4.22M · +20.6% against its first asking price$4.27M · +12.3% against its first asking price$4.50M · +5.4% against its first asking price$2.05M · +2.6% against its first asking price$2.80M · −15.2% against its first asking price$4.25M · +12.2% against its first asking price$3.06M · +6.0% against its first asking price$3.00M · +7.6% against its first asking price$5.28M · +8.2% against its first asking price$3.75M · +7.5% against its first asking price$3.10M · +19.3% against its first asking price$2.90M · +45.4% against its first asking price$4.42M · +30.0% against its first asking price$3.40M · +21.5% against its first asking price$3.33M · +11.3% against its first asking price$4.55M · +13.8% against its first asking price$3.50M · +0.0% against its first asking price$3.62M · +13.3% against its first asking price$2.96M · +5.7% against its first asking price$3.36M · +2.0% against its first asking price$3.27M · +5.5% against its first asking price$3.22M · +3.9% against its first asking price$3.25M · +1.7% against its first asking price$3.20M · +6.7% against its first asking price$6.42M · −1.1% against its first asking price$3.75M · +25.5% against its first asking price$3.92M · +9.1% against its first asking price$3.00M · +25.1% against its first asking price$2.17M · +9.6% against its first asking price$3.62M · +9.8% against its first asking price$3.26M · +9.1% against its first asking price$2.60M · +4.5% against its first asking price$4.35M · +28.0% against its first asking price$5.38M · −3.9% against its first asking price$2.70M · −3.2% against its first asking price$2.71M · +0.3% against its first asking price$2.70M · +35.8% against its first asking price$3.75M · +1.4% against its first asking price$3.61M · +9.5% against its first asking price$3.45M · −8.0% against its first asking price$3.51M · +6.8% against its first asking price$3.20M · +11.1% against its first asking price$3.20M · +19.7% against its first asking price$3.10M · +6.0% against its first asking price$2.83M · +6.8% against its first asking price$4.20M · +8.2% against its first asking price$3.40M · +13.6% against its first asking price$2.76M · +10.5% against its first asking price$6.58M · +1.2% against its first asking price$3.13M · +4.6% against its first asking price$4.90M · +5.4% against its first asking price$3.46M · +17.2% against its first asking price$3.60M · +0.0% against its first asking price$3.19M · +6.6% against its first asking price$4.00M · +8.1% against its first asking price$4.10M · +43.0% against its first asking price$3.20M · +28.6% against its first asking price$3.31M · +14.2% against its first asking price$3.22M · −7.7% against its first asking price$2.80M · +3.7% against its first asking price$3.55M · +18.4% against its first asking price$3.60M · +0.1% against its first asking price$5.80M · +16.2% against its first asking price$3.80M · +3.3% against its first asking price$3.19M · +6.3% against its first asking price$2.70M · −6.7% against its first asking price$2.60M · +4.0% against its first asking price$3.80M · +8.6% against its first asking price$3.55M · +18.8% against its first asking price$3.15M · −1.5% against its first asking price$3.43M · +14.4% against its first asking price$3.05M · −4.7% against its first asking price$3.76M · +14.1% against its first asking price$3.22M · +0.6% against its first asking price$3.75M · +1.3% against its first asking price$6.80M · +4.7% against its first asking price$2.91M · +16.5% against its first asking price$4.48M · +12.1% against its first asking price$2.63M · +5.5% against its first asking price$2.94M · +10.4% against its first asking price$6.36M · −9.1% against its first asking price$3.63M · −8.9% against its first asking price$3.68M · +22.7% against its first asking price$2.54M · −15.4% against its first asking price$3.30M · +10.7% against its first asking price$2.90M · −9.3% against its first asking price$3.08M · −9.3% against its first asking price$4.84M · +2.9% against its first asking price$4.32M · +8.1% against its first asking price$3.68M · +11.9% against its first asking price$3.79M · +0.0% against its first asking price$3.61M · +24.7% against its first asking price$4.20M · +5.3% against its first asking price$3.56M · +7.9% against its first asking price$3.51M · +10.4% against its first asking price$3.42M · +13.9% against its first asking price$3.20M · +6.8% against its first asking price$4.35M · −3.1% against its first asking price$2.48M · −4.5% against its first asking price$4.58M · +7.8% against its first asking price$4.99M · +25.1% against its first asking price$4.01M · +15.0% against its first asking price$3.35M · −2.6% against its first asking price$4.22M · +20.6% against its first asking price$4.27M · +12.3% against its first asking price$4.50M · +5.4% against its first asking price$2.05M · +2.6% against its first asking price$2.80M · −15.2% against its first asking price$4.25M · +12.2% against its first asking price$3.06M · +6.0% against its first asking price$3.00M · +7.6% against its first asking price$5.28M · +8.2% against its first asking price$3.75M · +7.5% against its first asking price$3.10M · +19.3% against its first asking price$2.90M · +45.4% against its first asking price$4.42M · +30.0% against its first asking price$3.40M · +21.5% against its first asking price$3.33M · +11.3% against its first asking price$4.55M · +13.8% against its first asking price$3.50M · +0.0% against its first asking price$3.62M · +13.3% against its first asking price$2.96M · +5.7% against its first asking price$3.36M · +2.0% against its first asking price$3.27M · +5.5% against its first asking price$3.22M · +3.9% against its first asking price$3.25M · +1.7% against its first asking price$3.20M · +6.7% against its first asking price$6.42M · −1.1% against its first asking price$3.75M · +25.5% against its first asking price$3.92M · +9.1% against its first asking price$3.00M · +25.1% against its first asking price$2.17M · +9.6% against its first asking price$3.62M · +9.8% against its first asking price$3.26M · +9.1% against its first asking price$2.60M · +4.5% against its first asking price$4.35M · +28.0% against its first asking price$5.38M · −3.9% against its first asking price$2.70M · −3.2% against its first asking price$2.71M · +0.3% against its first asking price$2.70M · +35.8% against its first asking price$3.75M · +1.4% against its first asking price$3.61M · +9.5% against its first asking price$3.45M · −8.0% against its first asking price$3.51M · +6.8% against its first asking price$3.20M · +11.1% against its first asking price$3.20M · +19.7% against its first asking price$3.10M · +6.0% against its first asking price$2.83M · +6.8% against its first asking price$4.20M · +8.2% against its first asking price$3.40M · +13.6% against its first asking price$2.76M · +10.5% against its first asking price$6.58M · +1.2% against its first asking price$3.13M · +4.6% against its first asking price$4.90M · +5.4% against its first asking price$3.46M · +17.2% against its first asking price$3.60M · +0.0% against its first asking price$3.19M · +6.6% against its first asking price$4.00M · +8.1% against its first asking price$4.10M · +43.0% against its first asking price$3.20M · +28.6% against its first asking price$3.31M · +14.2% against its first asking price$3.22M · −7.7% against its first asking price$2.80M · +3.7% against its first asking price$3.55M · +18.4% against its first asking price$3.60M · +0.1% against its first asking price$5.80M · +16.2% against its first asking price$3.80M · +3.3% against its first asking price$3.19M · +6.3% against its first asking price$2.70M · −6.7% against its first asking price$2.60M · +4.0% against its first asking price$3.80M · +8.6% against its first asking price$3.55M · +18.8% against its first asking price$3.15M · −1.5% against its first asking price$3.43M · +14.4% against its first asking price$3.05M · −4.7% against its first asking price$3.76M · +14.1% against its first asking price$3.22M · +0.6% against its first asking price$3.75M · +1.3% against its first asking price$6.80M · +4.7% against its first asking price$2.91M · +16.5% against its first asking price$4.48M · +12.1% against its first asking price$2.63M · +5.5% against its first asking price$2.94M · +10.4% against its first asking price$6.36M · −9.1% against its first asking price$3.63M · −8.9% against its first asking price$3.68M · +22.7% against its first asking price$2.54M · −15.4% against its first asking price$3.30M · +10.7% against its first asking price$2.90M · −9.3% against its first asking price$3.08M · −9.3% against its first asking pricemedian +7.5% median $3.46M
−20%−10%0%+10%+20%+30%+40%+50%

The dashed lines are the two medians — $3.46M and +7.5%. 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 South Palo Alto behaves like the rest of it.

If this is your street

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

Two houses on the same South Palo Alto block can be hundreds of dollars a square foot apart, and the difference is almost never the house — it is what was done to it before anyone saw it. Maggie will tell you which of those things is worth doing on yours, and which is not.

Discuss your property