What is actually happening in Saratoga
Local coverage of what is actually moving the Saratoga market: recorded sales, policy, and the numbers behind the headlines, written by the agent who works here.
Campbell, Los Gatos and Saratoga after November 3: what the ballot changed for homeowners
No city measures in Campbell, Los Gatos or Saratoga, but two school taxes falling short, a new open-space parcel tax, Cupertino's park rule, Los Altos' parking lots and a state loan aimed at new townhomes. What each means for owners, buyers, investors, renters and builders.
If you own a pre-1980 home in Saratoga, check this before November
Most of Saratoga's housing stock was built before 1980, on lots that have had decades to settle, shift and change. Drainage problems that were minor then can be serious now.
The only Saratoga listing on October 16 asks $3.9 million
A single-family home on Oakhaven Drive appeared on the MLS feed on October 16. No closings, no pending sales.
One Listing, One Day, $7.85 Million: Cox Avenue Owns October 14 in Saratoga
One single-family home appeared on the MLS feed on October 14. Nothing went pending, nothing closed.
Saratoga Creek Drive closed $152,000 over list on a day nothing else moved
Nothing came on and nothing went pending in Saratoga on October 19. One single-family home recorded a closing, and it landed $152,000 above its list price.
Two Saratoga homes listed at $3.4M and $4M — both below the city's 180-day median
A quiet Saturday in Saratoga: two single-family homes appeared on the MLS feed, nothing went pending, and no sales recorded. Both listings price above the city's 180-day median.
Your Saratoga Home's Biggest Flaw Is Probably in the Attic, Not the Windows
Nearly three-quarters of Saratoga's homes were built before 1980, and what each era got wrong about the building envelope is fairly predictable. Here is how to read your house and where to start.
Saratoga's only October 21 listing asks $8.5M — here's what that buys on Burgundy Way
One single-family home appeared on the MLS feed on October 21 in Saratoga. No closings, no pending sales.
Five townhouses, one development, one day: Saratoga's entire October 11 feed explained
Every listing that appeared on the Saratoga feed on October 11 was a townhouse from the same new-construction project, priced between $1.67M and $2.07M. Nothing went pending and nothing closed.
Saratoga's only October 13 listing asks $4 million — and details are still missing
14180 Perata Court came on at $3,998,000 — the only move in the city that day. Here is what the record shows and where it sits against the broader market.
Cottonwood Place Has Seven Near-Identical Plan 2s Listed — This One Undercuts Six of Them
11325 Cottonwood Place asks $1,899,043 — below the $1,855,888 median of 27 comparable condo and townhome sales in the past 12 months, and below seven of the eight nearest Plan 2 comps. It sits at the 8th percentile of all active Saratoga listings.
Saratoga's 'cheap' $1.9M townhouse
11345 Cottonwood Place is a 2026-built, 1,741-square-foot townhouse asking $1,900,144. Among 15 active condos and townhomes in Saratoga with similar bedrooms, it ranks seventh by price — not the cheapest, but in the lower half of new-construction peers asking close to the same figure.
Most Saratoga Homes Were Built Before 1980. When Did Your Furnace Last Get Checked?
More than 4,600 homes in Saratoga's parcel record were built before 1980, which means a large share of the housing stock is running heating equipment that has seen decades of use. October is the practical window to find out what condition yours is in before the first cold snap.
Saratoga's 2025 Fire Maps Added Tiers the Old Ones Never Showed
CAL FIRE replaced maps that were nearly 20 years old in early 2025. Saratoga already carries a Very High designation on its western edge — but the new maps added moderate and high zones the old ones never showed, and building rules have expanded to match.
New Saratoga Townhouse Asks $1,071 Per Square Foot. Nothing Like It Has Sold Above $914.
11435 Willow Place asks $1,071 per square foot — 16% above the median recorded sale price per square foot for comparable Saratoga condos and townhomes over the last 12 months. It ranks fourth-lowest among the 11 similar units currently listed, which tells a more specific story than the whole-market headline.
New listing asks $4,988,888 on Via Ranchero Court
A quiet Tuesday in Saratoga produced one new listing on Via Ranchero Court. No pending sales, no recorded closings.
A $2,555,121 townhouse just appeared on the Saratoga MLS — and nothing else did
One new listing appeared on the Saratoga MLS on October 5. Nothing went pending and nothing recorded a closing.
Two condos or townhomes hit Saratoga's MLS October 4 — both priced above $1.9 million
Two new attached-home listings appeared on the MLS feed on October 4 in Saratoga. Nothing went pending and nothing recorded a close.
New Saratoga townhouse asks $177,000 less than the same floor plan 0.1 miles away
11145 Maple Place lists at $1,912,853 — below the $2,075,196 median ask for comparable active condos and townhomes in Saratoga, but fifth out of ten similar listings by price, not first.
Saratoga's $4.1M median market, and a townhouse that sold for $1.5M
A townhouse at 18913 Sara Park Circle appeared on the MLS as already sold at $1,475,000 on October 2, the same day a single-family home at 20018 Marigny Place came on at $1,998,000. No pending sales were recorded.
Glen Brae Drive lists at $3.8M — just under where Saratoga's median landed across 147 sales
No closings, no pendings. Two new listings appeared on the Saratoga MLS on September 30 — one single-family priced at $3,788,888 and one townhouse at $1,699,955.
Saratoga's cheapest listing sits $1.8 million below its active peers — the lot explains it
20018 Marigny Place ranks first by price among 15 comparable single-family listings now active in Saratoga. Its lot — 2,671 square feet — goes a long way toward explaining why.
Willow Place townhome asks $1,088 a square foot. Its nearest peer sold for $1,024.
11435 Willow Place lists at $1,699,955 — fourth-lowest among seven active comparable listings, and $275,000 above the median closed price for similar Saratoga condos and townhomes over the past year. The two-bedroom count and a $1,088-per-square-foot ask explain the gap.
14725 Sobey Road lists at $17 million
The only comparable single-family sale to clear $12 million in the past year closed at $11.9 million. This one is priced at $17 million.
A $6.49M listing on Parker Ranch Court was the only move in Saratoga on September 28
A single-family home at 12553 Parker Ranch Court appeared on the MLS feed on September 28 at $6,488,000. No sales recorded, no contracts signed.
A Vista Regina house recorded at $200,000 under list as two more Saratoga singles came on
A single-family home on Vista Regina recorded at $3.6 million — $200,000 below its list price — while two new listings hit the Saratoga MLS at $3.75 million and $4.3 million.
Closing the Gaps: How Saratoga Homes Let Embers In — and What to Do About It
More than 4,400 homes in Saratoga's parcel record were built before 1978, with construction details that were never designed with ember exposure in mind. Here is the practical sequence for closing those gaps.
What a Fall Roof Check Actually Looks For in Saratoga
More than 4,600 homes in Saratoga's parcel record were built before 1980. That means most roofs here have been through a few replacement cycles already, and what they show in September tells you a lot about what December will bring.
Three new listings, five closings, zero pendings: Saratoga's September 25 in the record
Five single-family homes and one condo recorded closings on September 25. The outlier: a 788-square-foot house on Elva Avenue that traded at $3,312 per square foot — the highest per-foot figure of the day by a wide margin.
18613 Devon Avenue is back on the market 29 months after it sold for $2.75 million
The 1,292-square-foot home at 18613 Devon Avenue sold in May 2024 and hit the market again in September 2026 at $448,000 above the prior recorded price. Seven nearby single-family sales tell a complicated story about where that ask lands.
