New Saratoga Townhouse Asks $1,071 Per Square Foot. Nothing Like It Has Sold Above $914.

Among the 11 condos and townhomes currently listed in Saratoga within one bedroom and 25% of this unit's size, 11435 Willow Place #046-10 Plan 1 ranks fourth-lowest by asking price. That is the honest like-for-like read — not the bottom of the market, but the lower tier of its own peer group.

How it compares with homes like it

The peer rule here: same type (condos and townhomes), within one bedroom of 2, size within 25% of 1,562 sq ft, sales recorded in the last 12 months, drawn from the whole Saratoga market. That produced 30 sales, a solid sample.

The 30 recorded peer sales show a median price of $1,425,000 and a median price per square foot of $926. This listing asks $1,672,955 — $247,955 above that median, and $1,071 per square foot against a peer median of $926. The premium over peer-sale median is roughly 17% on a per-square-foot basis.

Among the 11 active peer listings, the subject ranks fourth by price. Three units are listed below it: 20760 4th Street #11 at $1,199,000 (3 bed, 1,386 sq ft), 19124 Vineyard Lane at $1,280,000 (3 bed, 1,612 sq ft), and 19626 Vineyard Lane at $1,298,000 (2 bed, 1,511 sq ft). The median ask across those 11 active peers is $1,912,853 — so the subject sits about $240,000 below the peer listing median. Seven of the 11 active peer listings ask more.

The most directly comparable recent sale is 19546 Vineyard Lane — also 2 bed, 3 bath, 1,511 sq ft — recorded in July 2026 at $1,340,000, or $887 per square foot. The Willow Place unit is 51 square feet larger and 13 years newer, but asks $333,000 more.

So why is it priced where it is? The unit is brand-new construction, completed in 2026, with no deferred maintenance and no seller-side condition concessions baked in. New construction in attached developments typically carries a premium over resale for that reason. At $1,071 per square foot, it is priced above every recorded peer sale in the dataset, where the high was $914 per square foot (18913 Sara Park Cir, recorded October 2026). Whether that new-construction premium holds relative to what buyers have actually paid is the central question the peer data raises.

The signal framing — "one of the cheapest things on the market" — reflects the whole-market active inventory of 75 listings with a median ask of $3,998,000, against which this unit is at the 4th percentile. That comparison is dominated by single-family homes and does not apply cleanly to a townhouse. Among its actual peers, it sits in the lower tier of active listings but is not the cheapest, and it prices above all recorded peer sales in the last 12 months.

Comparable sales

Peer rule: condos and townhomes, within one bedroom of 2, size within 25% of 1,562 sq ft, last 12 months, whole Saratoga market. Eight of the 30 sales are shown below; all dates marked with an asterisk are month-only estimates.

The table shows a consistent range of $785–$914 per square foot across eight similar attached units; the subject's ask of $1,071 per square foot sits above every one of them.

Condos and townhomes across Saratoga

There are 15 condos and townhomes actively listed in Saratoga right now, with a median ask of $2,060,413. Over the past 180 days, 31 units in this class closed, at a median price of $1,265,000 and a median of $860 per square foot. The gap between what sellers are asking and what buyers have been paying — roughly $800,000 at the median — is the defining tension in this segment at the moment.

How the Saratoga market is doing

Across all property types in Saratoga, 139 sales closed in the last 180 days at a median price of $4,150,000 and $1,532 per square foot. The median home in that sample is 2,679 square feet on a 13,081-square-foot lot. A year earlier, over the same six-month window, 154 sales closed at a median of $4,100,000 and $1,477 per square foot — so the median is up about 1.2% and price per square foot up about 3.7%, on slightly lower volume. The market's price floor over the period was $770,000 and the ceiling $17,250,000.

What it would cost a month

At the $1,672,955 list price, using the national 30-year average mortgage rate of 7.28% as of the week of October 1, 2026 (Freddie Mac Primary Mortgage Market Survey), the principal and interest payment works out as follows. This figure assumes a conventional loan at that rate and does not include taxes, insurance, HOA fees, or any down payment calculation.

Tim McMullen · CA DRE #02016832
[email protected] · (415) 691-9272