Back on the market 18 months after it last sold — at the exact same price

The number that stops you

The list price at 18922 Congress Junction Court is $4,700,000. The prior sale price at 18922 Congress Junction Court was also $4,700,000. The home recorded as sold on March 26, 2025, reappeared on the MLS on August 4, 2026 — 17.7 months later — without a dollar added to the ask.

That is the whole arithmetic. The seller is not seeking a profit over the prior purchase price. Whatever the carrying costs were over those 17.7 months — mortgage, taxes, maintenance — they are priced into the deal only if a buyer meets the number.

The subject record

Where $4.7M sits in Saratoga right now

Among the 163 sales recorded in Saratoga in the last 180 days, the median price was $4,150,000. The Congress Junction Court ask of $4,700,000 sits 13.3% above that median — not a rarefied outlier, but above the midpoint of an active market that ran from $770,000 to $17,250,000.

On a per-square-foot basis, the list price works out to $1,497 per square foot. The market median across those 163 sales was $1,536 per square foot. So the subject is priced 2.5% below the market median on a per-foot basis, even while sitting 13.3% above the market median on total price. That divergence comes entirely from size: at 3,139 square feet, this home is larger than the market median of 2,664 square feet, which drags the per-foot figure down relative to the price-rank figure.

Year over year, the Saratoga median price moved from $4,100,000 to $4,150,000 — a 1.2% gain. The median price per square foot moved from $1,470 to $1,536 — a 4.5% gain. Price and price-per-foot are moving in opposite directions relative to size: the upper end of the market is getting denser in square footage, compressing per-foot figures even as total prices hold. A home priced at $1,497 per foot today sits roughly where the market median per foot was twelve months ago.

The size band and the comps

In the 2,511–3,767 square foot band — the 106 sales most directly comparable by size — the median price was $4,417,500 and the median per-foot was $1,547. Congress Junction Court at $4,700,000 and $1,497 per foot is priced 6.4% above the band median on total price, and 3.2% below it on a per-foot basis. That is a consistent picture: the home is larger than average within its band, which lifts the headline number while trimming the per-foot figure.

Among all 285 sales used for ranking, the $4,700,000 ask places this home at the 68th percentile — 90 sales recorded above it.

Recent comparable sales

Every comp in this table recorded above $4,700,000, and every comp ran $1,609 per foot or higher — the subject's $1,497 per foot is below the floor of the comparable set.

What this means, depending on where you sit

If you are a buyer considering this address, the comp table does the work for you. Six recent sales in a similar size range all recorded above the ask, and all per-foot figures exceed the subject's $1,497. Whether the gap reflects condition, lot, location within Saratoga, or something else is a question for a site visit and a title search — not this record.

If you own nearby, a $4,700,000 re-list at no gain over a March 2025 purchase tells you something about where one owner assessed the ceiling after 17.7 months of holding. The market median has moved modestly in that time — up $50,000 on price, up $66 per foot — but not enough to motivate a higher ask here.

If you are undecided about the Saratoga market broadly, the flat reprice is the data point worth holding. This is not a distressed sale priced to move fast. It is an owner who paid $4,700,000, held for nearly a year and a half, and concluded that $4,700,000 is still the right number. The market will say whether that read is correct.

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