Cottonwood Place Has Seven Near-Identical Plan 2s Listed — This One Undercuts Six of Them

Among the 27 condos and townhomes of similar type, size, and bedroom count sold across Saratoga in the past 12 months, the median recorded price is $1,855,888. The new-construction townhouse at 11325 Cottonwood Place #040-09 Plan 2 is asking $1,899,043 — $43,155 above that peer median, but below six of the seven other active Plan 2 listings on the same street and its immediate neighbors, and below most of the recorded Plan 2 sales that have closed since late 2025.

The peer rule applied here: same type (condos and townhomes), within one bedroom of three, size within 25% of 1,741 square feet, sales in the last 12 months, drawn from the whole Saratoga market.

How it compares with homes like it

The 15 comparable condos and townhomes currently active in Saratoga carry a median ask of $1,912,853, which puts this unit $13,810 below that figure. Ranked by price among those 15, it sits sixth — not at the bottom of active inventory within its type, but well below several nearly identical units.

The closest match is 11345 Cottonwood Place #042-09 Plan 2, an identical 1,741-square-foot, 3-bed unit on the same street asking $1,900,144 — $1,101 more. Two other Plan 2 units are on the market at $1,908,335 and $1,912,853. The spread across these near-identical units is narrow: $13,810 from lowest to highest among the active Plan 2 comps here.

The per-square-foot ask of $1,091 is above the 12-month peer median of $954 per square foot across the 27 comparable sales, but that median is pulled down by older and smaller units in the cohort. Among the eight Plan 2 sales recorded at 1,741 square feet specifically, the range runs from $1,051 to $1,169 per square foot, and this unit's $1,091 lands in the lower third of that range.

Why does it sit at the 8th percentile of all 75 active Saratoga listings? The answer is type and size, not distress or condition. This is a new-construction townhouse — built in 2026, no lot, 1,741 square feet — in a market where the overall median active ask is $3,998,000 and the typical home sits on more than 13,000 square feet of land. The whole-market comparison is not the right frame; the peer comparison is. Within its own type, this unit is priced at roughly the middle of the active field.

Comparable sales

Eight of the 27 peer sales are shown above; all are the same or adjacent plan in the same development cluster. The two recorded sales from March 2026 carry date-estimated flags and are dated by month only. The subject's ask of $1,091 per square foot falls below five of these eight comps and above three.

Condos and townhomes across Saratoga

There are 18 condos and townhomes currently active in Saratoga, with a median ask of $1,986,633. Over the past 180 days, 28 units of this type have sold at a median price of $1,265,000 and a median of $862 per square foot. The gap between the 180-day sales median and the current active median reflects a mix of older resale units trading at lower prices and newer construction — like this development — listed well above the sales-period median.

How the Saratoga market is doing

Across all property types, 137 Saratoga homes have sold in the past 180 days at a median price of $4,150,000 and $1,536 per square foot. A year earlier, the same 180-day window produced 153 sales at a median of $4,100,000 and $1,481 per square foot — meaning the median price is up about 1.2% year over year and the per-square-foot figure is up about 3.7%, on 10.5% fewer transactions. The full active market ranges from $770,000 to $17,250,000 across 75 listings.

What it would cost a month

At the $1,899,043 list price, using the national 30-year fixed average of 7.28% as of the week of October 1, 2026 (per Freddie Mac's Primary Mortgage Market Survey), a conventional loan at that rate covers principal and interest only — taxes, insurance, and any HOA dues are separate.

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