May 2026 in Saratoga: A heavier-than-usual single-family mix pushed the median to $4.15M
# May 2026 in Saratoga: A heavier-than-usual single-family mix pushed the median to $4.15M
Twenty-five closings. Fourteen over list, ten under. The median sale price landed at $4,150,000 — but before you read that as a price shift, there's something important to say about how this month was built.
The numbers
| Metric | May 2026 |
|---|---|
| Closings | 25 |
| Median sale price | $4,150,000 |
| Median price per sq ft | $1,562 |
| Median days on market | 9 |
| Sale-to-list ratio (median) | 100.1% |
| Closed over list | 14 of 25 |
| Closed under list | 10 of 25 |
| Single-family share | 92% (23 of 25) |
What sold
Single-family homes carried almost everything this month — 23 of 25 closings, with a range from $2,100,000 to $7,300,000. The segment median landed at $4,200,000. Median days on market: 8. Median price per square foot: $1,679.
Condominiums had just two sales, ranging from $950,000 to $1,020,000. Two sales is too thin for a meaningful median, so those are the numbers — a floor just under a million, a ceiling just above it.
What moved the median
This one has to be said plainly: the mix moved the median on its own. Single-family homes made up 92% of May's closings. The prior month, that share was 78% — a 14-point swing. When condominiums and lower-priced attached product shrink to two sales and detached homes running north of $4M fill the rest of the ledger, the overall median rises regardless of what any individual house sold for. The $4,150,000 figure reflects who showed up to close this month, not necessarily a change in what the market will pay for a given home. The single-family median of $4,200,000 and the per-square-foot figure of $1,679 are cleaner reads on where that segment actually priced.
The pace held steady. Nine days median time on market. Fourteen of 25 homes found a buyer at or above asking — not a blowout, but not a buyer's month either. The sale-to-list median of 100.1% says the market cleared right at the number, on balance.
The one to notice
12153 Scully Avenue listed at $3,500,000 and closed at $4,200,000 — a 20% overbid, $700,000 above asking. That's not a rounding error or an aggressive underlist that landed predictably high; $700,000 is a number that changes what a move costs. The home drew enough competitive interest to close at a price that matched the entire single-family segment median for the month. It's worth sitting with that for a moment. In a month where 10 of 25 homes sold under list — where plenty of sellers had to come down — one address on Scully Avenue went the other direction by seven figures.
On the other end of the spectrum, 14664 Big Basin Way #C listed at $1,180,000 and closed at $1,020,000, a 13.6% reduction. It was one of only two condo sales and the lower of the two didn't trade. Attached product in Saratoga is a thin, idiosyncratic market, and this month illustrated both ends of what thin can mean.
The month's top sale was 14296 Taos Drive at $7,300,000 — 3,485 square feet, eight days on market. It didn't need long.
Every recorded sale this month
All 25 closings, in order of price. Each address links to its full record.
| Address | Type | Bd/Ba | Sq ft | List | Sold | % of list | DOM | Closed |
|---|---|---|---|---|---|---|---|---|
| 14296 Taos Drive | Single Family | 6/4 | 3,485 | $6,350,000 | $7,300,000 | 115.0% | 8 | May 19 |
| 20318 Miljevich Drive | Single Family | 5/3 | 2,955 | $4,788,000 | $5,450,000 | 113.8% | 1 | May 26 |
| 12534 Brookglen Drive | Single Family | 5/4.5 | 2,948 | $5,498,000 | $5,250,000 | 95.5% | 34 | May 12 |
| 12536 Paseo Flores | Single Family | 7/5.5 | 3,914 | $5,388,888 | $5,170,000 | 95.9% | 58 | May 22 |
| 20391 Wolcot Way | Single Family | 4/3 | 3,201 | $4,698,000 | $5,000,000 | 106.4% | 6 | May 7 |
| 13651 Pierce Road | Single Family | 4/3.5 | 2,228 | $4,500,000 | $4,800,000 | 106.7% | 5 | May 28 |
| 14611 Aloha Avenue | Single Family | 4/2.5 | 2,806 | $4,498,000 | $4,710,000 | 104.7% | 7 | May 13 |
| 20523 Manor Drive | Single Family | 5/3.5 | 3,376 | $4,500,000 | $4,500,000 | 100.0% | 30 | May 27 |
| 12316 Obrad Drive | Single Family | 5/2.5 | 2,823 | $3,998,000 | $4,410,000 | 110.3% | 8 | May 7 |
| 14176 Quail Acres | Single Family | 4/3 | 2,222 | $4,500,000 | $4,400,000 | 97.8% | 25 | May 6 |
| 19689 Northampton Drive | Single Family | 5/2.5 | 2,160 | $4,198,000 | $4,388,000 | 104.5% | 1 | May 29 |
| 12153 Scully Avenue | Single Family | 3/2 | 2,129 | $3,500,000 | $4,200,000 | 120.0% | 0 | May 1 |
| 13324 Carrick Avenue | Single Family | 5/4.5 | 4,371 | $4,388,000 | $4,150,000 | 94.6% | 55 | May 15 |
| 19622 Brockton Lane | Single Family | 5/4 | 2,866 | $3,998,000 | $3,850,000 | 96.3% | 9 | May 26 |
| 19070 Dagmar Drive | Single Family | 4/2.5 | 2,246 | $3,798,000 | $3,800,000 | 100.1% | 6 | May 27 |
| 18762 Casa Blanca Lane | Single Family | 4/3 | 2,687 | $2,998,000 | $3,050,000 | 101.7% | 59 | May 14 |
| 12649 Paseo Olivos | Single Family | 3/2.5 | 2,311 | $2,800,000 | $3,025,000 | 108.0% | 4 | May 4 |
| 21328 Lumbertown Lane | Single Family | 4/3 | 2,831 | $2,998,000 | $3,020,000 | 100.7% | 17 | May 20 |
| 13910 Ravenwood Drive | Single Family | 3/2 | 1,707 | $2,999,000 | $2,900,000 | 96.7% | 16 | May 11 |
| 13345 Ronnie Way | Single Family | 3/2 | 1,324 | $2,500,000 | $2,710,000 | 108.4% | 8 | May 18 |
| 18349 Purdue Drive | Single Family | 4/2 | 1,948 | $2,598,000 | $2,600,000 | 100.1% | 33 | May 7 |
| 20360 Orchard Road | Single Family | 3/2 | 1,387 | $2,200,000 | $2,150,000 | 97.7% | 7 | May 21 |
| 18600 Montpere Way | Single Family | 3/1.5 | 1,247 | $2,300,000 | $2,100,000 | 91.3% | 15 | May 21 |
| 14664 Big Basin Way #C | Condominium | 2/2 | 1,232 | $1,180,000 | $1,020,000 | 86.4% | 39 | May 20 |
| 14347 Saratoga Avenue #B | Condominium | 2/2 | 1,231 | $998,000 | $950,000 | 95.2% | 15 | May 4 |
All figures are derived from recorded MLS closings for the period May 1–31, 2026. Medians reflect the midpoint of recorded transactions in each segment.
Source: MLSListings closed sales in Saratoga, May 2026. 25 closings. Sale prices and closing dates are matters of public record. A summary of recorded sales is not an appraisal and is not an opinion of value on any specific home.
Tim McMullen · DRE #02016832 · How these numbers are put together
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