July 2026 in Saratoga: Thirteen over asking, eight under, and a median sale price of $3,500,000
# July 2026 in Saratoga: Thirteen over asking, eight under, and a median sale price of $3,500,000
Twenty-five closings. A dead-even median sale-to-list ratio of exactly 100%. July split almost cleanly down the middle on the over/under question — 13 sales closed above list, 8 below, 4 at — and that split is really the story of the month.
The numbers
| Metric | July 2026 |
|---|---|
| Closings | 25 |
| Median sale price | $3,500,000 |
| Median price per sq ft | $1,412 |
| Median days on market | 15 |
| Median sale-to-list | 100% |
| Sales over list | 13 |
| Sales under list | 8 |
What sold
Single family (21 sales) carried the month, as usual. The range ran from $2,530,000 to $6,800,000 — a $4.27 million spread. Median closed at $4,700,000, median price per square foot at $1,532, and the median home sat on market 20 days before going under contract. That's a tighter window than it might sound for a segment where a single negotiation can take weeks on its own.
Condominiums (2 sales) closed at $900,000 and $1,340,000. Two sales is too small a sample for a meaningful median, so those are the numbers: a low and a high.
Townhouses (2 sales) closed between $1,300,000 and $1,900,000. Same situation — two data points, no median computed.
What moved the median
The single-family share this month was 84%, down from 90% in June. That six-point shift brought more condominiums and townhouses — lower-priced product — into the mix, which mechanically pulls the overall median down relative to the single-family median. Arithmetically, though, that shift wasn't large enough to be the primary driver of where the overall median landed. The $3,500,000 figure reflects where Saratoga homes actually closed this month, not an artifact of product mix rotating.
The median days on market came in at 15. That's two days longer than June's 13. Not a dramatic move, but worth noting alongside the 20-day single-family figure — the condo and townhouse sales moved faster, pulling the overall median below the SFR number.
The median sale-to-list of 100% deserves a closer look than the headline suggests. With 13 sales above list and 8 below, the market isn't uniform — it's two markets sharing a midpoint. Homes priced sharply attracted sales prices above ask; homes that needed adjustment closed below. The median just happened to land exactly at the list price.
The one to notice
20580 Canyon View Drive listed at $2,750,000 and closed at $3,258,000 — $508,000 over asking, 18.5% above list price. That's the widest gap between list and sale price recorded in Saratoga this July.
To put the number in context: 18.5% over ask on a $2.75M list price is not a rounding error or a casual concession. The sellers named a price and the final recorded sale landed more than half a million dollars above it. No editorial required — that gap speaks for itself.
Worth noting in the same breath: 15180 Pepper Lane, a 4,560-square-foot home, closed at $6,800,000 — the highest sale of the month. It took 122 days to get there. The top of the market moved on its own timeline, and eventually it moved.
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 |
|---|---|---|---|---|---|---|---|---|
| 15180 Pepper Lane | Single Family | 6/5.5 | 4,560 | $6,998,888 | $6,800,000 | 97.2% | 122 | Jul 20 |
| 19348 Harleigh Drive | Single Family | 5/2.5 | 2,811 | $4,950,000 | $5,568,000 | 112.5% | 7 | Jul 20 |
| 19121 Harleigh Drive | Single Family | 5/3.5 | 3,476 | $5,300,000 | $5,502,014 | 103.8% | 9 | Jul 17 |
| 18889 Paseo Pueblo | Single Family | 6/5.5 | 3,895 | $5,600,000 | $5,500,000 | 98.2% | 13 | Jul 10 |
| 20675 Verde Vista Lane | Single Family | 4/2.5 | 3,013 | $5,355,000 | $5,355,000 | 100.0% | 20 | Jul 29 |
| 18709 Mccoy Avenue | Single Family | 5/4.5 | 3,356 | $5,299,000 | $5,300,000 | 100.0% | 9 | Jul 24 |
| 14575 Horseshoe Drive | Single Family | 3/3 | 2,341 | $4,888,000 | $5,065,000 | 103.6% | 10 | Jul 14 |
| 18645 Paseo Lado | Single Family | 5/4.5 | 3,673 | $5,299,000 | $5,000,000 | 94.4% | 110 | Jul 16 |
| 12637 Lido Way | Single Family | 6/5 | 2,950 | $4,980,000 | $4,850,000 | 97.4% | 14 | Jul 1 |
| 18797 Westview Drive | Single Family | 5/3.5 | 2,877 | $4,488,000 | $4,780,000 | 106.5% | 5 | Jul 27 |
| 21842 Via Regina | Single Family | 5/4.5 | 4,656 | $4,850,000 | $4,700,000 | 96.9% | 87 | Jul 8 |
| 19798 Colby Court | Single Family | 5/3 | 3,215 | $3,998,000 | $4,242,000 | 106.1% | 6 | Jul 10 |
| 18941 Cyril Place | Single Family | 5/2 | 2,284 | $3,600,000 | $3,500,000 | 97.2% | 71 | Jul 27 |
| 18880 Ansley Place | Single Family | 4/2 | 1,920 | $3,299,999 | $3,300,000 | 100.0% | 47 | Jul 22 |
| 18880 N Ansley Place | Single Family | 4/2 | 1,920 | $3,299,999 | $3,300,000 | 100.0% | 47 | Jul 22 |
| 20580 Canyon View Drive | Single Family | 3/2 | 1,534 | $2,750,000 | $3,258,000 | 118.5% | 6 | Jul 23 |
| 18967 Palo Oaks Court | Single Family | 4/2.5 | 2,622 | $2,998,000 | $3,050,000 | 101.7% | 15 | Jul 20 |
| 13004 Paseo Presada | Single Family | 4/3 | 2,384 | $2,750,000 | $2,820,042 | 102.5% | 41 | Jul 17 |
| 19875 Sea Gull Way | Single Family | 4/3 | 2,284 | $2,998,000 | $2,800,000 | 93.4% | 39 | Jul 9 |
| 13531 Old Oak Way | Single Family | 3/3 | 2,192 | $2,498,000 | $2,720,000 | 108.9% | 20 | Jul 31 |
| 18961 Fernbrook Court | Single Family | 4/2 | 2,037 | $2,650,000 | $2,530,000 | 95.5% | 48 | Jul 30 |
| 20661 Oak Creek Lane | Townhouse | 3/2.5 | 1,807 | $1,900,000 | $1,900,000 | 100.0% | 33 | Jul 13 |
| 19546 Vineyard Lane | Condominium | 2/2.5 | 1,511 | $1,300,000 | $1,340,000 | 103.1% | 11 | Jul 5 |
| 19908 Vineyard Lane | Townhouse | 2/2.5 | 1,511 | $1,300,000 | $1,300,000 | 100.0% | 5 | Jul 14 |
| 14353 Saratoga Avenue #A | Condominium | 2/2 | 1,429 | $900,000 | $900,000 | 100.0% | 0 | Jul 1 |
Source: MLSListings closed sales in Saratoga, July 2026. 25 closings; 25 further sales are excluded because their closing date could not be confirmed. 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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