Saratoga Q1 2026: 22 Closings, $79.2M in Volume, and a $2,707/SF Outlier That Rewrote the Range

The Period at a Glance

List prices were not included in the source data for this period; no comparison to asking price is possible.

Twenty-two closings in a single quarter is a narrow sample, and that narrowness should sit with the reader through everything that follows. Still, the 22 transactions recorded $79.2 million in combined volume, with a quarter-wide median of $3,910,000 and a median price per square foot of $1,478. The single-family segment, at 17 of those 22 closings, shaped almost every aggregate figure. The townhouse and condominium segments each contributed enough sales to establish a range but not a fully representative median — particularly condominiums, where just two closings separated $960,000 from $1,225,000.

The more instructive tension in Q1 was not between segments but within the single-family roster itself. A 1,662-square-foot, three-bedroom home on Farwell Avenue closed at $4,500,000 — $2,708 per square foot, the highest unit rate in the quarter — after 108 days on market. Three blocks of data away, a 3,944-square-foot, six-bedroom home on Camino Barco closed at $5,550,000, the quarter's top dollar figure, at just $1,407 per square foot after 10 days. Size, lot, and elapsed time cut in different directions simultaneously, which is the more honest description of what Q1 delivered.

The Sales

The table below shows all 22 closings — which equals the full period count, so the roster is complete for Q1 2026.

Four transactions describe most of what Q1 accomplished. The quarter's price ceiling, 19050 Camino Barco, was a 1926-built six-bedroom on a 37,584-square-foot lot — the largest lot in the quarter by a margin of more than 20,000 square feet over its nearest competitor. At $1,407 per square foot, it was priced at the lower end of the unit-rate range, a function of its age and lot-to-structure ratio rather than any calculation this record can confirm; the lot accounts for the discount that the numbers display.

The Farwell Avenue three-bedroom deserves its own paragraph. At 1,662 square feet on a 58,806-square-foot lot — the largest lot in the quarter, nearly 1.35 acres — it closed at $4,500,000 after 108 days. Its $2,708 per square foot stands well above anything else in the period. The price reflects land more than structure, though the record does not itemize the allocation. What the record does show is 108 elapsed days followed by a $4.5 million close, which is a combination the quarter produced exactly once.

At the other end of the elapsed-time spectrum: 13240 VIA GRANDE Court, four bedrooms, 2,475 square feet, closed at $4,687,000 in six days — the second-highest unit rate among single-family sales at $1,894 per square foot. And 18747 Martha Avenue recorded zero days on market before its $3,162,500 close, indicating an off-market or same-day-as-listing transaction that the data does not further explain.

Where the Market Split

By Segment

*Median sq ft for condominiums is the average of two values; no median is reported for a two-sale segment.

The condominium segment produced two closings — both on Saratoga Avenue, both in the same 1970s-era building complex — which is insufficient for a meaningful median. The range, $960,000 to $1,225,000, is the complete picture for that segment this quarter.

The townhouse segment managed three closings, the minimum for a median. Two of those three were identical-floorplan units (both 1,741 square feet, both 2025-built) at Elm Circle, closing within eight days of each other at $1,999,531 and $1,980,521 respectively. The third, 14681 Springer Avenue — a larger, older townhouse at 2,585 square feet built in 1973 — closed at $2,728,000 in 12 days. The segment median of $1,999,531 is anchored almost entirely by the two new-construction units; the Springer Avenue sale reads as a separate product category within the same label.

Single-family carried the quarter's weight. Seventeen sales, a median of $4,200,000, and a price-per-square-foot spread from $1,211 (Lantana Avenue, 3,839 sq ft new construction) to $2,708 (Farwell Avenue, lot-heavy) capture the range that makes a median-only read insufficient. The $1,572 median per square foot across 17 sales is the most grounded number in the quarter.

By Price Band

The $3M–$5M band accounted for 12 of 22 closings — more than half the quarter. Everything below $2M was two sales; everything below $3M was five. The quarter's transaction activity was concentrated in a narrow upper corridor, with the bands below $1.5M each producing a single closing. The $5M-and-up band at three sales carried a median of $1,617 per square foot, fractionally above the $3M–$5M band's $1,594 — a gap narrow enough that the small sample sizes in both bands should qualify any interpretation.

Across the Quarter

January closed the most transactions — 10 — with the highest monthly median price at $4,250,000 but the lowest median per square foot at $1,352. The explanation lives in the mix: January's ten closings included the quarter's two most expensive transactions (Camino Barco at $5,550,000 and Lantana Avenue at $4,650,000) alongside several large-footprint homes that diluted the per-square-foot figure. Large houses at high prices produce exactly this result — strong medians on dollar terms, softer medians on unit terms.

February was the quietest month with four closings. Its median price of $3,273,750 was the quarter's lowest, pulled by a mix that included no sale above $3,700,000. The median per square foot of $1,434 sat between January and March.

March recovered to eight closings with the quarter's highest median per square foot at $1,583, even as its median price of $3,525,000 trailed January. March's closings skewed toward smaller, higher-efficiency footprints — Jerries Drive at 3,050 square feet and $1,775 per square foot, VIA GRANDE Court at 2,475 square feet and $1,894 per square foot — which lifted the unit-rate median without moving the dollar median above January's pace. The direction of per-square-foot figures across the three months — $1,352, $1,434, $1,583 — moved consistently upward; the direction of median prices did not.

What It Means

For sellers

The quarter's 22 closings included five properties that moved in under seven days and seven that exceeded 60 days — a spread that cautions against any single-number summary of how long homes sat. The median of 28 days, reported on all 22 closings, covers a range from zero to 181 days. The Farwell Avenue property at 181 days and Meadow Oak Road at the same mark ultimately closed; elapsed time did not prevent a transaction. Whether it affected the final number is not something this record can confirm, as list prices were not available.

For buyers

The $3M–$5M band absorbed more than half the quarter's activity across all segments. Below $2M, the quarter produced five closings total — two condominiums and two new-construction townhouses, plus one older townhouse — all in attached product. Detached single-family homes did not transact below $2,750,000 in Q1 2026 in Saratoga. That figure is the lowest single-family close on record for the quarter, and it represents one sale.

For owners not transacting

Total volume of $79.2 million across 22 closings puts the average transaction at approximately $3.6 million — though the median of $3,910,000 across an uneven mix is the more representative figure. The market's spread between the Saratoga Avenue condominium at $960,000 and Camino Barco at $5,550,000 is wide by any measure, and the two numbers describe properties with almost nothing in common beyond the city limits. Owners in the mid-range single-family segment — the $3M–$5M corridor — had the most comparable sales activity in Q1 to reference: 12 closings, a median of $1,594 per square foot, and a median that sat comfortably above the all-segment quarterly figure.

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