Saratoga's cheapest listing sits $1.8 million below its active peers — the lot explains it

Among the 15 active single-family listings in Saratoga with similar bedroom counts and sizes, 20018 Marigny Place is the cheapest, listed at $1,998,000. Its nearest sold neighbor, 20019 Marigny Place, changed hands on August 20, 2026 at $2,180,000 — and that was the low end of the 8-sale peer group.

How it compares with homes like it

The peer rule here: same type (single-family homes), within one bedroom, size within 25%, sold in the last 12 months, nearest radius with at least four sales — 8 sales found within 0.5 miles.

The peer range runs from $2,180,000 to $4,900,000. The median among those 8 sales is $4,075,000. At $1,998,000, this listing is priced below every one of them.

The price-per-square-foot gap is similarly wide. The 8-sale peer group has a median of $1,607 per square foot. This listing asks $872 per square foot — 46% below that figure.

The most obvious explanation sitting in the record is the lot. At 2,671 square feet, the lot at 20018 Marigny Place is smaller than the house footprint allows for in most Saratoga contexts. Compare that to the city-wide median lot of 13,081 square feet across all recent sales. In a market where land carries significant value, a sub-2,700-square-foot lot removes a meaningful portion of what buyers typically pay for here.

The closest peer, 20019 Marigny Place, sold August 20, 2026 at $2,180,000 — 2,335 square feet, 4 beds, 4 baths, 0.02 miles away, at $934 per square foot. That sale sets a practical floor for the immediate block, and this listing is priced $182,000 below it.

Among the 15 active comparable listings, the next-cheapest is 19959 Sea Gull Way at $3,180,000. The active peer median ask is $3,788,888. This listing sits $1,790,888 below that median.

Comparable sales

Peer rule: single-family homes, within one bedroom, size within 25%, last 12 months, within 0.5 miles. Eight sales found.

Six of the eight sales are dated by month only (date_estimated). The table shows every comparable single-family sale within half a mile over the past year; not one of them closed below $2,180,000, and only one came in below $3,400,000.

Single-family homes across Saratoga

Among the 58 single-family homes actively listed in Saratoga right now, the median asking price is $4,625,000. Over the last 180 days, 226 single-family homes sold at a median of $4,705,183, or $1,584 per square foot. This listing's ask of $872 per square foot is 45% below that 180-day median price-per-square-foot figure.

How the Saratoga market is doing

Across all property types, 147 homes sold in Saratoga in the last 180 days at a median price of $4,100,000 and a median of $1,532 per square foot. The median is unchanged from the same period a year ago ($4,100,000), though price per square foot moved from $1,481 to $1,532 — a 3.4% increase year over year. The market ran from a low of $770,000 to a high of $17,250,000 across those 147 sales. There are currently 68 active listings across all types in Saratoga.

In the 1,834–2,750 square foot size band — where this home sits — 100 sales over the same period produced a median of $3,584,000, or $1,548 per square foot.

What it would cost a month

At the list price of $1,998,000, using the national 30-year average rate of 7.03% as of the week of September 24, 2026 (Freddie Mac Primary Mortgage Market Survey), the principal and interest payment on a fully financed loan works out as follows — this figure does not include taxes, insurance, or any other costs.

Three you could write an offer on today

These three homes are not listed for sale. Every home in the Saratoga market has a page on this site, and an owner does not need to be listed to receive a written offer. An agent takes the offer directly to the owner, and no one is committed to anything until both sides agree to terms in a signed contract. Read how an offer works before reaching out.

• 20451 Sea Gull Way — 2,179 sq ft, 3 beds / 2 baths, built 1947, last recorded sale $285,000 in June 1995, 0.07 miles away.
• 12236 Kirkdale Dr — 1,916 sq ft, 3 beds / 2 baths, built 1963, last recorded sale $1,050,000 in June 2004, 0.08 miles away.
• 18018 King Ct — 1,800 sq ft, 4 beds / 2 baths, built 1996, last recorded sale $483,000 in August 1996, 0.09 miles away.

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