Saratoga Housing Market Report – May 2026
Here's a look at how the Saratoga, CA real estate market performed in May 2026, based on actual sold data from the MLS.
Market Snapshot
- Homes Sold: 27
- Median Sale Price: $4,150,000
- Average Sale Price: $3,829,741
- Average Price Per Sq Ft: $1,526
- Average Days on Market: 43
- Sale-to-List Price Ratio: 101.7%
Month-Over-Month Trends
Compared to April, the median sale price in Saratoga moved 6.4% up (from $3,899,700 to $4,150,000). The number of homes sold was 20.6% down compared to the prior month (34 vs. 27). Average days on market shifted 10.3% up (39 days to 43 days).
Year-Over-Year Comparison
Compared to May 2025, the median sale price is 4.6% down (from $4,350,000 to $4,150,000). Sales volume is 30.8% down year-over-year.
What This Means
Saratoga's luxury market is showing mixed signals heading into summer. While the median price ticked up 6.4% month-over-month to $4.15 million, that gain appears modest compared to the 4.6% year-over-year decline, suggesting we're still in a softer market than last May. The strong 101.7% sale-to-list ratio indicates homes are fetching above asking when they do sell, but don't let that fool you—it takes longer to get there. Days on market stretched from 39 to 43 days, a meaningful shift in a market where quick turnover is the norm.
The real story is inventory dynamics. With 76 active listings and their median asking price sitting at $3.55 million, there's a notable gap between what sellers are asking and what homes are actually selling for in the higher price ranges. This suggests some price resistance, particularly as higher mortgage rates continue to pressure high-end buyers' purchasing power. The 30.8% year-over-year decline in sales volume likely reflects this affordability squeeze, though the May data itself appears more complete than earlier months.
For sellers, the message is clear: competitively priced homes still move, but overpriced inventory lingers. The market rewards realism.
Saratoga Sales by Zip Code
| Zip Code | Homes Sold | Median Price | Avg $/SqFt | Avg DOM |
|---|---|---|---|---|
| 95070 | 27 | $4,150,000 | $1,526 | 43 |
Sales by Property Type
| Property Type | Homes Sold | Median Price | Avg $/SqFt |
|---|---|---|---|
| SINGLE_FAMILY | 24 | $4,175,000 | $1,589 |
| CONDOS | 2 | $985,000 | $800 |
| OTHER | 1 | $4,800,000 | N/A |
Sales by Price Range
| Price Range | Homes Sold |
|---|---|
| $750K+ | 27 |
Current Active Listings
As of this report, there are 76 active listings in Saratoga with a median asking price of $3,548,999 and an average of 69 days on market.
Thinking About Selling Your Saratoga Home?
If you're a homeowner in Saratoga considering selling, you have options. While the traditional market is one route, selling directly for cash can save you time, commissions, and the hassle of repairs and showings. We buy houses in Saratoga and throughout Santa Clara County — get a no-obligation cash offer today.