Five Atherton MLS sales since August 6 all closed above $10 million, while five additional pending sales point to activity across a broader range of the market.
Since August 6, just five Atherton homes have closed through the MLS, but the limited number of transactions does not mean the market has been quiet. All five sales exceeded $10 million, including two above $25 million, and five additional homes are currently pending.
Together, the five closed sales totaled nearly $99 million, with prices ranging from $10.618 million to $38 million. The median sale price was $13 million. Three of the five homes sold above asking price.
These figures include only properties reported through the MLS from August 6 through September 18, 2026. Private sales continue to represent an important part of the Atherton market and are not included in these statistics.
Atherton MLS Sales Since August 6
Address | List Price | Sale Price | Sq Ft | Acres | DOM |
178 Atherton Ave | $39,950,000 | $38,000,000 | 12,854 | 1.00 | 30 |
97 Isabella Ave | $25,000,000 | $26,000,000 | 13,570 | 1.33 | 0 |
192 Fair Oaks Ln | $13,750,000 | $13,000,000 | 6,905 | 1.15 | 50 |
1 Manzanita Rd | $8,250,000 | $11,300,000 | 2,880 | 0.99 | 4 |
55 Flood Cir | $8,200,000 | $10,618,000 | 4,350 | 0.91 | 59 |
FIVE MORE ATHERTON HOMES ARE PENDING
Address | List Price | Sq Ft | Acres | DOM |
49 Atherton Ave | $14,800,000 | 6,490 | 0.93 | 7 |
61 Irving Ave | $9,980,000 | 6,274 | 0.46 | 117 |
27 Valley Rd | $9,888,070 | 4,643 | 1.04 | 20 |
28 Holbrook Ln | $5,888,000 | 3,765 | 0.49 | 8 |
97 Belleau Ave | $2,850,000 | 1,600 | 0.33 | 0 |
Pending properties are shown at their current list prices. Final sale prices will not be known until the transactions close.
Significant Activity at the Upper End
The most notable aspect of the five recent sales is their concentration above $10 million. The highest was 178 Atherton Avenue, which sold for $38 million after 30 days on the market. At 97 Isabella Avenue, a property listed at $25 million sold for $26 million.
The remaining three sales ranged from $10.618 million to $13 million, meaning there was not a single MLS-reported closing below $10 million during this period.
This follows the pattern seen in our previous review of Atherton's 20 most recent MLS sales, when 12 of the 20 properties sold for at least $10 million and four exceeded $20 million.
Above-List Sales Continue to Stand Out
Three of the five recent sales closed above asking, and two did so by substantial margins.
The property at 1 Manzanita Road was listed at $8.25 million and sold for $11.3 million after just 4 days on the market, a difference of more than $3 million. At 55 Flood Circle, the $8.2 million list price resulted in a $10.618 million sale.
At the same time, the two highest-priced listings did not follow the same pattern. The $39.95 million Atherton Avenue property sold for $38 million, while the Fair Oaks Lane property listed at $13.75 million sold for $13 million.
Once again, the results demonstrate why list price alone provides an incomplete picture of value in Atherton. The previous group of 20 sales showed similarly wide variation between asking and selling prices.
Pending Sales Show a Broader Market
The five homes currently pending provide an important counterpoint to the recent closings. Their list prices range from $2.85 million to $14.8 million (a sale represented by us), indicating active buyer demand across a much wider spectrum of the Atherton market.
Market time varies significantly as well. Three went pending in 8 days or less, including one immediately and our sale at 49 Atherton Avenue, while another had been on the market for 117 days.
Final prices will provide considerably more insight once these transactions close, particularly because pending status reveals that a buyer and seller have reached an agreement but does not disclose the agreed-upon price.
Every Atherton Sale Needs Context
With only five MLS closings during this period, broad conclusions should not be drawn from averages or medians alone. Atherton properties vary enormously in lot size, location, age, architecture, condition, privacy, and quality of improvements. Those differences can produce substantial variations in value even between nearby homes.
The recent results nevertheless show continued activity at significant price points, competition for certain properties, and new transactions developing across multiple segments of the market.
Just as importantly, MLS data represents only the publicly reported portion of Atherton real estate. Private transactions remain a meaningful part of this market and are not reflected in the tables above. That makes knowledge of both public and off-market sales essential when evaluating current conditions or the value of an individual Atherton property.
Source: MLS data for Atherton single-family homes, August 6 through September 18, 2026. Pending properties have not yet closed, and final sale prices may differ from their current list prices. Private transactions are not included.