What Pricing, Market Time, and Buyer Competition Reveal About Today’s Atherton Real Estate Market
More than half sold in 10 days or less, while 12 closed at $10 million or more – clear indicators of continued strength at the upper end of the Atherton market.
Atherton’s 20 most recent MLS-reported home sales provide a revealing look at the strength and breadth of the market. Collectively, these properties sold for more than $264 million, with prices ranging from $4.385 million to $33.25 million. The median sale price was $12.125 million, and 12 of the 20 homes sold for $10 million or more.
These are the 20 most recent sales reported through the MLS as of August 11, 2026. Private sales also represent an important part of the Atherton market but are not included here. We keep track of every off market sale so don’t hesitate to reach us here for that information.
Atherton’s 20 Most Recent MLS Sales
Street Address (Full) | List Price | Sale Price | Sq Ft | Acres | DOM |
$35,988,000 | $33,250,000 | 11,746 | 1.06 | 50 | |
351 Walsh Rd | $26,000,000 | $26,000,000 | 11,655 | 1.00 | 3 |
98 Flood Circle | $19,998,888 | $22,000,000 | 8,400 | 0.83 | 18 |
167 Almendral Ave | $22,800,000 | $21,900,000 | 8,805 | 1.00 | 98 |
274 Park Ln | $18,500,000 | $18,500,000 | 6,670 | 1.66 | 0 |
450 Walsh Rd | $15,995,000 | $15,500,000 | 5,992 | 1.03 | 16 |
14 Flood Cir | $9,988,000 | $13,500,000 | 4,014 | 0.82 | 9 |
85 Belbrook Way | $13,988,000 | $13,300,000 | 7,628 | 1.08 | 103 |
187 James Ave | $13,975,000 | $12,760,000 | 6,700 | 0.95 | 35 |
$10,495,000 | $12,250,000 | 2,040 | 0.99 | 16 | |
78 Middlefield Rd | $13,500,000 | $12,000,000 | 8,297 | 1.00 | 20 |
30 Catalpa Dr | $7,488,000 | $10,530,000 | 2,850 | 1.09 | 9 |
1 Edge Rd | $8,000,000 | $8,000,000 | 3,130 | 1.00 | 0 |
288 Camino Al Lago | $6,998,000 | $7,880,000 | 4,100 | 0.92 | 10 |
98 Fredrick Dr | $7,800,000 | $7,800,000 | 3,182 | 0.96 | 0 |
306 Walsh Rd | $7,488,000 | $7,755,000 | 4,717 | 1.23 | 9 |
90 Holbrook Ln | $4,998,000 | $7,000,000 | 3,734 | 0.56 | 9 |
65 Fairfax Ave* | $5,750,000 | $5,650,000 | 4,275 | 0.31 | 39 |
15 Lloyden Dr | $4,289,000 | $4,500,000 | 1,680 | 0.33 | 7 |
31 Rittenhouse Ave | $3,988,000 | $4,385,000 | 2,300 | 0.32 | 9 |
*Sold by Mary & Brent Gullixson
More Than Half Sold in 10 Days or Less
Despite the substantial price points, market time was remarkably short. Eleven of the 20 homes sold in 10 days or less, and 15 sold within 20 days. The median days on market was just 9.5 days.
Fast sales were not confined to Atherton’s lower price ranges. A home on Walsh Road sold for $26 million after just 3 days on the market. A Flood Circle property sold for $13.5 million in 9 days, while a Catalpa Drive property sold for $10.53 million, also in 9 days.
At the other end of the spectrum, several homes remained on the market considerably longer.
Competition Extended Across Price Points
Nine of the 20 homes sold above asking price, four sold at asking, and seven sold below. More notable is the range in which competitive bidding occurred.
Above-list sales ranged from $4.385 million to $22 million. At 14 Flood Circle, a $9.988 million list price resulted in a $13.5 million sale. On Catalpa Drive, a home listed at $7.488 million sold for $10.53 million. At 90 Holbrook Lane, the final price reached $7 million compared with a $4.998 million list price.
These results illustrate why list price alone cannot be relied upon as an indication of market value, particularly when a property generates immediate buyer interest.
$10 Million Is at the Heart of the Atherton Market
Perhaps the most striking takeaway from these 20 sales is the concentration at the upper end. Twelve sold for at least $10 million, six exceeded $15 million, and four reached more than $20 million.
The highest sale among the 20 was $33.25 million for a property on Almendral Avenue (we represented the buyer and you can find details here). Other sales at the upper end included $26 million on Walsh Road, $22 million on Flood Circle, and $21.9 million on Almendral Avenue.
Yet the range of recent sales also demonstrates the diversity within Atherton. The four lowest-priced properties sold from $4.385 million to $7 million and were all on parcels of approximately one-half acre or less. At the upper end, larger homes and approximately one-acre or larger parcels predominated.
The Numbers Require Context
Atherton cannot be evaluated by median price or price per square foot alone. Lot size, location within town, age and quality of construction, architecture, privacy, condition, and the potential of the property can result in substantial differences in value, even between homes relatively close to one another.
The 20 most recent MLS sales demonstrate both strong demand and significant price differentiation. Some properties generated immediate competition and sold well above asking, while others required substantially more time and ultimately sold below their original list prices.
MLS data also tells only part of the story. Private transactions represent an important segment of Atherton real estate and are not reflected in publicly reported sales statistics. In order to really know the Atherton market, it is essential to know about every off market sale as well. We maintain a current record of every single sale. Click here to see all Atherton sales by Mary and Brent Gullixson this year, and for the past 15 years.