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Eichler 2026 Year-to-Date Market Report
111 Eichler sales through September 2026: a $3M median, and a market that is really three
Single-family Eichlers sold at a median of $3,000,000 and $1,703 per square foot. Palo Alto, Sunnyvale and San Mateo made up 76 of the 106 single-family sales, at three different price levels.
The period at a glance
| Metric | 2026, January 1 to September 23 |
|---|---|
| Recorded Eichler sales | 111 (106 single-family, 5 attached) |
| Total volume | $329,597,064 |
| Single-family median price | $3,000,000 |
| Single-family median $/sf | $1,703 |
| Single-family median size | 1,755 sf |
| Single-family median lot | 7,035 sf |
| Median age of the homes | 68 years |
| Price range | $915,000 to $5,600,000 |
| Median days on market | 8 (reported on all 111 sales) |
| Sold in under 7 days | 31 of 111 |
| On the market over 60 days | 6 of 111 |
List prices were not in the source data, so this report does not say how sales compared with asking.
111 Eichler homes changed hands in the first nine months of 2026, for $329,597,064 in total. The single-family median was $3,000,000, or $1,703 per square foot, on a 1,755-square-foot house that is, at the median, 68 years old. Five of the sales were attached homes, four townhouses and one condominium, and they are reported separately below so that they do not pull the single-family figures down.
The figure that defines the year is where the sales happened. Palo Alto accounted for 30 of the 106 single-family sales at a median of $2,119 per square foot. Sunnyvale followed with 27 sales at $1,597, and San Mateo with 19 at $1,514. Three cities, three price levels, the same architect. Any overall median for Eichlers is, underneath, a blend of these markets, and it moves whenever the blend does.
Pace was consistent. The median home sold in 8 days, and 88 of 111 sold within two weeks. Six sat longer than 60 days; the longest, 342 Carolina Lane in Palo Alto, sold after 263 days for $3,083,000.
By city
| City | Sales | Median price | Median $/sf | Median size | Median days on market |
|---|---|---|---|---|---|
| Palo Alto | 30 | $3,685,000 | $2,119 | 1,774 sf | 8 |
| Sunnyvale | 27 | $3,080,000 | $1,597 | 1,989 sf | 8 |
| San Mateo | 19 | $2,620,000 | $1,514 | 1,730 sf | 6 |
| San Jose | 7 | $2,400,000 | $1,392 | 1,755 sf | 7 |
| Cupertino | 5 | $3,015,000 | $2,105 | 1,516 sf | 7 |
| Mountain View | 5 | $3,450,000 | $1,917 | 1,816 sf | 7 |
| Foster City | 4 | $1,842,500 | $1,138 | 1,620 sf | 35 |
| Santa Clara | 2 | $2,597,500 | $1,753 | 1,479 sf | 7 |
| Del Rey Oaks | 1 | $1,088,000 | $610 | 1,784 sf | 1 |
| Hayward | 1 | $915,000 | $471 | 1,942 sf | 5 |
| Los Altos | 1 | $5,250,000 | $2,044 | 2,569 sf | 2 |
| Menlo Park | 1 | $4,900,000 | $2,207 | 2,220 sf | 9 |
| Portola Valley | 1 | $5,600,000 | $2,947 | 1,900 sf | 41 |
| Redwood City | 1 | $2,605,000 | $1,799 | 1,448 sf | 6 |
| San Rafael | 1 | $1,640,000 | $989 | 1,659 sf | 134 |
Single-family sales only. A city with one or two sales is shown for completeness; a single sale is a fact about one house, not a measure of that city's market.
Cupertino ($2,105 per square foot on 5 sales) sat level with Palo Alto per foot, on smaller houses. Foster City's 4 sales carried the longest median time on market, 35 days, and one of the lower prices per foot, $1,138.
Price per square foot, by price band
| Price band | Sales | Median $/sf |
|---|---|---|
| Under $2M | 10 | $1,096 |
| $2M-$2.5M | 19 | $1,530 |
| $2.5M-$3M | 23 | $1,687 |
| $3M-$3.5M | 26 | $1,672 |
| $3.5M-$4M | 14 | $2,003 |
| $4M and up | 14 | $2,111 |
Price per foot rises with price through the bands, with one flat step: the $3M to $3.5M band sits level with the band below it. Sixteen of its 26 sales were in Sunnyvale and San Mateo, and the houses were larger, a median of 2,005 square feet against 1,618 in the band below. There the size carries the price more than the location does.
By bedrooms
| Bedrooms | Sales | Median price | Median $/sf | Median size |
|---|---|---|---|---|
| 2 | 1 | $2,550,000 | $2,000 | 1,275 sf |
| 3 | 35 | $2,705,000 | $1,927 | 1,448 sf |
| 4 | 60 | $3,049,444 | $1,639 | 1,904 sf |
| 5 | 9 | $3,265,000 | $1,475 | 2,363 sf |
| 6 | 1 | $2,750,000 | $1,118 | 2,460 sf |
Three-bedroom Eichlers sold for more per square foot than four-bedrooms, because they are smaller: a median of 1,448 square feet against 1,904. The price follows the lot and the location more than the room count.
Month by month
| Month | Sales | Median price | Median $/sf |
|---|---|---|---|
| Jan 2026 | 3 | $2,750,000 | $1,404 |
| Feb 2026 | 8 | $2,610,000 | $1,636 |
| Mar 2026 | 12 | $2,950,000 | $1,806 |
| Apr 2026 | 22 | $3,150,000 | $1,787 |
| May 2026 | 15 | $3,018,888 | $1,706 |
| Jun 2026 | 13 | $2,750,000 | $1,567 |
| Jul 2026 | 10 | $2,750,000 | $1,619 |
| Aug 2026 | 8 | $3,235,000 | $1,732 |
| Sep 2026 | 15 | $3,150,000 | $1,668 |
April was the busiest month, with 22 single-family sales. September's count runs only to the 23rd.
Read the quarters with care. The single-family median per square foot was $1,643 in the first quarter (23 sales), $1,763 in the second (50) and $1,641 in the third so far (33). Palo Alto's share of the sales rose from 4 of 23 to 14 of 50 and 12 of 33, which lifts the later medians on its own. With Palo Alto set aside, the figures were $1,565, $1,649 and $1,515. Those are modest samples and an unfinished quarter, and they do not establish a direction for prices.
Attached Eichlers
| Segment | Sales | Median price | Median $/sf | Range |
|---|---|---|---|---|
| Townhouse | 4 | $1,365,000 | $1,138 | $1,050,000 to $1,660,000 |
| Condominium | 1 | $1,250,000 | $705 | $1,250,000 to $1,250,000 |
Two of the townhouses were on Greenmeadow Way in Palo Alto, and two in Santa Clara. One Santa Clara townhouse was on the market for 207 days before it sold.
The sales
The top 40 sales by price, from all 111 recorded in the period. It is not the complete list.
| Address | City | Beds | Sqft | $/sf | Sold | Days | Sale price |
|---|---|---|---|---|---|---|---|
| 365 Alamos Road | Portola Valley | 3 | 1,900 | $2,947 | Jul 16 | 41 | $5,600,000 |
| 1131 Parkinson Avenue | Palo Alto | 4 | 1,965 | $2,697 | Sep 10 | 7 | $5,300,000 |
| 1694 Clay Drive | Los Altos | 5 | 2,569 | $2,044 | Apr 7 | 2 | $5,250,000 |
| 1121 Harriet Street | Palo Alto | 4 | 2,382 | $2,128 | Apr 22 | 14 | $5,069,400 |
| 346 Tioga Court | Palo Alto | 3 | 1,845 | $2,704 | Aug 10 | 8 | $4,988,000 |
| 675 Evergreen Street | Menlo Park | 4 | 2,220 | $2,207 | Jun 10 | 9 | $4,900,000 |
| 3502 Arbutus Avenue | Palo Alto | 4 | 2,726 | $1,798 | Feb 4 | 13 | $4,900,000 |
| 618 Wildwood Lane | Palo Alto | 4 | 2,309 | $2,079 | May 5 | 9 | $4,800,000 |
| 788 Ames Avenue | Palo Alto | 5 | 2,949 | $1,475 | Sep 21 | 20 | $4,350,000 |
| 3862 Mumford Place | Palo Alto | 4 | 2,077 | $2,094 | Apr 10 | 8 | $4,350,000 |
| 4066 Ben Lomond Drive | Palo Alto | 4 | 2,111 | $2,046 | Sep 23 | 6 | $4,320,000 |
| 3454 Greer Road | Palo Alto | 4 | 1,920 | $2,188 | Sep 17 | 8 | $4,200,000 |
| 1189 Vanderbilt Court E | Sunnyvale | 5 | 2,620 | $1,565 | Mar 12 | 6 | $4,100,000 |
| 3645 Ramona Street | Palo Alto | 4 | 1,859 | $2,157 | Aug 10 | 8 | $4,010,000 |
| 897 Newell Road | Palo Alto | 3 | 1,755 | $2,222 | Aug 25 | 7 | $3,900,000 |
| 941 Eichler Drive | Mountain View | 5 | 2,009 | $1,917 | Sep 8 | 7 | $3,851,000 |
| 3540 South Court | Palo Alto | 4 | 1,800 | $2,111 | Jul 13 | 0 | $3,800,000 |
| 936 Olympus Court | Sunnyvale | 4 | 2,308 | $1,641 | Jul 3 | 7 | $3,788,000 |
| 411 Adobe Place | Palo Alto | 3 | 1,690 | $2,219 | Jun 23 | 8 | $3,750,000 |
| 226 Ely Place | Palo Alto | 3 | 1,832 | $2,047 | Apr 30 | 8 | $3,750,000 |
| 829 Talisman Drive | Palo Alto | 4 | 2,098 | $1,787 | Apr 1 | 13 | $3,750,000 |
| 860 Marshall Drive | Palo Alto | 3 | 1,493 | $2,425 | May 27 | 6 | $3,620,000 |
| 1656 Edmonton Avenue | Sunnyvale | 4 | 1,890 | $1,909 | May 21 | 8 | $3,608,000 |
| 844 Duncardine Way | Sunnyvale | 4 | 2,014 | $1,787 | Apr 24 | 12 | $3,600,000 |
| 4055 Ben Lomond Drive | Palo Alto | 3 | 1,672 | $2,126 | Sep 9 | 8 | $3,555,000 |
| 3925 Nelson Drive | Palo Alto | 3 | 1,792 | $1,959 | Mar 18 | 7 | $3,510,000 |
| 837 Sutter Avenue | Palo Alto | 3 | 1,256 | $2,787 | May 5 | 0 | $3,500,000 |
| 956 Trophy Drive | Mountain View | 3 | 1,816 | $1,927 | Mar 26 | 7 | $3,500,000 |
| 943 Trophy Drive | Mountain View | 4 | 2,030 | $1,700 | Apr 15 | 6 | $3,450,000 |
| 816 Lennox Court | Sunnyvale | 4 | 2,044 | $1,668 | Sep 18 | 8 | $3,410,000 |
| 237 Edlee Avenue | Palo Alto | 3 | 1,690 | $2,012 | May 29 | 6 | $3,400,000 |
| 1234 McIntosh Court | Sunnyvale | 4 | 2,314 | $1,469 | Jun 8 | 8 | $3,400,000 |
| 868 Somerset Drive | Sunnyvale | 4 | 1,945 | $1,722 | Apr 21 | 8 | $3,350,000 |
| 923 Mackenzie Drive | Sunnyvale | 4 | 2,308 | $1,430 | Mar 19 | 8 | $3,300,000 |
| 1483 Chukar Court | Sunnyvale | 4 | 2,158 | $1,515 | Aug 14 | 8 | $3,270,000 |
| 586 Rockport Drive | Sunnyvale | 5 | 2,363 | $1,382 | May 27 | 8 | $3,265,000 |
| 1321 Lennox Way | Sunnyvale | 4 | 1,989 | $1,637 | Apr 21 | 13 | $3,255,000 |
| 6179 Shadygrove Drive | Cupertino | 4 | 1,516 | $2,129 | Feb 26 | 8 | $3,228,000 |
| 1719 Monticello Road | San Mateo | 4 | 2,020 | $1,584 | Aug 3 | 4 | $3,200,000 |
| 3731 Lindero Drive | Palo Alto | 4 | 1,580 | $2,025 | May 17 | 14 | $3,200,000 |
365 Alamos Road sits on 2.74 acres in Portola Valley. Its price per square foot, the highest in the period, reflects the land as much as the 1,900-square-foot house.
About this report
This report covers 111 Eichler sales recorded in the MLS between January 1 and September 23, 2026, across 15 cities. The sale date is the date each listing changed to sold. Four sales were entered after closing, and their dates are approximate. Figures are medians of recorded sales and carry the number of sales behind them. Nothing here is an opinion of the value of any home; for that, set your own number or ask for a written analysis.
Tim McMullen · CA DRE #02016832
tim@mcmullen.properties · (415) 691-9272
Tim McMullen, CA DRE #02016832. Real estate services provided by Tim McMullen, Broker, CA DRE #02016832. Figures are from recorded sales; nothing here is an opinion of the value of any home.