Saratoga Housing Market Report – July 2026
Here's a look at how the Saratoga, CA real estate market performed in July 2026, based on actual sold data from the MLS.
Market Snapshot
- Homes Sold: 31
- Median Sale Price: $3,300,000
- Average Sale Price: $3,678,342
- Average Price Per Sq Ft: $1,420
- Average Days on Market: 80
- Sale-to-List Price Ratio: 101.3%
Month-Over-Month Trends
Compared to June, the median sale price in Saratoga moved 30.4% down (from $4,744,000 to $3,300,000). The number of homes sold was 0.0% down compared to the prior month (31 vs. 31). Average days on market shifted 19.4% up (67 days to 80 days).
Year-Over-Year Comparison
Compared to July 2025, the median sale price is 9.7% down (from $3,652,500 to $3,300,000). Sales volume is 55.0% up year-over-year.
What This Means
Saratoga's luxury market is showing signs of cooling this month, with the median price dropping sharply to $3.3 million—down over 30 percent from June's peak. While this swing appears dramatic, it likely reflects normal seasonal fluctuations and the composition of homes that sold rather than a sudden market collapse. The year-over-year comparison tells a steadier story, showing only a modest 9.7 percent decline, suggesting the market remains relatively stable for the ultra-high-end properties that define this enclave. The uptick in days on market from 67 to 80 days confirms that homes are taking longer to sell, which is typical as we move through summer and wealthier buyers often pause transactions during vacation season.
The real indicator of health here is the sale-to-list ratio sitting just above 101 percent, meaning homes are still fetching slightly above asking price—a sign that despite longer marketing timelines, buyer demand remains present for well-priced properties. The 89 active listings suggest inventory is building, which gives serious buyers more negotiating power than they've had in recent years. For sellers, the message is clear: pricing right from the start matters more in this slower-moving market, and patience will be rewarded.
Saratoga Sales by Zip Code
| Zip Code | Homes Sold | Median Price | Avg $/SqFt | Avg DOM |
|---|---|---|---|---|
| 95070 | 31 | $3,300,000 | $1,420 | 80 |
Sales by Property Type
| Property Type | Homes Sold | Median Price | Avg $/SqFt |
|---|---|---|---|
| SINGLE_FAMILY | 23 | $4,700,000 | $1,554 |
| TOWNHOMES | 4 | $2,323,425 | $1,014 |
| CONDOS | 2 | $1,120,000 | $759 |
| LAND | 2 | $1,737,500 | N/A |
Sales by Price Range
| Price Range | Homes Sold |
|---|---|
| $750K+ | 31 |
Current Active Listings
As of this report, there are 89 active listings in Saratoga with a median asking price of $3,749,888 and an average of 76 days on market.
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