April 2026 in Saratoga: List price was the finish line — for exactly half the market

# April 2026 in Saratoga: List price was the finish line — for exactly half the market

Thirty-two closings. Seventeen over list, thirteen under, two right at it — and the median sale-to-list ratio landed at exactly 100%. That's not a rounding artifact. It's a genuinely split market where the overbids and the cuts balanced each other out to the dollar.

Every recorded sale this month

All 32 closings, in order of price. Each address links to its full record.

The numbers

What sold

Single family homes carried the month. Twenty-five sales, ranging from $2,430,000 to $11,100,000. The median among them sat at $4,250,000, with a median of 8 days on market and $1,759 per square foot. That's the segment where the real spread lives — nearly a $9 million gap between the low and the high.

Condominiums had four sales, from $860,000 to $2,100,000. Too few to report a median responsibly, so the range is what the data supports.

Townhouses recorded three sales, from $910,000 to $1,335,000. Same situation — range only.

The attached and multi-family segments together made up just 22% of closings, which is worth knowing when you're reading the citywide median.

What moved the median

Single-family homes were 78% of April's volume. The mix didn't shift enough to distort the headline numbers — the median of $3,899,700 and the $1,532 per square foot reflect what the market actually paid, not a compositional trick. There's no asterisk needed here.

What's worth sitting with is the 100% sale-to-list ratio alongside nine days as the median time to contract. That combination tells you homes priced correctly moved fast and at price. The ones that didn't — Dagmar Drive being the clearest example — had to give something back.

The one to notice

17951 Los Felice Drive listed at $1,998,000 and closed at $2,430,000. That's $432,000 over ask — 21.6%. In a month where the median home sold at exactly list price, that number stands out. It didn't take long either; this is the kind of result that happens when a well-priced home in a specific pocket of the market finds more than one motivated buyer at the same moment. The $1,998,000 list was presumably deliberate — priced to draw a crowd. It worked. Whether the list was a starting gun or a genuine valuation, the market answered at $2.43 million.

For context: the citywide median this month was $3,899,700. Los Felice came in well below that and still generated the month's biggest overbid percentage. That's a reminder that overbid stories aren't exclusive to the trophy end of the market. Sometimes they happen on a Tuesday in the low twos.

The top sale, 14920 Sobey Road at $11,100,000 for 6,024 square feet, closed in one day and set the month's ceiling. The deepest cut, 19110 Dagmar Drive at $4,250,000 against a $4,650,000 list, was also the single-family median — a coincidence worth noting, not reading into.

Thirty-two closings. A market that split almost evenly between buyers who paid over list and sellers who accepted less. Nine days to get there. That's April.

Source: MLSListings closed sales in Saratoga, April 2026. 32 closings. Sale prices and closing dates are matters of public record. A summary of recorded sales is not an appraisal and is not an opinion of value on any specific home.

Tim McMullen · DRE #02016832 · How these numbers are put together