04/19/2026
"Should we wait?"
It's the question I'm hearing from almost every buyer AND seller on the Peninsula right now.
And honestly? I get it. Between tech layoffs, tariffs, and the headlines out of Washington, it feels like the safe move is to sit still.
But here's what I'm actually seeing across Palo Alto, Menlo Park, Atherton, Los Altos, Los Altos Hills, Portola Valley, and Redwood City — and why "wait and see" might be the riskier bet this spring.
🏡 If you're thinking about BUYING:
1. The correction you're waiting for isn't showing up in the data.
Well-priced, updated homes in desirable locations are still drawing multiple offers and selling above asking. Atherton's ultra-luxury segment had a remarkably strong Q1, with a meaningful share of sales closing above $15M. And a lot of that activity happens off-MLS — so the picture online is only part of the story.
2. Geopolitics and the Peninsula run on different clocks.
The AI investment wave is fueling a buyer pool that's largely insulated from national headlines. Local demand isn't moving with the news cycle right now.
3. Each town is telling its own story.
Palo Alto is steady. Menlo Park is seeing more inventory come to market while well-positioned homes still move quickly. Los Altos is recalibrating after last year's sharp run-up — a real window for patient buyers. Atherton ultra-luxury is in its own universe. Redwood City remains the most accessible entry point. Submarket selection matters more than ever.
🔑 If you're thinking about SELLING:
1. Buyers are here — but they're discerning.
Updated, well-priced homes in desirable locations are still drawing multiple offers. Homes that need work or are priced on yesterday's comps are sitting. Preparation is everything right now.
2. Inventory has been rising, so positioning matters.
More homes on the market means strategic pricing, staging, and launch timing are the difference between a bidding war and a price reduction.
3. The "split market" is your advantage — if you know how to use it.
The same uncertainty making some buyers cautious is making others act decisively. Your job (and mine) is to reach the right ones with the right story.
The truth is, this market rewards clarity — not hesitation.
Whether you're three months or three years out from a move, I'd rather give you an honest read of YOUR specific street, neighborhood, or price point — including what's happening off-MLS that public data doesn't show.
No pressure, no pitch — just a real conversation. Call me at 650.575.8862
Call now to connect with business.
