Saratoga
Saratoga has the highest share of detached single-family housing in the county at 84.9%, and the hillside parcels that come with it.
The Numbers
Saratoga market snapshot
| Measure | July 2026 |
|---|---|
| Median sale price — single-family re-sale homes | $4,780,000 |
| Average days on market | 34 |
| Homes sold | 19 |
| Year over year | +17.2% |
| Median year built (ACS 2020–2024) | 1967 |
| One-unit detached share | 84.9% |
Price, days on market and sales count: MLSListings, Inc. via rereport.com, July 2026, single-family re-sale homes. Days on market is published as an average, not a median, and measures list date to contract rather than to close. Housing-stock figures where shown are US Census ACS 2020–2024 five-year estimates. Figures change monthly — ask me for the current month before making a decision on them.
Housing stock
Median year built 1967. The city runs from valley floor up into the Santa Cruz Mountains, and elevation changes almost everything about a transaction: driveway grade, geotechnical reports, retaining walls, drainage, and in the upper reaches, fire hazard severity zone designation and defensible-space requirements. Two homes a mile apart can have entirely different inspection profiles.
Getting around
Highway 85 runs along the northern edge; Highway 9 climbs from the village into the mountains toward Skyline. The village core and the Congress Springs corridor are distinct submarkets from the flatter northern neighbourhoods.
What Prop 19 means for a longtime Saratoga owner
Long tenure is the norm here, which means the assessed-value gap is wide and the replacement-property question is usually about staying in the county at a lower maintenance burden. Prop 19 allows the transfer anywhere in California and up to three times, so a Saratoga hillside owner moving to a single-level home elsewhere generally keeps the low base.
If you are 55 or older you can carry your existing property-tax base to a replacement home anywhere in California, up to three times. Read the Prop 19 guide, or run your net proceeds to see what a sale actually leaves you.
Selling here
Hillside parcels need their reports assembled early — geotechnical, drainage and, where applicable, fire hazard disclosure. Sellers who wait until they are in contract to start that work lose negotiating position.
Straight about the numbers: the figures above are transcribed from the sources named, for the month named. They describe a market, not your house. Condition, location within the city, lot and timing move an individual sale far more than a median does. Nothing here is legal or tax advice — your attorney and CPA have the final word.
What’s your Saratoga home worth?
A median tells you about the market. It doesn’t tell you about your house. Send me the address and I’ll put together a real analysis by hand — genuinely comparable sales near you, condition adjustments, and an honest range. If it’s not a good moment to sell, I’ll say so.
Thinking about selling in Saratoga?
A What's-Next Consultation covers your realistic value, your net after taxes, your Prop 19 options and the sequence that protects them. A conversation, not a pitch.
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