Blog > Atherton, Woodside and Portola Valley Home Prices by Neighborhood
Atherton, Woodside and Portola Valley each sell only a few dozen houses a year, too few for our usual one-year and two-year neighborhood comparisons. So this post looks at five years: the 969 single-family houses that sold in the five years to October 27, 2026 (338 in Atherton, 324 in Woodside and 307 in Portola Valley), by the MLS records we can read with repeat records removed, placed inside our 22 neighborhood guides for the three towns. Where two years of sales are enough, we show those too, and the last section compares prices with ten years ago.
The short answer
- Atherton: median house $8.16M, $1,932 per sq ft; the typical sale closed 1.6% under its list price and 34% sold over asking (338 sales). Highest median among guides with at least 8 sales: West Atherton ($11.34M); lowest: Holbrook-Palmer Park & Town Center ($4.34M).
- Woodside: median house $4.1M, $1,337 per sq ft; the typical sale closed 2.3% under its list price and 30% sold over asking (324 sales). Highest median among guides with at least 8 sales: Mountain Home Road & Portola Road ($8.85M); lowest: Skywood, Portola Hills & Skylonda ($2.33M).
- Portola Valley: median house $4.03M, $1,462 per sq ft; the typical sale closed at its list price and 43% sold over asking (307 sales). Highest median among guides with at least 8 sales: Westridge ($7.24M); lowest: Los Trancos Woods & Vista Verde ($2.5M).
- The last two years (to Oct. 27, 2026): median house $9.65M in Atherton (131 sales), $4.08M in Woodside (133 sales) and $4.28M in Portola Valley (133 sales).
Next steps in Atherton, Woodside & Portola Valley
- What’s my home worth? Request an estimate, and ask us for the recent sales on your street.
- See Atherton, Woodside & Portola Valley homes for sale, then use Save Search to get new listings by email.
- Book a strategy call with a Property Nerd.
The three towns side by side
Single-family houses sold in the five years to Oct. 27, 2026. “Typical sale vs. asking” is the median of each sale price divided by the list price on its sale record; lot size is the size given on the listing.
| Town | House sales | Median price | Median $/sq ft | Typical sale vs. asking | Sold over asking | Median lot (as listed) | Median house size |
|---|---|---|---|---|---|---|---|
| Atherton | 338 | $8.16M | $1,932 | 1.6% under | 34% | 0.98 acres | 4,303 sq ft |
| Woodside | 324 | $4.1M | $1,337 | 2.3% under | 30% | 1.16 acres | 2,990 sq ft |
| Portola Valley | 307 | $4.03M | $1,462 | at asking | 43% | 1.00 acre | 2,920 sq ft |
The same figures for the last two years (to Oct. 27, 2026):
| Town | House sales | Median price | Median $/sq ft | Typical sale vs. asking | Sold over asking | Median lot (as listed) | Median house size |
|---|---|---|---|---|---|---|---|
| Atherton | 131 | $9.65M | $2,082 | at asking | 40% | 1.00 acre | 4,325 sq ft |
| Woodside | 133 | $4.08M | $1,332 | 2.4% under | 25% | 1.19 acres | 3,087 sq ft |
| Portola Valley | 133 | $4.28M | $1,573 | at asking | 41% | 1.01 acres | 3,072 sq ft |
Atherton, neighborhood by neighborhood
Guides with at least 5 house sales in the five years, highest median price first. Each name opens its guide, with live listings and recent sales.
| Neighborhood | House sales | Median price | Median $/sq ft | Typical sale vs. asking | Sold over asking | Median lot (as listed) | Median house size |
|---|---|---|---|---|---|---|---|
| West Atherton | 58 | $11.34M | $2,302 | 3.1% under | 31% | 1.03 acres | 5,599 sq ft |
| West of the Alameda | 43 | $10.9M | $1,956 | 4.3% under | 26% | 1.07 acres | 5,992 sq ft |
| Selby Lane | 93 | $9.75M | $2,051 | 2.6% under | 26% | 1.00 acre | 4,670 sq ft |
| Lindenwood | 66 | $7.56M | $1,839 | 0.8% under | 36% | 0.92 acres | 4,383 sq ft |
| Lloyden Park | 50 | $5.32M | $1,789 | at asking | 46% | 0.44 acres | 3,060 sq ft |
| Holbrook-Palmer Park & Town Center | 26 | $4.34M | $1,743 | 0.1% over | 54% | 0.35 acres | 2,507 sq ft |
Woodside, neighborhood by neighborhood
Guides with at least 5 house sales in the five years, highest median price first. Each name opens its guide, with live listings and recent sales.
| Neighborhood | House sales | Median price | Median $/sq ft | Typical sale vs. asking | Sold over asking | Median lot (as listed) | Median house size |
|---|---|---|---|---|---|---|---|
| Mountain Home Road & Portola Road | 19 | $8.85M | $2,085 | 5.5% under | 21% | 3.01 acres | 4,620 sq ft |
| Central Woodside & Town Center | 25 | $6.8M | $1,987 | 4.5% under | 16% | 1.13 acres | 4,012 sq ft |
| Woodside Hills & Woodside Heights | 62 | $5.34M | $1,450 | 0.3% under | 34% | 1.16 acres | 3,565 sq ft |
| Kings Mountain Road & Cañada Road | 43 | $5.25M | $1,659 | 4.8% under | 12% | 1.81 acres | 3,308 sq ft |
| Woodside Glens | 33 | $3.8M | $1,403 | 0.3% over | 58% | 0.39 acres | 2,915 sq ft |
| Emerald Lake (Town of Woodside) | 25 | $3.6M | $1,178 | 1.1% under | 36% | 0.60 acres | 2,850 sq ft |
| Kings Mountain & Skyline | 6 | $2.58M | $803 | 4.9% under | 17% | 5.88 acres | 2,944 sq ft |
| Skywood, Portola Hills & Skylonda | 67 | $2.33M | $963 | 2.9% under | 33% | 1.58 acres | 2,483 sq ft |
Portola Valley, neighborhood by neighborhood
Guides with at least 5 house sales in the five years, highest median price first. Each name opens its guide, with live listings and recent sales.
| Neighborhood | House sales | Median price | Median $/sq ft | Typical sale vs. asking | Sold over asking | Median lot (as listed) | Median house size |
|---|---|---|---|---|---|---|---|
| Westridge | 43 | $7.24M | $1,675 | 4.4% under | 21% | 2.62 acres | 4,500 sq ft |
| Arrowhead Meadows & Stonegate | 38 | $6.15M | $1,764 | 0.1% over | 53% | 1.11 acres | 3,275 sq ft |
| Alpine Hills | 35 | $5.3M | $1,606 | 2.8% under | 29% | 1.16 acres | 3,430 sq ft |
| Portola Valley Ranch & Blue Oaks | 34 | $4.09M | $1,253 | 1.8% under | 35% | 0.52 acres | 3,390 sq ft |
| Ladera | 60 | $3.72M | $1,555 | 2.0% over | 58% | 0.28 acres | 2,495 sq ft |
| Portola Road & Town Center | 25 | $3.56M | $1,594 | at asking | 56% | 0.45 acres | 2,460 sq ft |
| Woodside Highlands & Hayfields | 23 | $2.6M | $1,329 | at asking | 48% | 0.39 acres | 1,960 sq ft |
| Los Trancos Woods & Vista Verde | 35 | $2.5M | $1,107 | at asking | 46% | 0.34 acres | 2,440 sq ft |
Ten years of prices
Each town as a whole, houses sold in the two years to Oct. 27, 2016 against the two years to Oct. 27, 2026. Prices are as recorded, not adjusted for inflation, and these are different houses in each period.
| Town | Then: sales | Then: median price | Then: $/sq ft | Now: sales | Now: median price | Now: $/sq ft | Change in $/sq ft |
|---|---|---|---|---|---|---|---|
| Atherton | 139 | $5.9M | $1,290 | 131 | $9.65M | $2,082 | +61% |
| Woodside | 158 | $2.75M | $900 | 133 | $4.08M | $1,332 | +48% |
| Portola Valley | 125 | $2.7M | $1,027 | 133 | $4.28M | $1,573 | +53% |
The top of the market
House sales at $5 million and $10 million or more in the five years to Oct. 27, 2026, and the highest sale in each town (with its neighborhood guide where it falls inside one).
| Town | House sales | $5M+ | $10M+ | Highest sale |
|---|---|---|---|---|
| Atherton | 338 | 284 (84%) | 144 (43%) | $40M (West Atherton) |
| Woodside | 324 | 122 (38%) | 38 (12%) | $85M (Kings Mountain Road & Cañada Road) |
| Portola Valley | 307 | 105 (34%) | 15 (5%) | $56M (Portola Valley Ranch & Blue Oaks) |
When to sell
Atherton, Woodside and Portola Valley have too few sales in most months for a year-by-year calendar; Best Month to Sell shows each town’s pooled numbers, alongside the year-by-year calendars for larger nearby cities.
Reading it right
- Five years mixes markets. The window runs from late 2021 through 2026, so a guide with more sales in one part of it can look higher or lower than its neighbors for that reason alone; the two-year and ten-year figures are town-wide for the same reason.
- Lot size is as listed. Listings round or estimate lot sizes, and a few give none.
- Sale-to-list measures price against asking, not value, and it uses the list price on the sale record, usually the last one.
- Small samples swing. Every row shows its sale count.
- Some guides overlap. Mountain Home Road & Portola Road and Skywood, Portola Hills & Skylonda in Woodside overlap slightly along their shared edge; no sale in this window falls inside both.
- Past sales aren’t a forecast or the value of any one home.
How we counted
Closed sales of single-family houses reported to the MLS, read through the IDX feeds that power our home search, with one record per MLS number. Price per square foot and house size use sales with a recorded living area between 400 and 20,000 square feet and a map position; sale vs. asking uses sales with a final list price; lot size uses the listing’s lot size where it is 1,000 square feet or more. Each sale is placed inside our neighborhood guide outlines by its map position. 909 of the 969 sales fall inside at least one guide.
Go deeper
The Luxury Market Report follows the top of the market in all three towns with live MLS data, and the Price Ladder shows where their top ends sit against other cities. For streets, see the most expensive streets in Menlo Park and Atherton and the most expensive streets in Woodside and Portola Valley. The Atherton, Woodside and Portola Valley city guides link every neighborhood guide.
More on Atherton, Woodside and Portola Valley: the most expensive streets in Menlo Park and Atherton · the most expensive streets in Woodside and Portola Valley · lots by neighborhood · Menlo Park vs. Atherton · Atherton city guide · Woodside city guide · Portola Valley city guide
Selling in Atherton, Woodside or Portola Valley?
A Property Nerd will pull the closest sales to your home, often across several years in towns this size, and walk you through what they say about price. Call (408) 373-1660 or (650) 383-8606, or book a strategy call. Commissions are negotiable, and we offer bundled services, so ask us what’s included.