Blog > Silicon Valley Homes With an ADU: What They Sell For, City by City (2026)
Silicon Valley Homes With an ADU: What They Sell For, City by City (2026)
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A second unit on the lot can house family, a home office or a tenant, and California has made them far easier to build. How many houses with an ADU sold in Silicon Valley, and for how much? In the two years to October 27, 2026, 1,945 of the 21,761 houses sold in 31 Silicon Valley cities had listings that mentioned an ADU, accessory dwelling unit, in-law unit, guest house or backyard cottage (not “room for an ADU”): 9%. Here’s what they sold for, how common they are in each city, and how they compare with the typical house nearby.
The short answer
- Median price: $2.4M ($1,187 per square foot, median 2,111 sq ft), against $2M for all houses.
- Against the typical house in the same city: about the same per square foot.
- Sold over asking: 54%, against 63% for all houses.
- Most common in Atherton (33% of its house sales); least common in Milpitas (3%), among cities with at least 5.
- This year vs. last: median $2.55M in the year to Oct 27, 2026 (973 sales), $2.3M the year before (972 sales), +11%.
- Room to add one: another 851 listings mentioned ADU potential, plans or space for one without saying one was built; they aren’t counted here.
Next steps
- Search homes for sale, then use Save Search to get new listings by email.
- What’s my home worth? A starting estimate, then a real one from a Property Nerd.
- Talk to a Property Nerd about houses with an ADU on your list.
City by city
Cities with at least 5 such sales, most common first (share of the city’s house sales). The last column compares each sale’s price per square foot with the median for all houses in its own city. None: Foster City.
| City | Sales | Share of house sales | Median price | Median $/sq ft | Sold over asking | $/sq ft vs. its city |
|---|---|---|---|---|---|---|
| Atherton | 47 | 33% | $13.5M | $2,234 | 38% | 7% more |
| Woodside | 37 | 26% | $4.62M | $1,350 | 24% | about the same |
| Monte Sereno | 19 | 24% | $5.25M | $1,480 | 58% | 3% less |
| Los Altos Hills | 39 | 20% | $7.5M | $1,760 | 33% | 10% more |
| East Palo Alto | 27 | 17% | $1.18M | $835 | 37% | 2% more |
| Portola Valley | 23 | 16% | $7.49M | $1,863 | 22% | 21% more |
| Los Altos | 82 | 15% | $5.45M | $1,982 | 70% | 2% more |
| Saratoga | 64 | 14% | $4.77M | $1,440 | 48% | 7% less |
| Hillsborough | 32 | 14% | $7.75M | $1,613 | 41% | 6% more |
| Los Gatos | 96 | 13% | $2.91M | $1,145 | 39% | 6% less |
| Campbell | 51 | 13% | $2.38M | $1,141 | 47% | 7% less |
| Menlo Park | 69 | 13% | $4.95M | $1,831 | 41% | 9% more |
| Palo Alto | 75 | 10% | $5M | $2,165 | 56% | 5% more |
| Redwood City | 88 | 9% | $2.45M | $1,197 | 55% | 4% less |
| Burlingame | 34 | 9% | $3.89M | $1,544 | 56% | 2% more |
| Santa Clara | 71 | 8% | $2.1M | $1,225 | 62% | 8% less |
| Daly City | 53 | 8% | $1.29M | $743 | 68% | 8% less |
| Mountain View | 39 | 8% | $3.8M | $1,506 | 41% | 9% less |
| San Mateo | 82 | 8% | $2.04M | $1,246 | 74% | 2% less |
| San Bruno | 31 | 8% | $1.35M | $920 | 74% | 6% less |
| Morgan Hill | 54 | 8% | $2.06M | $682 | 43% | 3% more |
| San Jose | 591 | 8% | $1.6M | $987 | 57% | 1% more |
| Gilroy | 51 | 7% | $1.3M | $521 | 29% | 1% less |
| Cupertino | 29 | 7% | $3.95M | $1,411 | 48% | 15% less |
| South San Francisco | 28 | 6% | $1.3M | $882 | 82% | 1% less |
| San Carlos | 30 | 6% | $2.79M | $1,422 | 47% | 1% more |
| Millbrae | 14 | 6% | $2.31M | $1,173 | 71% | 4% less |
| Sunnyvale | 59 | 6% | $2.71M | $1,430 | 81% | 7% less |
| Belmont | 19 | 6% | $2.66M | $1,347 | 68% | 5% more |
| Milpitas | 11 | 3% | $1.92M | $1,090 | 64% | 8% more |
ZIP codes with the most
ZIP codes with at least 5 such sales, most first (up to 15).
| ZIP | City | Sales | Share of house sales | Median price | Median $/sq ft |
|---|---|---|---|---|---|
| 95125 | San Jose | 90 | 12% | $2.38M | $1,144 |
| 94025 | Menlo Park | 69 | 13% | $4.95M | $1,831 |
| 95127 | San Jose | 65 | 13% | $1.24M | $858 |
| 95070 | Saratoga | 64 | 14% | $4.77M | $1,440 |
| 95037 | Morgan Hill | 54 | 8% | $2.06M | $682 |
| 95008 | Campbell | 51 | 13% | $2.38M | $1,141 |
| 95020 | Gilroy | 51 | 7% | $1.3M | $521 |
| 95112 | San Jose | 51 | 19% | $1.33M | $824 |
| 95124 | San Jose | 49 | 7% | $2.25M | $1,211 |
| 94027 | Atherton | 47 | 33% | $13.5M | $2,234 |
| 94024 | Los Altos | 45 | 13% | $4.92M | $1,943 |
| 95032 | Los Gatos | 38 | 11% | $3.05M | $1,438 |
| 95051 | Santa Clara | 38 | 8% | $2.29M | $1,295 |
| 94022 | Los Altos | 37 | 19% | $6.42M | $2,111 |
| 94062 | Woodside | 37 | 26% | $4.62M | $1,350 |
San Francisco, for comparison: 175 of 5,034 house sales (3%), median $1.68M, 78% sold over asking.
Reading it right
- Counted from listing descriptions. A house counts when its listing says so; some houses with the feature never mention it, so the true share is a little higher.
- The feature isn’t the only difference. These houses also differ in size, lot and location; the “vs. its city” column takes the city out but not the rest.
- Small samples swing. Every row shows its sale count.
- Past sales aren’t a forecast or the value of any one home.
How we counted
Closed sales of houses (MLS property type “single family home”) between October 28, 2024 and October 27, 2026 in 31 cities of Santa Clara and San Mateo counties, reported to the MLS and read through the IDX feeds that power our home search, with repeat records from different feeds removed (normalized address plus sale date). Price per square foot uses sales with 400 sq ft or more; “vs. its city” uses cities with at least 30 such sales.
City by city
Prices, neighborhoods and a live search for each: San Jose, Sunnyvale, Santa Clara, Palo Alto, Los Altos, Mountain View, Campbell, Menlo Park, San Mateo, Redwood City, Los Gatos, Saratoga, Morgan Hill, Daly City, Gilroy and Atherton. On a budget: where they sell for under $2 million.
Go deeper
Thinking of building one? Read All about ADUs and SB 9 lot splits, and see lot sizes neighborhood by neighborhood on Lot Size by Neighborhood. Neighborhood by neighborhood: the neighborhoods with the most single-story homes, pools, ADUs and views. More from the same sales: single-story houses, houses with a pool and houses with a view, and what each home style sells for.
Looking for houses with an ADU?
A Property Nerd will pull the recent sales closest to what you want and set up a search for the next one, including homes that come up before they’re public. 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.