Blog > Where Houses Still Sell Under $2 Million in Silicon Valley, Neighborhood by Neighborhood (2026)
Where Houses Still Sell Under $2 Million in Silicon Valley, Neighborhood by Neighborhood (2026)
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Where can a house still be bought for under $2 million in Silicon Valley? In the two years to October 27, 2026, 20,134 single-family houses sold in the 27 cities and towns of Santa Clara and San Mateo counties where we have neighborhood guides and a full city data series. 5,488 of them (27%) sold for less than $1.5M, 10,133 (50%) for less than $2M and 13,201 (66%) for less than $2.5M. Here is where, city by city and in the neighborhood guides where they stand out; each city’s own post covers every guide.
The short answer
- By city, the share of house sales under $2M ran from Daly City (610 of 612) to Los Altos & Los Altos Hills (3 of 721).
- In 156 of the 382 guides with at least 10 house sales, most houses sold under $2M; in 46, every one did.
- In the 10 cities where the median house sold for $2.5M or more (Burlingame, Cupertino, Los Altos & Los Altos Hills, Los Gatos & Monte Sereno, Menlo Park, Mountain View, Palo Alto, San Carlos, Saratoga and Sunnyvale), 71 guides with at least 10 house sales still had sales under $2M. The highest shares: Belle Haven in Menlo Park (48 of 48), Lakewood Village in Sunnyvale (56 of 67) and Clearfield Park in San Carlos (15 of 19).
- Under $1.5M: most houses sold under $1.5M in 81 guides with at least 10 house sales: San Jose (38), Daly City (9), South San Francisco (9), Gilroy (7), East Palo Alto (5), Morgan Hill (4), San Bruno (3), Milpitas (2), Los Gatos & Monte Sereno (1), Menlo Park (1), Redwood City (1) and San Mateo (1).
Next steps
- Search homes for sale by price and city, then use Save Search to get new listings by email.
- Budget Lab: where a budget has bought, city by city, live from the MLS.
- Talk to a Property Nerd about where your budget goes furthest.
City by city
Single-family houses sold in the two years to Oct. 27, 2026, highest share under $2M first. Each city opens its own post, which uses price levels set for that city and shows its neighborhoods.
| City | House sales | Median | Under $1.5M | Under $2M | Under $2.5M |
|---|---|---|---|---|---|
| Daly City | 612 | $1.25M | 521 (85%) | 610 (over 99%) | 612 (100%) |
| East Palo Alto | 148 | $1.09M | 139 (94%) | 147 (99%) | 148 (100%) |
| South San Francisco | 407 | $1.3M | 298 (73%) | 395 (97%) | 407 (100%) |
| San Bruno | 369 | $1.46M | 194 (53%) | 351 (95%) | 367 (99%) |
| Gilroy | 678 | $1.15M | 529 (78%) | 633 (93%) | 657 (97%) |
| Milpitas | 364 | $1.64M | 118 (32%) | 272 (75%) | 327 (90%) |
| Morgan Hill | 665 | $1.5M | 329 (49%) | 490 (74%) | 572 (86%) |
| San Jose | 7,338 | $1.68M | 2,704 (37%) | 5,062 (69%) | 6,255 (85%) |
| Santa Clara | 804 | $2M | 97 (12%) | 402 (50%) | 638 (79%) |
| San Mateo | 975 | $2.15M | 154 (16%) | 425 (44%) | 634 (65%) |
| Redwood City | 901 | $2.27M | 131 (15%) | 341 (38%) | 544 (60%) |
| Campbell | 372 | $2.15M | 17 (5%) | 139 (37%) | 275 (74%) |
| Millbrae | 213 | $2.25M | 16 (8%) | 74 (35%) | 145 (68%) |
| Foster City | 169 | $2.2M | 3 (2%) | 46 (27%) | 112 (66%) |
| Los Gatos & Monte Sereno | 772 | $2.9M | 119 (15%) | 191 (25%) | 296 (38%) |
| Belmont | 329 | $2.4M | 10 (3%) | 80 (24%) | 183 (56%) |
| Sunnyvale | 941 | $2.67M | 43 (5%) | 199 (21%) | 371 (39%) |
| Menlo Park | 530 | $3.4M | 43 (8%) | 93 (18%) | 146 (28%) |
| San Carlos | 458 | $2.7M | 7 (2%) | 68 (15%) | 171 (37%) |
| Mountain View | 459 | $2.8M | 3 (1%) | 55 (12%) | 163 (36%) |
| Burlingame | 347 | $3.1M | 7 (2%) | 31 (9%) | 73 (21%) |
| Palo Alto | 744 | $3.89M | 4 (1%) | 15 (2%) | 44 (6%) |
| Cupertino | 390 | $3.39M | 1 (under 1%) | 7 (2%) | 38 (10%) |
| Saratoga | 428 | $4.25M | 0 (0%) | 4 (1%) | 18 (4%) |
| Los Altos & Los Altos Hills | 721 | $5.08M | 1 (under 1%) | 3 (under 1%) | 5 (1%) |
The pricier cities: where houses under $2M still sold
Guides with at least 10 house sales in the 10 cities where the median house sold for $2.5M or more, highest share under $2M first; 71 such guides had at least one sale under $2M, and the 25 with the highest shares are below. Each name opens its neighborhood guide.
| Neighborhood | City | House sales | Median | Under $2M | Under $2.5M |
|---|---|---|---|---|---|
| Belle Haven | Menlo Park | 48 | $1.26M | 48 (100%) | 48 (100%) |
| Lakewood Village | Sunnyvale | 67 | $1.7M | 56 (84%) | 65 (97%) |
| Clearfield Park | San Carlos | 19 | $1.64M | 15 (79%) | 18 (95%) |
| San Miguel | Sunnyvale | 23 | $1.76M | 17 (74%) | 22 (96%) |
| Santa Cruz Mountains | Los Gatos | 86 | $1.24M | 62 (72%) | 68 (79%) |
| SNAIL | Sunnyvale | 75 | $1.83M | 45 (60%) | 68 (91%) |
| Murphy Park | Sunnyvale | 47 | $1.85M | 28 (60%) | 43 (91%) |
| Sunnyvale Manor & Sunnymount Gardens | Sunnyvale | 31 | $2.02M | 15 (48%) | 26 (84%) |
| North Whisman | Mountain View | 16 | $2.17M | 6 (38%) | 12 (75%) |
| San Benito & Mariposa | Los Gatos | 16 | $2.54M | 6 (38%) | 7 (44%) |
| Twin Oaks & Creekside | Los Gatos | 16 | $2.4M | 5 (31%) | 8 (50%) |
| Suburban Park, Lorelei Manor & Flood Triangle | Menlo Park | 38 | $2.31M | 11 (29%) | 24 (63%) |
| North Lark | Los Gatos | 14 | $2.25M | 4 (29%) | 9 (64%) |
| Burlingame Terrace | Burlingame | 64 | $2.49M | 18 (28%) | 32 (50%) |
| Whisman Station | Mountain View | 15 | $2.35M | 4 (27%) | 11 (73%) |
| Heritage District & Downtown | Sunnyvale | 28 | $2.35M | 7 (25%) | 17 (61%) |
| Beverly Terrace & the Highlands | San Carlos | 52 | $2.54M | 11 (21%) | 23 (44%) |
| Old Mountain View | Mountain View | 49 | $2.41M | 10 (20%) | 25 (51%) |
| Almond Grove | Los Gatos | 10 | $3.02M | 2 (20%) | 4 (40%) |
| White Oaks | San Carlos | 116 | $2.65M | 23 (20%) | 47 (41%) |
| Lyon Hoag & Burlingame Gardens | Burlingame | 61 | $2.7M | 12 (20%) | 25 (41%) |
| Lawrence Station | Sunnyvale | 33 | $2.58M | 6 (18%) | 15 (45%) |
| College Terrace | Palo Alto | 22 | $2.99M | 4 (18%) | 5 (23%) |
| Sunnyvale West | Sunnyvale | 47 | $2.53M | 8 (17%) | 21 (45%) |
| Monta Vista | Cupertino | 12 | $3.29M | 2 (17%) | 4 (33%) |
Where most houses sold under $1.5M
The 81 guides with at least 10 house sales where more than half sold for less than $1.5M, by city: San Jose: Alum Rock, Blossom Valley, Buena Vista, Burbank, College Park & The Alameda, Communications Hill, Diridon & Delmas Park, Edenvale & Great Oaks, Hillview & Capitol Park, Horace Mann & Julian-St. James, Japantown & Hensley, Kelley Park & Santee, Los Paseos & Coyote Valley, Lucretia & Tully Road, Luna Park & Northside, Lyndale & Sundown, Martial Cottle & Parkview, Mayfair, McKee & Capitol, Meadowfair & West Evergreen, Mount Pleasant, Naglee Park & University, Oak Grove & Hayes, Overfelt Gardens & Las Plumas, Penitencia Creek & Toyon, Plata Arroyo & Alum Rock Ave, Roosevelt Park & Olinder, Rosemary Gardens & Rincon South, Santa Teresa & Bernal, Senter-Monterey & the Fairgrounds, Seven Trees & Hellyer, Silver Leaf & Village Oaks, Spartan Keyes & Martha Gardens, Stonegate & Windmill Springs, Thompson Creek & Quimby, Tropicana & Lanai, Vendome & Hyde Park and Washington-Guadalupe & Tamien; Daly City: Broadmoor, Crocker, Hillside, Original Daly City & Vista Grande, Serramonte, Southern Hills & Bayshore, St. Francis Heights, Westlake and Westlake Palisades & the Skyline Coast; South San Francisco: Avalon, Brentwood & Southwood, Downtown South San Francisco, Orange Park & Mayfair Village, Paradise Valley & Terrabay, Serra Highlands & Buri Buri, Sign Hill & Parkway, Sunshine Gardens, Westborough & West Park and Winston Manor; Gilroy: Downtown Gilroy, Eagle Ridge & Hecker Pass, Glen Loma & Christmas Hill, Las Animas & Crestwood, Lions Creek & Country Estates, Miller Avenue & Castlewood and Sunrise Park; East Palo Alto: Four Corners, Weeks & Runnymede, Kavanaugh & Newbridge, Palo Alto Park, The Gardens and University Village & Ravenswood; Morgan Hill: Downtown Morgan Hill, El Toro, Jackson Oaks & Holiday Lake and Paradise Valley & Hidden Creek; San Bruno: Downtown San Bruno & Belle Air, Huntington Park & Lomita Park and Mills Park; Milpitas: Milford Village & Piedmont and Starlite Pines; Los Gatos & Monte Sereno: Santa Cruz Mountains; Menlo Park: Belle Haven; Redwood City: North Fair Oaks; San Mateo: Shoreview & Parkside.
San Francisco, for comparison: of its 4,562 house sales in the same two years, 35% were under $1.5M and 59% under $2M; San Francisco by guide. Not covered here: Atherton, Woodside, Portola Valley and Hillsborough, which have neighborhood guides but no full city data series; their posts (Atherton, Woodside and Portola Valley; Hillsborough) cover five years of house sales.
Reading it right
- Many houses sell over asking, so a house listed under a price can close above it.
- The houses differ. Houses that sold under a price in a pricier city are often smaller or need more work; check the size and condition of any home you compare.
- These are sale prices, not list prices, and they aren’t adjusted for inflation.
- Houses only. Condos and townhomes have their own posts in each city series.
- Small samples swing. Every row shows its sale count.
- Some guides overlap, and a sale inside two outlines counts in both, as in the city posts.
- Past sales aren’t a forecast or the value of any one home.
How we counted
Closed sales of single-family houses in the two years to October 27, 2026, reported to the MLS and read through the IDX feeds that power our home search, with repeat records removed and only sales with a recorded living area and a map position, placed inside each neighborhood guide’s outline. These are the same sales, and the same rules, as each city’s own budget and luxury posts; where a city post uses one of the price levels here, its neighborhood counts are identical.
Go deeper
The Budget Lab shows where a budget has bought, live; The $1M Line tracks how the share of sales under $1M, $2M and more moved since 2012; What $1 Million Buys compares square feet per dollar. Across every city we cover, neighborhood by neighborhood: what a 3- or 4-bedroom house costs, sale vs. asking, ten years of price change, where $5M+ houses sold and condo and townhome prices. Every city’s data posts are on one page.
Shopping on a budget?
A Property Nerd will show you the neighborhoods where your budget has actually bought a house lately, and what those houses were like. 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.