Santa Clara County Sale-to-List Ratio Statistics
The median Santa Clara County home sold for 100.6% of its list price, measured across 10,536 closed residential transactions in the trailing twelve months. Sunnyvale tops the county at 103.6%. No city recorded a median below 100.0% of asking, and six of the fifteen cities closed at 102% or higher.
Key Santa Clara County Sale-to-List Ratio Statistics
MLSListings Inc. closed data- The median Santa Clara County sale closed at 100.6% of list price. (MLSListings Inc.)
- Sunnyvale sells furthest above asking at a median of 103.6%. (MLSListings Inc.)
- Six Santa Clara County cities closed at 102% of list price or higher: Sunnyvale, Santa Clara, Cupertino, Los Altos, Palo Alto and Mountain View. (MLSListings Inc.)
- No Santa Clara County city recorded a median sale below 100.0% of list price. (MLSListings Inc.)
- Five cities sat exactly at 100.0%: Gilroy, Morgan Hill, Los Gatos, Los Altos Hills and Monte Sereno. (MLSListings Inc.)
- Every city at 102% or higher went pending in 11 days or fewer. (MLSListings Inc.)
- Gilroy, at exactly 100.0%, is the slowest market in Santa Clara County at 22 days. (MLSListings Inc.)
- The over-asking cluster spans median prices from $1,690,000 in Santa Clara to $4,515,000 in Los Altos, so over-bidding in Santa Clara County is not confined to one price band. (MLSListings Inc.)
- The ratio is measured against the list price of record, so price reductions taken before the final list are not reflected. (MLSListings Inc.)
What Percentage of List Price Do Homes Sell for in Santa Clara County?
The median Santa Clara County sale closed at 100.6% of its list price, measured across 10,536 closed residential transactions in the trailing twelve months.
A ratio above 100% means the typical home sold for more than it was asking. In Santa Clara County that is the baseline condition, not the exception. The county median has a floor as well as a median: across fifteen cities and more than ten thousand closings, not one city recorded a median sale below its list price.
| Measure | Value | Detail |
|---|---|---|
| County median ratio | 100.6% | 10,536 closed sales |
| Highest city | 103.6% | Sunnyvale |
| Lowest city | 100.0% | Five cities, none below asking |
| Cities at 102% or higher | 6 | All in the north county corridor |
| Cities at exactly 100.0% | 5 | Gilroy, Morgan Hill, Los Gatos, Los Altos Hills, Monte Sereno |
Source: MLSListings Inc. closed residential transactions, trailing twelve months to August 11, 2026.
Which Santa Clara County City Sells Furthest Above Asking?
Sunnyvale, at a median of 103.6% of list price. Santa Clara follows at 102.7%, then Cupertino and Los Altos at 102.6%, Palo Alto at 102.5% and Mountain View at 102.3%.
The six cities above 102% are not a random scatter. They form a contiguous band through the north county technology employment corridor, where entry-level and mid-tier inventory attracts the deepest pools of competing offers. On a $1.8 million Sunnyvale listing, the gap between asking and the median outcome is roughly $65,000 paid above the list price.
| City | Sale to list | Median days on market | Median sale price | Closed sales |
|---|---|---|---|---|
| Sunnyvale | 103.6% | 9 | $1,865,000 | 794 |
| Santa Clara | 102.7% | 11 | $1,690,000 | 651 |
| Los Altos | 102.6% | 8 | $4,515,000 | 338 |
| Cupertino | 102.6% | 9 | $3,055,000 | 257 |
| Palo Alto | 102.5% | 9 | $3,510,000 | 530 |
| Mountain View | 102.3% | 9 | $1,852,500 | 498 |
| Campbell | 101.1% | 11 | $1,920,000 | 281 |
| San Jose | 100.4% | 13 | $1,402,000 | 5,175 |
| Milpitas | 100.4% | 13 | $1,315,000 | 299 |
| Saratoga | 100.1% | 11 | $4,100,000 | 278 |
| Los Gatos | 100.0% | 13 | $2,577,500 | 412 |
| Monte Sereno | 100.0% | 13 | $4,668,000 | 41 |
| Los Altos Hills | 100.0% | 14 | $5,475,000 | 109 |
| Morgan Hill | 100.0% | 15 | $1,350,000 | 443 |
| Gilroy | 100.0% | 22 | $1,100,000 | 387 |
Source: MLSListings Inc., median per city, trailing twelve months to
August 11, 2026. Cities with fewer than 10 closed transactions are not reported. City names link to each
city’s Aegis market page.
Count reconciliation: the fifteen incorporated city rows account for 10,493 of the county total of
10,536 closed sales. The remaining 43 are Santa Clara County transactions the extract does not assign to any
of the fifteen incorporated cities. They are counted in every county figure on this page and in no city row.
Why Do Five Santa Clara County Cities Sell Exactly at Asking?
Two different markets produce the same 100.0% number. Among the five cities at exactly 100.0%, Gilroy and Morgan Hill are the two lower-priced South County markets, with median sale prices of $1,100,000 and $1,350,000. Los Gatos, Los Altos Hills and Monte Sereno occupy substantially higher price tiers, where list price functions as the transaction price rather than an auction floor.
The 100.0% group spans median sale prices from $1,100,000 in Gilroy to $5,475,000 in Los Altos Hills, a five-fold spread inside a single ratio. Reading the ratio without the price column would collapse the county's softest market and its most exclusive one into the same category. They share a number, not a condition: Gilroy takes 22 days to reach that outcome, Los Altos Hills 14.
| City | Sale to list | Median sale price | Median days on market |
|---|---|---|---|
| Los Gatos | 100.0% | $2,577,500 | 13 |
| Monte Sereno | 100.0% | $4,668,000 | 13 |
| Los Altos Hills | 100.0% | $5,475,000 | 14 |
| Morgan Hill | 100.0% | $1,350,000 | 15 |
| Gilroy | 100.0% | $1,100,000 | 22 |
Source: MLSListings Inc., trailing twelve months to August 11, 2026.
At the luxury tier, a 100.0% median is not weakness on its own. Los Altos Hills and Monte Sereno post a 100.0% median at median sale prices of $5,475,000 and $4,668,000, and both take longer to go pending than the over-asking cities. A ratio at exactly asking is not automatically a weak-market signal. This page does not carry inventory or months-of-supply data.
Do Over-Asking Markets Also Sell Faster in Santa Clara County?
Yes. Every Santa Clara County city with a median ratio of 102% or higher went pending in 11 days or fewer, while Gilroy, at exactly 100.0%, took 22 days.
At the city level, higher sale-to-list ratios are associated with shorter median market times. Across the fifteen cities shown, the Spearman rank correlation between ratio and median days on market is approximately -0.85. That is an association across fifteen city medians. It does not by itself establish causation, and it does not describe individual transactions. The table below sorts the county by ratio.
| City | Sale to list | Median days on market |
|---|---|---|
| Sunnyvale | 103.6% | 9 |
| Santa Clara | 102.7% | 11 |
| Los Altos | 102.6% | 8 |
| Cupertino | 102.6% | 9 |
| Palo Alto | 102.5% | 9 |
| Mountain View | 102.3% | 9 |
| Campbell | 101.1% | 11 |
| San Jose | 100.4% | 13 |
| Milpitas | 100.4% | 13 |
| Saratoga | 100.1% | 11 |
| Los Gatos | 100.0% | 13 |
| Monte Sereno | 100.0% | 13 |
| Los Altos Hills | 100.0% | 14 |
| Morgan Hill | 100.0% | 15 |
| Gilroy | 100.0% | 22 |
Source: MLSListings Inc., trailing twelve months to August 11, 2026. Full days-on-market analysis on the Santa Clara County days on market statistics page.
What Does the Ratio Mean for Pricing a Santa Clara County Home?
In the north county corridor, list price operated as an opening bid that the measured market frequently exceeded. In south Santa Clara County and at the luxury tier, the median sale closed at the list price itself. The relevant reference point is the city figure, not the county average.
Over the measured period, the median Sunnyvale sale closed at 103.6% of final list price, while the median Morgan Hill sale closed at the list price itself after 15 median days of exposure. Reading the 100.6% county figure as a single countywide expectation obscures both. These are population medians over the stated window and do not describe the outcome of any individual transaction.
One measurement caveat belongs in every reading of this page. The ratio compares closing price to the list price of record, meaning the final list price at the time the offer was accepted. A home reduced before selling records its ratio against the reduced figure. Because the denominator is the final list price rather than the original list price, the published ratio can make performance appear stronger relative to the original asking price. A version measured against original list price would be lower or equal. This page does not quantify that difference.
How These Santa Clara County Figures Are Calculated
Every figure comes from MLSListings Inc. closed transaction records for Santa Clara County, filtered to residential property. Sale-to-list ratios, days on market and sale prices are reported as medians computed across the full population; closed sale counts are direct counts.
| Element | Definition |
|---|---|
| Source | MLSListings Inc., the multiple listing service covering Santa Clara County |
| Window | Trailing twelve months to August 11, 2026 |
| Property types | Single family residence, condominium, townhome |
| Excluded | Land, commercial, manufactured housing, income property, lease listings |
| Sale to list | Closed price divided by list price of record, not original list price |
| Days on market | List date to pending date, not to close |
| Statistic | Median in every case, computed server side across the full population |
| Minimum sample | Cities with fewer than 10 closed transactions are not reported |
No figure on this page originates from a consumer portal, a commercial aggregator, or an automated valuation model. Every number is computed from transaction records in the multiple listing service that Santa Clara County brokers use to list and sell homes.
Sources and Verification
Underlying transaction records originate from MLSListings Inc. This page publishes Aegis aggregate calculations, filters and methodology. California DRE verifies the author license, and the Aegis dashboard provides related current period market context.
Using these figures
Please cite this page when quoting the published aggregate statistics, and link to the permanent URL so readers can see the current version. Reuse remains subject to applicable MLSListings Inc. data use requirements.
Timothy Alston. "Santa Clara County Sale-to-List Ratio Statistics." Aegis Luxury Real Estate, DRE# 01328224, updated August 11, 2026. https://aegishomesre.com/santa-clara-county-sale-to-list-ratio-statistics/
https://aegishomesre.com/santa-clara-county-sale-to-list-ratio-statistics/
This URL does not change. The page is updated in place rather than republished, so a link placed today continues to resolve to the current figures. For data questions, contact Timothy Alston at aegishomesre.com/contact.
Frequently Asked Questions
What percentage of list price do homes sell for in Santa Clara County?
The median Santa Clara County sale closed at 100.6% of list price, measured across 10,536 closed residential transactions in the trailing twelve months to August 11, 2026. The ratio compares closed price to the list price of record.
Which Santa Clara County city sells furthest above asking?
Sunnyvale, at a median of 103.6% of list price. Santa Clara follows at 102.7%, then Cupertino and Los Altos at 102.6%, Palo Alto at 102.5% and Mountain View at 102.3%. All six sit in the north county technology employment corridor.
Do any Santa Clara County cities sell below asking?
No. In the trailing twelve months no Santa Clara County city recorded a median sale below 100.0% of list price. Five cities sat exactly at 100.0%: Gilroy, Morgan Hill, Los Gatos, Los Altos Hills and Monte Sereno.
Do homes that sell above asking also sell faster in Santa Clara County?
Yes. Every Santa Clara County city with a median ratio of 102% or higher went pending in 11 days or fewer, while Gilroy, at exactly 100.0%, took 22 days. Over-asking outcomes and speed are two readings of the same competitive pressure.
Does the sale-to-list ratio include price reductions?
Partially. The ratio uses the list price of record at the time of sale, not the original list price. A home cut from $2,000,000 to $1,800,000 that sells at $1,850,000 records a ratio near 102.8%, even though it closed under its original ask. Performance relative to the original asking price may therefore be weaker than the published sale-to-list ratio suggests.
Is a 100% sale-to-list ratio a buyer's market signal in Santa Clara County?
Not by itself. Los Altos Hills and Monte Sereno both sit at 100.0% at median sale prices above $4.6 million. At the top of the Santa Clara County market, list price functions as the transaction price rather than an auction floor. This page does not carry inventory or months-of-supply data.
Timothy Alston
Timothy Alston is a licensed California real estate Broker serving all 15 cities of Santa Clara County. This reference page is maintained as part of an ongoing statistical series and is updated in place when its source data or methodology materially changes.