 MK GROUP
This week, 469 homes are trading outside the open market across the Bay Area, and 114 of them entered private circulation in just the past seven days — close to a quarter of standing inventory turning over in a single week. Among the luxury cities, Menlo Park was the most active with three new listings, Palo Alto holds the deepest standing inventory at eleven, and a single Woodside listing now tops out at $68M. The quieter a price tier looks in public data, the more of its real supply sits off-market — and that gap is what this issue is built to read with you.
This Week in Off-Market469 off-market homes across the Bay Area, 114 added this week. | Palo Alto +2 new | 11 | $3M–$11M |
| Hillsborough +2 new | 7 | $3.5M–$29M |
| Los Altos +1 new | 3 | $3.5M–$8.5M |
| Los Altos Hills | 7 | $7.5M–$30M |
| Portola Valley | 2 | $3.5M–$10.5M |
| Menlo Park +3 new | 8 | $1M–$10M |
| Other Bay Area cities | 420 | $500K–$22.5M |
Want details on a specific city? Reply to this email and Marie or Kevin will be in touch. |
Quarterly Market Report · 2026 Q1— 81% of $10M+ luxury sales closed all-cash this quarter — the segment has effectively decoupled from credit markets. — $3M–$5M mid-luxury hit a 106.3% median sale-to-original-list — more competitive than the $10M+ band. — Only 8 transactions above $20M closed across the Bay in Q1, with a median 11-day DOM — scarcity meets speed. Read the full reportDownload the PDF |
Featured ReadingLuxury Market I'm Looking at a $6.5M Los Altos Flat-Floor Estate — What Should I Actually Evaluate Beyond the Aesthetics?Evaluation framework for a $6.5M / 3,600 sqft / 0.33-acre single-story Los Altos estate: four diligence dimensions that sit beyond aesthetics — custom millwork authentication, addition detection, floor-plan friction for resale, and outdoor privacy economics. In the Los Altos $5M–$7M tier, lots typically run 8,000–15,000 sqft, and same-day offer rounds commonly close 5%–12% above asking. Marie Wang's on-site call on this listing: closes near $7M+. |
Luxury Market I Have $5M to $10M to Spend — Should I Buy in Palo Alto, Atherton, or Los Altos?At $5M to $10M, Palo Alto, Atherton, and Los Altos are not three points on the same spending ladder — they are three different products. Five million buys a 2,000-square-foot detached home in Palo Alto's Midtown, Barron Park, or South Palo Alto neighborhoods on a 6,000-square-foot lot. The same five million in Los Altos buys closer to 3,000 square feet on a larger parcel. In Atherton, ten million is often just the entry ticket to a tear-down on an acre. The question is not whether you can afford it. The question is what you actually get for the same check. |
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Whether you're weighing a sale or simply want to understand the real supply behind a city or price tier that public data doesn't show, just reply to this email — it reaches Marie or Kevin directly. MK Group · Bay Area Luxury Real Estate
Marie Wang — 650.618.1222 · marie.wang@kw.com
Kevin Mo — 408.477.6638 · kevin.mo@kw.com
WeChat: MKgroup001
Curated by  Marie Wang Co-Founder |  Kevin Mo Co-Founder |
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MK Group · Marie Wang (DRE #02110980) · Kevin Mo (DRE #02127623)
19900 Stevens Creek Blvd, Ste 100, Cupertino, CA 95014 |
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