 MK GROUP
By the founders of MK Group |
July opens with the second-quarter closing data landing city by city across the Bay — and this quarter's numbers reward a closer read than the week-to-week off-market inventory does. The headline: in the $10M–$20M luxury tier, median days on market moved from 7 in Q1 back to 24, and the median sale price settled below asking again (95.9%) — after the winter's scramble, the negotiating window at the top is quietly reopening. Meanwhile, 65 homes are still trading off-market across the nine luxury towns, with Palo Alto the deepest at 16. This issue reads that turn with you through three Q2 deep-dives.
Current Off-Market Inventory428 homes are currently trading off-market across the Bay Area. | Los Altos Hills | 8 | $5.5M–$22M |
| Portola Valley | 5 | $3.5M–$10.5M |
| Other Bay Area cities | 363 | $500K–$14.5M |
Want details on a specific city? Reply to this email and Marie or Kevin will be in touch. |
Quarterly Market Report · 2026 Q295.9% $10M–$20M sale / list price | +86% $10M+ closings YoY (21→39) | 105.3% $3M–$5M sale / list price |
 Q2 2026 median sale-to-original-list ratio by price band: the $3M–$5M band ran hottest at 105.3%, while $10M–$20M and $20M+ settled below list (95.9% / 90.2%) — negotiating room is back at the top. Source: MLSListings. — $10M+ closings reached 39 in Q2, up 86% YoY (21→39) while the total market grew just 4.5% — the K-shaped split keeps widening. Yet all-cash fell from 90.5% to 74.4% and financed deals rose from 2 to 10: leverage is returning at the top. — Six $20M+ homes closed (five in Atherton) at a 44-day median and 90.2% of original list — back to a negotiating market after the winter scramble. Even so, two of the six sold 10% and 17.8% over list; the very top is splitting two ways. — The $3M–$5M band logged 627 closings (+67% QoQ) at 105.3% of list — the highest of any band for a second straight quarter — with an 8-day median. Spring supply didn't cool the school-district middle. Read the full reportDownload the PDF |
Recent MK Group Closings | 13206 Wright Way Los Altos Hills, 94022 5 bd · 4.5 ba · 5,186 sqft $4,930,000 · Represented buyer |
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 | 315 Colorado Ave Palo Alto, 94306 4 bd · 3 ba · 1,856 sqft $4,378,000 · Represented seller |
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 | 178 Jackson St Los Gatos, 95030 4 bd · 3 ba · 3,096 sqft $3,850,000 · Represented buyer |
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Whether you're weighing a sale or looking for an entry point in this Q2 turn, simply reply to this email — your note reaches Marie and 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
MKBayArea.com
MK Group · Marie Wang (DRE #02110980) · Kevin Mo (DRE #02127623)
19900 Stevens Creek Blvd, Ste 100, Cupertino, CA 95014 |
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