Seller's Market
▼ Cooling DownCharleston Meadow, Palo Alto Market Update
Charleston Meadow favors sellers, but smart buyers can still win. Here's the picture:
- 28.5 days on market gives buyers time to be selective and negotiate
- Selling 4% above asking — budget above list price to compete
- Monthly payment: $12,670 at 6.37% (20% down on a $2.54M median home)
- Bidding wars persist (63% sell above list) but inventory is growing — competition may ease soon
- Charleston Meadow pricing is 21% below the Palo Alto median ($2.54M vs. $3.21M)
Competition is easing. Conditions may improve in coming months.
Median Sale Price
$2.54M
▲ 11.4% YoY
8 sold this month
Up $260K from last year
Days on Market
28.5 days
▲ +19d YoY
Typically sells within a month
Sale-to-List Ratio
104.1%
▼ from 109.7%
Selling 4% above asking
Active Inventory
3
Very low — limited options for buyers
Sold Above List
63%
▼ -38pp YoY
More than half sell above asking
Price Drops
—
Sellers rarely reduce their price
Off Market in 2 Wks
43%
▲ 26pp YoY
Staying on market longer than usual
Monthly Payment
$12,670
— 6.37% · 30yr fixed
Principal & interest only on a 20% down $2.54M home. Add ~30–40% for property taxes, insurance, and HOA.
30-yr Fixed6.37%
15-yr Fixed5.74%
A 1% rate drop would save ~$1,298/mo on the median Charleston Meadow home. Your actual rate depends on your credit, down payment, and loan type.Charleston Meadow Trends
Median Sale Price
Up 11.4% year-over-year in Charleston Meadow.
What You'd Actually Pay Per Month
Monthly cost is up 3% year-over-year in Charleston Meadow.
Melanie Tan
8 Blocks Real Estate · DRE #02014153
“I know Charleston Meadowwell. Let me help you understand what the numbers mean for your specific situation.”
Let's talk about Charleston Meadow
Market data: Redfin Data Center · Rates: FRED / Federal Reserve · Updated weekly · Data through Feb 2026
© 2026Melanie Tan, 8 Blocks Real Estate · DRE #02014153
© 2026Melanie Tan, 8 Blocks Real Estate · DRE #02014153