Thinking about a move in Los Altos this year? Our market follows a familiar rhythm, but small inventory, luxury price points, school calendars, and Silicon Valley job cycles shape timing more than you might expect. If you want to list for top exposure or shop when competition eases, understanding seasonality gives you an edge. You’ll find a month‑by‑month playbook, prep timelines, and buyer and seller strategies tailored to Los Altos. Let’s dive in.
Los Altos seasonality at a glance
Los Altos generally mirrors the broader Bay Area curve: spring is the peak, late fall and winter are the quietest. What makes our market different is how strongly local factors can amplify that pattern.
- Spring, March to May: highest buyer activity, more listings, faster sales, and more multiple offers.
- Summer, June to August: early summer stays active; late summer often slows as families travel and refocus on school.
- Fall, September to November: activity tapers, fewer new listings, longer days on market; some motivated buyers reappear after school starts.
- Winter, December to early February: lowest traffic, fewer buyers and sellers, longer marketing times, but motivated buyers do step up.
Local drivers to keep in mind:
- Small, high‑end market: Fewer listings and sales mean monthly stats can swing and feel volatile.
- School calendar: Many family moves target summer closings, so sellers often list late winter or early spring to meet that goal.
- Tech cycle: Hiring, IPOs, and relocations can boost or depress demand regardless of month.
- Luxury and private sales: Some higher‑priced homes change hands off‑market, muting seasonality in public stats.
- Interest rates: Sudden rate shifts can expand or shrink the buyer pool at any time.
Month‑by‑month guide
Jan–Feb: Prep and positioning
Public activity is quiet, but behind the scenes it is busy. Sellers line up vendors, complete repairs, and set pricing strategies for spring. Buyers firm up preapproval, study comparable sales, and set alerts for new listings.
- Seller move: Use this window to complete projects and book staging and photography so you can launch early in spring.
- Buyer move: Secure preapproval, refine your criteria, and be ready to tour as inventory hits in March.
Mar–May: Spring peak
This is the most active period, with the largest buyer pool and the most new listings. Homes attract strong traffic and often sell faster with competitive terms.
- Seller move: List now if your priority is maximum exposure and price. Presentation and pricing accuracy are critical when you have more competing listings.
- Buyer move: Expect competition. Have financing and contingencies ready, and plan to move decisively on the right home.
Jun–Aug: Summer shifts
Early summer often carries spring’s momentum. Late summer can ease as vacations and school plans take priority. Well‑prepared listings still perform, but open houses may be lighter in August.
- Seller move: If you missed spring, early June can still deliver strong results. Time your launch around travel and school schedules for best attendance.
- Buyer move: Inventory can feel a touch more accessible, especially in late summer. Use that breathing room to negotiate thoughtfully on homes that have lingered.
Sep–Nov: Fall opportunities
Activity tapers and some sellers pause rather than discount. Motivated buyers who missed spring re‑enter the market, but the pace is steadier and marketing times often lengthen.
- Seller move: If speed and privacy matter, fall can work with targeted marketing. Expect fewer showings and plan for a slightly longer timeline.
- Buyer move: You may face less competition and have more leverage. Inventory is smaller, so patience pays off.
December: Holiday lull
This is the quietest stretch of the year. Listings that do launch may draw motivated buyers, though showings and vendor schedules can be limited.
- Seller move: Best if you value privacy or have a firm deadline. Be comfortable with a smaller buyer pool.
- Buyer move: Fewer choices, but potential room to negotiate. Build extra time into escrow due to holiday closures.
Days on market and pricing
In Los Altos, days on market typically shorten in spring and stretch in late fall and winter. Prices often feel firmest in spring, with softer conditions later in the year. That said, luxury and unique homes can defy the curve and take longer regardless of month.
Two caveats matter here. First, our small sample size means a few sales can swing monthly medians. Second, off‑market and private deals do not always show up in public stats, so published measures may understate year‑round activity. Use seasonality as a guide, not a rule.
Plan ahead: 3–6 month timelines
A little structure goes a long way in a luxury, low‑inventory market. Use these timelines to stay on track.
Seller timeline and checklist
12–24 weeks out
- Choose your agent and align on goals. Request a market valuation and discuss potential updates.
- Scope repairs and any permitted work. Start permits early because approvals can take weeks.
- Build your calendar backward from your ideal launch month and closing window.
8–12 weeks out
- Complete contractor work, paint, and landscaping. Neutralize and declutter.
- Gather disclosures, HOA documents if applicable, utility info, and a list of recent upgrades.
- Book staging and photography. Map out showing availability and open house preferences.
4–6 weeks out
- Finalize pricing strategy using current comps and buyer activity.
- Schedule photography, a virtual tour, and marketing assets.
- Prep curb appeal and minor touch‑ups just before launch.
0–2 weeks out
- Go live with polished visuals and clear positioning.
- Leverage early online exposure before the first weekend of showings.
- Review feedback after the first week and adjust if needed.
Seller quick checklist
- Structural and permit items first.
- Cosmetic and staging next, with a focus on curb appeal.
- Documentation organized and ready.
- Pricing and launch timing aligned with seasonality and your goals.
Buyer timeline and checklist
12–24 weeks out
- Meet with a lender and secure a strong preapproval.
- Study neighborhood comps and recent sales. Clarify must‑haves and nice‑to‑haves.
- Set search alerts so you see new inventory quickly.
4–8 weeks out
- Tour target areas to calibrate value. Refine your budget and terms.
- Prepare contingencies with your agent’s guidance. Know where you can be flexible.
- Line up inspectors and insurance quotes so you can move quickly.
During peak months
- Be ready to tour early, write clean offers, and make timely decisions.
- Consider waiving nonessential contingencies only with careful advice.
- Stay disciplined on value and do not chase beyond your comfort zone.
Choose timing by your goal
Your best month depends on what matters most. Use this simple decision guide.
- Maximize sale price: Prepare in late winter and list in early to mid‑spring to capture the largest buyer pool. Tradeoff: you will compete with other polished listings.
- Speed and certainty: Spring remains best for faster sales. Fall can work with slightly longer timelines but fewer bidding wars.
- Privacy and minimal showings: Late fall and winter. Expect a smaller buyer pool and quieter open houses.
- Lowest competition for buyers: Fall and winter. You may find more negotiating room, though the selection is smaller.
- Widest selection for buyers: Spring. Be ready for faster decisions and tighter terms.
What can override seasonality
Seasonality sets the rhythm, but macro factors often set the tempo. Rapid mortgage rate changes can expand or shrink budgets overnight. Silicon Valley hiring cycles and stock performance influence confidence and down payments. Corporate relocations and IPO activity can inject sudden demand.
The takeaway is simple. Let the calendar guide you, but let current market data drive decisions. Staying flexible will help you capitalize when conditions shift.
Track the market the right way
If you are comparing stats, use sources that reflect Los Altos specifically. Local MLS market reports and county records are the most authoritative for inventory and closed sales. Broker analyses can add valuable neighborhood context, and national research helps frame broader seasonal patterns.
How to read the data like a pro:
- Prefer rolling 3‑ to 6‑month averages to smooth volatility.
- Compare the same month year over year to separate seasonal rhythm from market direction.
- Look at inventory, new‑listing flow, median days on market, and sale‑to‑list ratio together. One metric alone can mislead in a small, high‑end market.
Ready to plan your move?
Whether you are preparing a luxury listing or timing a summer move‑in, a clear plan 3–6 months out removes stress and maximizes results. With a single‑advisor model, curated vendor network, and polished, data‑driven marketing, you get accountable guidance from valuation through closing. If you are thinking about a move in Los Altos, connect with Vicki Ferrando to map out the right timing for your goals.
FAQs
Is spring always the best time to sell in Los Altos?
- Spring typically brings the largest buyer pool and faster sales, but priorities like privacy, school timing, or avoiding heavy seller competition can make other seasons a better fit.
How long should I plan to prepare my Los Altos home?
- Plan 6–12 weeks for cosmetic prep and staging, and 3–6 months if you need permits or major repairs, since approvals and contractor schedules can add time.
Are prices usually lower in fall and winter in Los Altos?
- Prices often soften outside spring, and buyers may gain negotiating power, but the effect varies by property type and available comparables in a low‑inventory market.
When should I start my home search if I want to move by summer in Los Altos?
- Begin preapproval and neighborhood research in January or February, ramp up touring as March–May listings arrive, and aim to go under contract with enough time for inspections and escrow.
What if interest rates or tech hiring change while I am planning?
- Macro shifts can override seasonal trends. Stay flexible and adjust pricing, terms, or timing based on current supply, demand, and financing conditions to protect your outcome.
