The predictable unpredictability of Los Altos’ seasonal days on market

Los Altos’ real estate market reveals a fascinating rhythm when we examine how long homes stay on the market throughout the year. The data tells a compelling story: Homes selling in just five days in February 2025 compared to 36 days in January – a dramatic 86% decrease in selling time in a single month. 

What we’re seeing in Los Altos is not random fluctuation but a predictable seasonal pattern that local agents who know the market can help their clients navigate. 

The September surge 

The first significant spike occurs in September, when average days on market (DOM) jumps to 33 days – more than triple June's brisk eight-day average. This pattern emerges from several factors unique to our community: 

First, Los Altos' school-centric families are typically focused on getting children settled into the new academic year by September, temporarily shifting attention away from home searches and home sales. With our schools consistently ranking among California's best, these first weeks of the school year often take priority over real estate decisions. 

Second, inventory from July and August – traditionally slow months when many Los Altos residents are traveling – tends to carry over into September, creating a surplus. This summer inventory accumulation is particularly pronounced in our community, where school calendars strongly influence when families are in town and actively participating in the market. 

The January peak and the February plunge 

Even more dramatic is January’s peak (36 DOM), followed by February’s remarkable efficiency (five DOM). This whiplash-inducing pattern appears connected to several factors. 

One hypothesis worth considering, especially for readers working in tech: January’s slowdown may coincide with tech companies’ quarterly evaluation periods, when potential buyers are focused on year-end performance reviews and bonus calculations. I welcome feedback from tech professionals on whether this pattern aligns with their experience. 

Perhaps more definitively, January experiences a “holiday hangover” effect as listings that remained unsold during the slow holiday season continue to accumulate days on market. Many sellers opt to keep homes listed during November and December when buyer activity traditionally slows, resulting in a pool of stale inventory by January. 

The February correction occurs as fresh listings hit the market and newly-motivated buyers enter simultaneously, creating increased competition for limited inventory. North Los Altos properties, particularly those in top school attendance areas, see the most dramatic compression in DOM during this period. 

While this pattern holds true across Los Altos, subtle differences exist between neighborhoods. Country Club and Highlands areas tend to see slightly longer DOM figures year-round compared to North Los Altos, while South of El Monte properties show more consistent DOM throughout the seasons. 

What this means 

These predictable cycles create some possible strategic opportunities: 

For sellers: 

• Listing in February through May maximizes your chances for a quick sale. 

• If you must sell around July, August, September or during the holidays, prepare for a potentially longer process and price accordingly. 

• “Pre-Spring” marketing for a January listing can help your property stand out. 

For buyers: 

• January, the holidays and the end of summer may offer more negotiating leverage and less competition, though possibly with less inventory to choose from. 

• Consider properties that have lingered into September, as motivated sellers may be more flexible. 

For long-term planning: 

• Los Altos’ seasonal patterns have remained consistent despite broader market changes, demonstrating the area’s enduring appeal and stability. 

• These patterns tend to be more pronounced in Los Altos than neighboring communities, reflecting our market's unique characteristics. 

Looking ahead, I anticipate these seasonal rhythms will continue through 2025, though possibly with less dramatic swings if mortgage rates stabilize as predicted. The unique combination of school quality, limited inventory and tech industry employment cycles that drives these patterns remains firmly in place. 

While we can observe these seasonal patterns, it’s worth noting that individual properties still sell based on their unique features and market positioning. Understanding these cycles gives both buyers and sellers valuable context, but each home’s story remains distinctive in our diverse Los Altos neighborhoods. 

This analysis is based on MLSListings data for Los Altos from June 2024 through May 2025. 

Alex Wang is a longtime Los Altos resident, Realtor, and founder of Rainmaker Real Estate.
For more information text/call (650) 800-8840 or visit AlexWang.com.