Palo Alto
Palo Alto, California is a Peninsula city with a close relationship to Stanford University, which opened in 1891. The town’s residents incorporated in 1894, after Timothy Hopkins developed the new town that was soon renamed Palo Alto, next to the university and distinct from the older community of Mayfield (City of Palo Alto, History of Palo Alto). In 1925, Mayfield was annexed to Palo Alto; the former Mayfield center is around present-day California Avenue and El Camino Real (City of Palo Alto, History of Palo Alto). The 2020 Census counted 68,572 residents in the incorporated city; the Census Bureau’s July 1, 2025 estimate is 67,609.
The city still has two distinct centers: University Avenue near the Palo Alto Caltrain station at 95 University Avenue, and California Avenue around the California Avenue Caltrain station at 101 California Avenue. Neighborhoods range from older streets near downtown and the university to later residential areas farther south. Many buyers also compare nearby Mountain View and San Jose.
I am the broker-owner of Avil Soleiman Brokerage, and I work with buyers and sellers in Palo Alto and throughout Santa Clara and San Mateo counties. Buyers here often balance neighborhood character, school assignment, transit, home condition, and budget, details that can change from one part of the city to the next. I help clients look closely at the setting of each property and how it may work day to day. Sellers benefit from a thoughtful presentation of the home’s location and character, priced from recent nearby sales. If you are comparing Palo Alto with nearby cities, I can walk you through the tradeoffs. Call or text 408-807-5657. DRE #01968159.
Neighborhoods in and around Palo Alto
Neighborhood names here are not always formal planning districts. Official city history is a reliable starting point, and school assignment still has to be confirmed for the exact address.
Downtown and University Avenue. This is the college-town center that grew up with Stanford University after 1891, around University Avenue and the Palo Alto Caltrain station at 95 University Avenue, Palo Alto 94301. Older streets near downtown are often closer together and closer to shops, services, and the station.
Old Palo Alto. The City’s history page describes Rancho Rinconada del Arroyo de San Francisquito as covering much of what is now Old Palo Alto. This is one of the city’s established residential areas south of the downtown core, and a useful comparison if you want a neighborhood identity rooted in the city’s early residential development.
California Avenue and the former Mayfield. Mayfield was the first community in the area, established in 1853 at present-day California Avenue and El Camino Real, and reached by the railroad in 1863. It was annexed to Palo Alto in 1925 (City of Palo Alto, History of Palo Alto). The California Avenue Caltrain station at 101 California Avenue, Palo Alto 94306, now anchors this second center.
South and later residential areas. After World War II, Palo Alto grew quickly; the City’s history page notes that the population more than doubled from 25,000 to 55,000 by 1960, and that new subdivisions were built during those years, including work by Joseph Eichler and other builders. Buyers comparing mid-century streets with older neighborhoods should look at the specific house, lot, and any changes made over time, not only the era.
Stanford is next door, not a Palo Alto neighborhood. Stanford University is adjacent to the city and is a major part of local life, but a Stanford address or campus housing is not the same as a home in the City of Palo Alto. Confirm the city, the county, and the school district for the specific address.
School districts
Palo Alto Unified School District was founded on March 20, 1893, and currently operates twelve elementary schools, three middle schools, and three high schools, including Palo Alto High School, Henry M. Gunn High School, and Palo Alto Middle College High School (Palo Alto Unified School District, Our History). Confirm the assignment for the exact address with the district before you write an offer.
Price ranges and the local market
These figures are from MLSListings, for sales with a close-of-escrow date from November 2025 through October 2026. The MLS city field is the mailing city. For Palo Alto, use the medians: the single-family average is lifted by one sale of about $22 million.
In that period, 414 single-family homes sold in Palo Alto at a median sale price of $4,100,000, with a median of 8 days on market. The average sale price was $4,847,333, which is higher than the median because of that one very large sale. On a price-weighted basis, those homes sold for about 105.0% of list price. Another 142 condominiums and townhomes sold at a median of $1,530,000, with a median of 20 days on market. As of November 10, 2026, there were 36 single-family homes and 34 condominiums or townhomes listed as active.
Those medians are a starting point, not a price for any one street. Neighborhood, school assignment, lot, and condition can change the picture substantially. If you want a value based on recent nearby sales, request a home valuation or call me at 408-807-5657. For context, over the same period the median single-family sale was $4,282,500 in Saratoga, $2,928,000 in Mountain View, and $2,628,000 in Sunnyvale (MLSListings, sales November 2025-October 2026).
Lifestyle
Palo Alto’s character comes from two downtowns, a close relationship to Stanford University, and a wide range of residential streets that grew in different eras. University Avenue is the older college-town center; California Avenue is the former Mayfield center, annexed in 1925. The City’s history page also notes later landmarks such as the Stanford Shopping Center and the relocation of Stanford Medical Center to Palo Alto in 1959, which still shape daily errands and employment patterns. Buyers who want a different Peninsula or valley balance often compare Mountain View, with its Castro Street downtown and a second Caltrain stop at San Antonio.
Commute
Palo Alto has two Caltrain stations: Palo Alto at 95 University Avenue and California Avenue at 101 California Avenue. I am not publishing estimated drive times to specific employers or San Francisco, because those times change by hour and starting point. The Census does report a mean travel time to work of 21.4 minutes for Palo Alto workers age 16 and over (U.S. Census Bureau, ACS 2020-2024). That is a citywide average, not a promise for any one commute.
Who Palo Alto is best for
Palo Alto tends to fit buyers who want a Peninsula city next to Stanford, two Caltrain stations, and a choice between older downtown streets and later residential neighborhoods, and who can work with a median single-family price that is among the highest in this set of cities. It also fits sellers who want to present a home’s neighborhood and setting clearly, because buyers here often weigh those details as heavily as floor plan. It is a useful comparison if you are also looking at Mountain View, Sunnyvale, or San Jose. The right choice usually comes down to budget, school assignment, and whether you want to be closer to University Avenue, California Avenue, or a quieter residential street. If you are buying or selling here, I can help you compare streets with current sales, not just citywide averages.
Palo Alto real estate FAQ
What is the housing market like in Palo Alto?
From November 2025 through October 2026, 414 single-family homes sold at a median of $4,100,000, and 142 condominiums and townhomes sold at a median of $1,530,000 (MLSListings). Single-family homes had a median of 8 days on market and sold for about 105.0% of list price on a price-weighted basis. The single-family average sale price was $4,847,333, higher than the median because of one sale of about $22 million, so the median is the better citywide guide. As of November 10, 2026, 36 single-family homes and 34 condominiums or townhomes were active.
What school district is Palo Alto in?
Palo Alto Unified School District was founded in 1893 and operates twelve elementary schools, three middle schools, and three high schools, including Palo Alto High School and Henry M. Gunn High School (Palo Alto Unified School District, Our History). Confirm the exact address with the district before you make an offer.
How does Palo Alto compare with Mountain View and Saratoga?
Palo Alto has two downtowns — University Avenue and California Avenue, the former Mayfield — and two Caltrain stations, next to Stanford University. In the same November 2025-October 2026 period, the median single-family sale was $4,282,500 in Saratoga, $4,100,000 in Palo Alto, and $2,928,000 in Mountain View (MLSListings). Mountain View has a single Castro Street downtown and both Caltrain and VTA light rail. Saratoga is a foothill Santa Clara County city with a different setting and no Caltrain station. Compare specific streets, not just city names.
Is Mayfield part of Palo Alto?
Yes, now. Mayfield was a separate community, established in 1853 at present-day California Avenue and El Camino Real. It declined to become the university’s college town in the 1890s, and Palo Alto grew instead; Mayfield was annexed to Palo Alto in 1925 (City of Palo Alto, History of Palo Alto). The California Avenue area is still a distinct center, but it is in the City of Palo Alto.
How can I find out what my Palo Alto home is worth?
Start with a comparative market analysis of recent nearby sales, adjusted for size, condition, lot, setting, and school assignment. Citywide medians and online estimates can miss those details, and the citywide average can be skewed by a few very large sales. You can request a home valuation or call Avil Soleiman at 408-807-5657.
Reach out to Avil
If you are thinking about buying or selling in Palo Alto, or comparing it with nearby cities, I would like to hear what you are trying to do.
Phone/text: 408-807-5657
Email: home@avilsoleiman.com
Contact Avil
Avil Soleiman, broker-owner of Avil Soleiman Brokerage, DRE #01968159. 1900 Camden Ave, Suite 101, San Jose, CA 95124.