Eichler Market Snapshot

Q3 2025 Saratoga Eichler Market Snapshot: How It Compares to Cupertino & Sunnyvale

The Saratoga Eichler market remains a niche powerhouse in Silicon Valley real estate – characterized by ultra-low inventory, quick sales, and premium pricing. In the third quarter of 2025, Eichler homes in Saratoga saw strong demand despite broader market headwinds. Below we dive into key metrics (days on market, price per square foot, over/underbids, inventory) and provide a year-over-year comparison with Cupertino and Sunnyvale, two other major Eichler markets. The data-savvy insights here offer a Property Nerd level look at how Saratoga stacks up, with plenty of numbers to satisfy mid-century modern homeowners and prospective sellers.

Saratoga Eichler Market – Q3 2025 Overview

Saratoga has only about 35 Eichler homes total, so each sale is significant. This quarter continued to illustrate the rarity and high desirability of these homes. Here’s a snapshot of Saratoga’s Eichler market in Q3 2025:

• Days on Market (DOM): Blazingly fast. Eichler listings in Saratoga spent only about 10–12 days on market on average this quarter (median ~12 days), in line with Saratoga’s overall housing market where single-family homes had a 12-day median DOM. In other words, most Eichler homes sold in under two weeks – often after the first (and only) open house weekend.

• Price per Square Foot: Record-setting. Saratoga Eichlers achieved roughly $1,500–$1,600 per sq. ft. for Q3 on average – the highest Eichler price per sf in the Valley. This is 20–30% higher than Eichlers in Cupertino or Sunnyvale typically fetch eichlerhomesforsale.com. For example, a ~2,300 sq. ft. Saratoga Eichler can command around $3.7M (thanks to larger lots and the Saratoga prestige) eichlerhomesforsale.com. This quarter’s sales solidified Saratoga’s reputation for top-tier Eichler values.

• Overbid vs. Underbid (List-to-Sale Price): Slight overbids remain common. On average, Saratoga Eichler homes sold for roughly 100–102% of their asking price, essentially at or just above list. Many attracted multiple offers, often pushing the final sale a hair over asking price eichlerhomesforsale.com. The market isn’t as frenzied as 2021’s 110%+ sale-to-list ratios, but it’s still seller-favorable – well-priced Eichlers generally did not require price cuts. (Across all Saratoga house sales, the sale-to-list average this quarter was ~100%, with about half of listings selling below asking and half above. Eichler sales skew to the upper end of that spectrum given their enthusiastic buyer pool.)

• Inventory & Absorption: Virtually no supply. Saratoga often has 0–1 Eichler on the market at any given time – and in Q3 2025 the inventory hovered near zero. By quarter’s end, only one Eichler (if any) was actively listed, and it was quickly snatched up. With such scarcity, the absorption rate is effectively under 1 month of supply – essentially every Eichler that comes up gets absorbed immediately. In fact, some Eichlers sell off-market to waiting buyers before ever hitting MLS, thanks to agents maintaining eager buyer waitlists eichlerhomesforsale.com. This quarter saw 100% absorption of Eichler listings in Saratoga; any new Eichler listing was met with instant attention from pre-qualified buyers. The takeaway: demand far outstrips supply in this exclusive mid-century enclave.

Year-Over-Year Trends: Saratoga vs. Cupertino & Sunnyvale

How does Saratoga’s Eichler market compare to other Silicon Valley Eichler hotspots, and what’s changed since the same quarter last year? We examine YoY changes in price and market dynamics across Saratoga, Cupertino, and Sunnyvale – three cities known for their prized Eichler neighborhoods. Overall, all three markets remained remarkably resilient from Q3 2024 to Q3 2025, with modest growth in values and still-quick sales, despite higher interest rates cooling the broader market.

Eichler Price per Square Foot: Saratoga Leads in $/SF

Median Eichler price per square foot in Q3 2025 vs. Q3 2024 for Saratoga, Cupertino, and Sunnyvale.

As illustrated above, Saratoga Eichlers command the highest price per sf. Saratoga’s median Eichler price per sf in Q3 2025 was around $1,550, up slightly from roughly $1,500 a year ago. This far outpaces Cupertino (about $1,350–$1,400 in Q3 2025) and Sunnyvale (~$1,250) on a per-square-foot basis. The premium reflects Saratoga’s larger lot sizes and luxury cachet – its Eichler homes routinely achieve $1,200–$1,700/sf depending on condition eichlerhomesforsale.com, notably higher than similar Eichler models in neighboring cities eichlerhomesforsale.com. By comparison, Cupertino Eichler prices have also risen year-over-year but remain a notch lower: nicely remodeled Eichlers in Cupertino’s Fairgrove tract sell in the high $1M to mid $2M range, often translating to ~$1,300–$1,500 per sq. ft., while even original-condition Eichlers there aren’t “cheap” (e.g. a 1,512 sq. ft. fixer sold for ~$2.3M, $1,600/sf in 2022) eichlerhomesforsale.com. Sunnyvale Eichlers are a bit more affordable yet, though they too appreciated YOY – median prices per foot ticked up to the low-$1,200s. It’s not unusual now for a renovated Sunnyvale Eichler to surpass $2M (e.g. ~$2.3M for a 4-bed Eichler) boyengarealestateteam.com, which for a ~1,700 sq. ft. home equates to ~$1,350/sf. All told, Eichler values rose slightly (~3–5%) in each city versus Q3 2024, defying the softening seen in some conventional home segments. Enthusiast buyers are clearly willing to pay a premium for mid-century modern design, and Saratoga’s Eichler market remains the price leader.

Days on Market & Bidding Trends

Median days on market (DOM) for Eichler home sales in Q3 2025 vs. Q3 2024 in Saratoga, Cupertino, and Sunnyvale.

Even with a calmer overall market in 2025, Eichler homes still sell extremely quickly across all three cities. Saratoga Eichlers had a median DOM of around 12 days this quarter (up just a tick from ~10 days in Q3 2024), which is nearly on par with Sunnyvale’s ~12-day median. Cupertino Eichlers were only marginally slower, with roughly 14–15 days median on market – still just about 2 weeks. In practical terms, that means most Eichler listings in these areas go pending in under 2–3 weeks, and many within the first 7–10 days if priced right. By comparison, the overall Cupertino market’s median DOM was 22 days in July 2025 boyengateam.com, so Eichlers tend to move faster than the average home – a testament to their dedicated buyer pool.

Year-over-year, sales speed moderated only slightly. In 2024’s hotter climate, Eichlers often received multiple offers within days (sometimes 5+ offers in Sunnyvale, vs. 10+ in Palo Alto’s frenzy) boyengarealestateteam.com. In Q3 2025, buyer caution and higher rates meant fewer bidding wars, but well-presented Eichlers still typically saw 2–3 offers and strong demand. List-price ratios have likewise normalized a bit from the overbids of the past. Last year, it was common for Eichlers in these markets to sell 5–10% over asking (Sunnyvale in 2024 often hit ~107% of list, Cupertino similar) boyengarealestateteam.com. This quarter, sale prices tended to come in around 100–103% of list on average. Saratoga stayed near 101% of asking on average (essentially full price) eichlerhomesforsale.com, while Cupertino and Sunnyvale ranged roughly 102–103%. In fact, Cupertino homes overall averaged 104.3% of list in July boyengateam.com, and Eichler-specific sales were in that low-single-digit overbid territory as well. The bottom line: sellers still have the edge (none of these Eichlers sold under asking), but buyers aren’t going wildly over asking price as they did in the 2021 boom. It’s a mildly competitive equilibrium – balanced compared to the bidding wars of a couple years ago, yet undeniably strong in favor of sellers when the product is a coveted Eichler.

Saratoga vs. Cupertino vs. Sunnyvale: Key Takeaways

Looking at these markets side by side, Saratoga’s Eichler enclave stands out for its higher price points and equally brisk turnover. Cupertino and Sunnyvale Eichler markets are larger (hundreds of Eichlers vs. just 35 in Saratoga) and see more annual sales, yet they still can’t meet buyer appetite – only a handful of Eichlers hit the market in each city per quarter or year boyengarealestateteam.com. All three cities benefit from similar demand drivers (tech-employed buyers, excellent schools, love for mid-century style), but Saratoga’s prestige and scarcity elevate its pricing. Notably, inventory is tight across the board: for example, in Sunnyvale, there are only a few hundred Eichlers total and owners tend to hold long-term, so “only a handful might hit the market in any given quarter” boyengarealestateteam.com – a pattern mirrored in Cupertino’s Fairgrove tract eichlerhomesforsale.com. Saratoga’s supply is the scarcest, often literally zero active listings. This quarter saw fewer Eichler sales YOY in Cupertino and Sunnyvale simply because there were fewer listings available (e.g. Cupertino had 24 total home sales in July, down 33% YoY amid low supply)boyengateam.com. Yet, buyer demand remains undiminished. The fact that Eichler prices per square foot in all three cities rose year-over-year – despite 2024–2025’s higher interest rates and a slight cooling in broader market medians – underscores the resilience of the Eichler segment. These mid-century modern homes have a unique cachet that insulates them; as one local Eichler expert noted, Eichlers represent a “finite supply” and inspire an almost emotional demand boyengarealestateteam.com. Saratoga Eichler owners, in particular, enjoy the best of both worlds: the retro-cool architecture plus Saratoga’s luxury backdrop, which together keep values high eichlerhomesforsale.com.

Bottom line: if you own an Eichler in Saratoga, Cupertino, or Sunnyvale, your property is still a hot commodity in 2025. Saratoga leads on a per-square-foot and absolute price basis, but all these markets are performing strongly. Homes are selling quickly and at healthy prices, and year-over-year appreciation in the Eichler niche has been positive. As long as the Eichler mystique continues to attract design-savvy buyers (and it does, with many young tech families seeking that indoor-outdoor lifestyle), we can expect these markets to stay competitive – even if the broader housing market fluctuates.

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