Menlo Park Condo & Townhome Market Report | Updated November 4, 2026
Menlo Park, California, is one of Silicon Valley's most desirable residential communities, offering established neighborhoods, proximity to major technology employers, access to Stanford University, and an attractive selection of housing options.
Although the city is widely known for its single-family homes and luxury estates, condominiums and townhouses provide an important alternative for buyers seeking homeownership in Menlo Park.
From smaller one-bedroom condominiums to spacious multi-level townhouses and luxury residences, Menlo Park's attached-home market serves a variety of housing preferences and price ranges.
But how much do Menlo Park condos and townhomes actually cost? How many properties are currently available? And what does recent sales activity tell us about the market?
At Milad Real Estate, we review MLSListings data to help buyers and sellers understand the local condominium and townhouse market.
This page includes a 2026 sales analysis and a monthly market update. We intend to update the market data regularly as new listings and closed transactions become available.
Data methodology: Statistics below are calculated from MLS records supplied to Milad Real Estate as of November 4, 2026. The sold-property dataset contains 69 records identified as sold, but individual closing dates were not included in the extract. Accordingly, the 2026 annual figures are preliminary and should not be interpreted as a verified complete calendar-year report. One potentially duplicated sale also requires verification.
Menlo Park Condo and Townhome Market: November 2026 Snapshot
Based on the supplied active-listing records, Menlo Park had 12 condominiums and townhouses advertised for sale in the snapshot provided November 4, 2026.
These included seven condominiums and five townhouses.
Market Indicator | Condominiums | Townhouses | Combined |
|---|---|---|---|
Active Listings | 7 | 5 | 12 |
Median Asking Price | $998,000 | $1,988,000 | $1,598,500 |
Lowest Asking Price | $679,000 | $1,499,000 | $679,000 |
Highest Asking Price | $2,980,000 | $2,600,000 | $2,980,000 |
Source: MLSListings active listings supplied November 4, 2026. Asking prices reflect advertised prices, not completed transaction values. Listings may change status, price, or availability.
The difference between the condominium and townhouse asking prices reflects the diverse types of properties available in Menlo Park.
Some condominiums offer relatively compact floor plans and shared community facilities, while certain townhouses provide substantially more living space and multi-level layouts.
However, the MLS property-type classification should not be treated as definitive proof of the property's legal ownership structure. Buyers should review title documents and governing instruments for each property.
Menlo Park Condos for Sale: Current Asking Prices
The supplied active inventory includes seven condominiums with asking prices ranging from $679,000 to $2,980,000.
Examples from the November 4, 2026 snapshot include:
Property | Asking Price | Bedrooms | Living Area |
|---|---|---|---|
36 Mansion Court | $2,980,000 | 2 | 2,800 sq. ft. |
150 Alma Street, #312 | $1,799,000 | 3 | 1,872 sq. ft. |
445 Oak Grove Avenue, #9 | $1,198,000 | 2 | 1,010 sq. ft. |
2323 Eastridge Avenue, #512 | $998,000 | 3 | 1,135 sq. ft. |
610 Gilbert Avenue, #19 | $879,000 | 2 | 875 sq. ft. |
2140 Santa Cruz Avenue, #B106 | $850,000 | 2 | 960 sq. ft. |
675 Sharon Park Drive, #322 | $679,000 | 1 | 739 sq. ft. |
Source: MLSListings active condominium records supplied November 4, 2026. Availability and prices are subject to change.
The range demonstrates that Menlo Park condominiums serve several distinct market segments, from smaller residences to large luxury units.
For example, a condominium at Mansion Court may appeal to buyers with different housing needs and budgets than a smaller unit near Sharon Park Drive.
Buyers should consider usable living space, location, building condition, association fees, and other ownership costs rather than comparing prices alone.
Menlo Park Townhomes for Sale: Current Asking Prices
The supplied November 2026 snapshot includes five active townhouses, with asking prices ranging from $1,499,000 to $2,600,000.
Property | Asking Price | Bedrooms | Living Area |
|---|---|---|---|
2485 Sharon Oaks Drive | $2,600,000 | 3 | 2,180 sq. ft. |
858 Arbor Road | $1,988,000 | 3 | 1,880 sq. ft. |
1252 Sharon Park Drive | $1,988,000 | 2 | 1,820 sq. ft. |
31 Artisan Way | $1,698,000 | 3 | 1,445 sq. ft. |
2315 Sharon Road | $1,499,000 | 3 | 1,480 sq. ft. |
Source: MLSListings active townhouse records supplied November 4, 2026. Availability and asking prices are subject to change.
Townhouses may appeal to buyers seeking additional interior space, private entrances, multi-level floor plans, or a residential environment that differs from a conventional apartment-style condominium.
However, individual townhouses vary substantially in ownership rights, shared maintenance responsibilities, association obligations, and property characteristics.
These matters should be verified through the applicable governing documents and title information.
2026 Menlo Park Condo and Townhome Sales Report
In addition to active listings, Milad Real Estate reviewed 69 MLS records identified as sold, consisting of 38 condominiums and 31 townhouses.
The following table summarizes these transactions.
Market Indicator | Condominiums | Townhouses | Combined |
|---|---|---|---|
Sold Records | 38 | 31 | 69 |
Median Sold Price | $1,147,500 | $2,230,000 | $1,775,000 |
Average Sold Price | $1,534,868 | $2,156,210 | $1,814,022 |
Lowest Recorded Sale | $658,000 | $1,250,000 | $658,000 |
Highest Recorded Sale | $7,600,000 | $2,850,000 | $7,600,000 |
Median Reported Days on Market | 23 | 13 | 16 |
Source: 69 supplied MLSListings sold-property records associated with the 2026 report. Closing dates and one potentially repeated transaction require confirmation before the sample is finalized as a complete annual dataset. Days-on-market calculations include zero-day MLS entries.
These figures illustrate why Menlo Park condominiums and townhouses should be analyzed separately.
Within the supplied sales, the median townhouse price was significantly higher than the median condominium price.
However, this difference should not be interpreted as a direct measure of property quality, appreciation, or investment performance.
The condominium and townhouse samples contain different combinations of property sizes, ages, locations, and amenities.
What Were the Most Expensive Condo and Townhome Sales?
The supplied records include several notable transactions.
Selected Condominium Sales
Property | Sale Price | Living Area |
|---|---|---|
1330 University Drive, #92 | $7,600,000 | 4,880 sq. ft. |
4 Mansion Court, #00721 | $3,375,000 | 2,850 sq. ft. |
28 Mansion Court, #727 | $2,750,000 | 2,780 sq. ft. |
10 Mansion Court, #713 | $2,700,000 | 2,925 sq. ft. |
The $7.6 million sale at 1330 University Drive illustrates the existence of a high-end condominium segment within Menlo Park.
However, that transaction is not representative of typical condominium pricing.
Because the condominium sample contains several luxury transactions, the average sale price is considerably higher than the median.
For most buyers and sellers, a carefully selected group of comparable units provides more useful valuation guidance than applying the citywide condominium average.
Selected Townhouse Sales
Property | Sale Price | Living Area |
|---|---|---|
2 Hallmark Circle | $2,850,000 | 2,760 sq. ft. |
2426 Sharon Oaks Drive | $2,650,000 | 2,380 sq. ft. |
1310 Trinity Drive | $2,625,000 | 2,690 sq. ft. |
206 Sand Hill Circle | $2,500,000 | 2,170 sq. ft. |
1701 Stone Pine Lane | $2,500,000 | 2,381 sq. ft. |
Source: MLSListings sold-property records supplied to Milad Real Estate. The address 206 Sand Hill Circle appears twice at the same reported price and should be verified before counting both entries as separate transactions.
These transactions reflect substantial buyer expenditures for townhouse properties in Menlo Park.
Nevertheless, buyers should distinguish among different complexes and property configurations when selecting comparable sales.
Menlo Park Monthly Condo and Townhome Market Updates
Real estate conditions can change throughout the year as new properties are listed, existing listings sell, and asking prices are adjusted.
To provide more useful information, Milad Real Estate tracks the attached-home market through recurring monthly reports.
The table below is designed to preserve a historical record of the market rather than replacing all previous figures whenever new MLS data becomes available.
2026 Monthly Market Tracker
Reporting Month | Active Condos | Active Townhomes | 30-Day Closed Sales |
|---|---|---|---|
January–October 2026 | Month-end historical snapshots not yet supplied | ||
November 2026 snapshot | 7 | 5 | Not provided |
December 2026 | To be updated | ||
November figures reflect the active-listing extract supplied November 4, 2026. They are not an end-of-month count. The separate four-property list labeled “last 30 days” contains active listings and is not a count of closed sales.
Future monthly updates will report active inventory, new listings, closed transactions, median sold prices, and marketing times using a consistent reporting period.
These updates will allow readers to compare changes over time rather than relying on a single market snapshot.
Annual Menlo Park Condo and Townhome Market History
Annual statistics provide a broader view of transaction activity and property values.
Unlike monthly reports, which may fluctuate considerably because of the number and type of properties sold, annual summaries can provide a larger sample for evaluating the market.
Reporting Year | Condo Sales | Townhome Sales | Combined Median Sold Price |
|---|---|---|---|
2026 – supplied preliminary dataset | 38 | 31 | $1,775,000 |
2027 | To be reported as data becomes available | ||
The 2026 row summarizes the records currently supplied. A finalized calendar-year report will require verified closing dates, complete-year coverage, and review of any duplicate records.
For meaningful year-over-year comparisons, condominium and townhouse statistics should be calculated separately as well as combined.
Changes in median prices may reflect differences in the properties sold rather than appreciation of comparable units.
Condo vs. Townhouse: What Is the Difference?
Although the terms condominium and townhouse are often used together, they describe different concepts.
A condominium is a form of real property ownership in which the owner generally holds a separate interest in a unit along with associated interests in common areas, as defined by the project's governing documents.
A townhouse generally describes a building style, often involving a multi-level residence with one or more shared walls.
Depending on the development, a townhouse may be legally organized as a condominium, planned development, or another form of ownership.
For this reason, an MLS classification of “Res. Townhouse” does not necessarily mean that the buyer will own the land, roof, foundation, or exterior walls independently.
Buyers should examine the deed, title report, condominium or subdivision plan, and CC&Rs to understand exactly what they will own and what obligations they will share.
What Should You Know About HOA Fees in Menlo Park?
Many Menlo Park condominium and townhouse communities have homeowners associations responsible for managing shared facilities and certain maintenance obligations.
Depending on the development, association dues may support services such as:
- Exterior building maintenance
- Landscaping and common-area maintenance
- Shared insurance coverage
- Common utilities
- Swimming pools or other amenities
- Property management and administration
- Contributions to reserve funds
However, HOA responsibilities and costs vary significantly among developments.
Some associations maintain major exterior building components, while others place more responsibility on individual owners.
The governing documents determine the applicable arrangement.
Why HOA Financial Statements Matter
Before purchasing, buyers should review the association's financial information, including its current operating budget, reserve study, reserve funding, regular assessments, and any approved or anticipated special assessments.
Insufficient reserves or substantial deferred maintenance can create future financial obligations for homeowners.
Insurance coverage and the allocation of responsibility for deductibles, repairs, and structural components also deserve careful attention.
Under California Civil Code Section 4525, sellers of interests in applicable common interest developments are required to provide specified governing and disclosure documents to prospective buyers.
For further guidance, see the California Department of Real Estate's guidance on common interest developments.
Popular Areas for Condos and Townhomes in Menlo Park
Menlo Park offers attached housing in several residential areas, each with different community characteristics and housing options.
Sharon Heights and Sharon Park
Sharon Heights includes established condominium and townhouse communities near Sand Hill Road, Interstate 280, and other western Peninsula destinations.
The supplied MLS records include numerous transactions on Sharon Park Drive, Sharon Oaks Drive, and nearby streets.
Buyers may find a range of unit sizes, building styles, and community amenities.
Sand Hill Circle and Nearby Communities
Sand Hill Circle and nearby townhouse developments represent an important segment of Menlo Park's attached-home market.
The supplied transactions include multiple sales on Sand Hill Circle, with different unit sizes and sale prices.
Buyers should compare similar units within the same development whenever sufficient comparable transactions are available.
Downtown Menlo Park and Allied Arts
Areas near downtown Menlo Park offer access to restaurants, shopping, and other community amenities.
Condominiums and townhouses in these locations may appeal to buyers who prioritize access to downtown destinations and a different residential environment from larger suburban estates.
Other Menlo Park Neighborhoods
Attached housing is also found in other portions of Menlo Park, including areas near El Camino Real, Willow Road, and residential developments throughout the city.
Actual availability, building characteristics, and ownership structures vary by property.
What Should Buyers Check Before Purchasing a Menlo Park Condo?
Condominiums and townhouses require many of the same investigations as single-family homes, but shared ownership arrangements add further considerations.
Before purchasing, buyers should evaluate:
- The legal ownership structure and unit boundaries
- CC&Rs, bylaws, and association rules
- Regular HOA dues and special assessments
- Reserve funding and major maintenance obligations
- Association insurance and individual owner coverage
- Rental, occupancy, and alteration restrictions
- Pending litigation or significant association disputes
- Parking and storage rights
- Responsibility for roofs, foundations, exterior walls, and common areas
- Mortgage lender requirements for the development
Buyers should also review property-specific inspection reports and confirm whether planned improvements are permitted under applicable governing documents and laws.
Some financing programs impose additional requirements on condominium projects, and those requirements can affect mortgage eligibility.
A lower purchase price does not automatically mean lower total ownership costs when HOA assessments, financing expenses, insurance, and maintenance responsibilities are considered.
Are Condos and Townhomes Good Alternatives to Single-Family Homes?
For some buyers, a condominium or townhouse offers an appealing alternative to a traditional detached residence.
Potential advantages may include a lower purchase price relative to some single-family properties, different maintenance arrangements, convenient locations, and access to community amenities.
However, attached ownership may also involve restrictions, shared maintenance obligations, and financial exposure to association decisions.
Whether a condominium or townhouse is a suitable purchase depends on the buyer's preferences, financial circumstances, and intended use.
Property values may rise or fall, and no particular housing type guarantees investment returns.
What Should Menlo Park Condo and Townhome Sellers Know?
For sellers, accurate pricing requires examining recent sales of similar properties.
A condominium in a luxury development should not automatically be valued using the citywide median for all condominiums.
Likewise, townhouses with different floor plans, locations, or legal ownership arrangements may not be directly comparable.
Sellers should evaluate:
- Recent comparable sales within the same development
- Current competing listings
- Property condition and improvements
- Association fees and financial condition
- Parking, storage, and outdoor space
- Current buyer demand
- Financing eligibility and any restrictions affecting resale
Preparing association disclosures early may also help reduce transaction delays.
Proper property presentation, pricing, and negotiation remain important regardless of the overall market conditions.
Frequently Asked Questions About Menlo Park Condos and Townhomes
How much does a condo cost in Menlo Park?
Among the 38 condominium sales included in the supplied 2026 dataset, the median sold price was approximately $1,147,500. This is a sample statistic rather than a verified complete calendar-year median. Individual condominium prices vary substantially by location, size, condition, and amenities.
How much does a townhouse cost in Menlo Park?
The median sold price among the 31 supplied townhouse records was approximately $2,230,000. The figure reflects the properties included in the dataset and should not be treated as an appraisal of an individual townhouse.
How many Menlo Park condos and townhomes are for sale?
The supplied November 4, 2026 MLS snapshot identified 12 active listings: seven condominiums and five townhouses. Inventory is updated regularly and may change at any time.
Are Menlo Park townhomes more expensive than condos?
In the supplied sales data, townhouses had a higher median sold price than condominiums. However, differences in property size, location, design, and ownership characteristics affect these figures. Individual properties may fall outside the typical price range.
Do Menlo Park condos have HOA fees?
Many condominiums are part of homeowners associations, and HOA dues vary by development. Buyers should review the association budget, governing documents, reserve study, insurance arrangements, and applicable assessments before purchasing.
Do townhouse owners own the land under their homes?
Not necessarily. A townhouse describes a building style rather than a guaranteed form of legal ownership. Some townhouse owners have separate fee-simple interests, while others own condominium interests or properties subject to planned-development arrangements. The deed, title documents, and governing instruments control.
Is it better to buy a condo or townhouse in Menlo Park?
The appropriate choice depends on the buyer's budget, space requirements, preferred location, maintenance expectations, financing options, and long-term plans. Buyers should compare total ownership costs and legal obligations rather than purchase prices alone.
Final Thoughts: Understanding the Menlo Park Condo and Townhome Market
Menlo Park offers a diverse attached-home market, ranging from smaller condominium residences to substantial luxury condominiums and spacious townhouses.
The supplied 2026 MLS transactions demonstrate meaningful differences in prices and property characteristics between the condominium and townhouse segments.
However, the most useful analysis goes beyond a single median price.
Buyers and sellers should consider the specific development, unit characteristics, HOA financial condition, legal ownership structure, and comparable transactions.
By maintaining both annual sales reports and monthly market updates, Milad Real Estate aims to provide a clearer picture of Menlo Park's condominium and townhouse market as conditions change.
Whether you are planning to purchase your first condominium, explore a larger townhouse, or sell an existing unit, informed decisions begin with accurate local market information.
Work With Milad Real Estate
At Milad Real Estate, we assist buyers and sellers of condominiums, townhouses, single-family homes, and luxury properties throughout Menlo Park and the surrounding San Francisco Peninsula.
Founded by Aria Vatankhah, a California real estate broker and attorney, Milad Real Estate combines real estate brokerage experience with legal knowledge to assist clients with property transactions, negotiations, and the evaluation of ownership and contractual considerations.
Whether you are comparing condominium communities, reviewing townhouse ownership structures, or preparing your property for sale, we welcome the opportunity to discuss your real estate goals.
Explore nearby communities:
Contact Aria Vatankhah
Real Estate Broker & Attorney | Milad Real Estate
Phone: (650) 799-8168
Email: [email protected]
Sources: MLSListings active and sold-property records supplied to Milad Real Estate, November 4, 2026; California Department of Real Estate – Common Interest Developments, August 2026; California Civil Code Section 4525.
Disclaimer: Real estate listing status, prices, and availability are subject to change. MLS data reflects the supplied records and may contain duplicate transactions or incomplete reporting periods. Information is provided for general educational purposes and does not constitute an appraisal, individual property valuation, legal advice, or investment recommendation. Buyers should verify ownership structure, association obligations, financing requirements, and property conditions before purchasing.
