Thinking about a move in Los Altos but unsure when to jump in? Timing matters here more than most places because activity clusters in a few high-energy windows each year. You want the best mix of selection, speed, and negotiating power, and that depends on the month you buy or sell. In this guide, you will learn what typically happens in each season, why it happens in Los Altos, and how to plan a 2026 timeline with confidence. Let’s dive in.
What seasonality looks like in Los Altos
Los Altos follows a classic pattern with a strong spring market, a steady summer, a smaller fall pickup, and a clear winter slowdown. While every year is unique, the rhythm is surprisingly consistent.
- Late winter to spring (February to May): Listings and buyer activity build quickly. Homes go under contract faster, and sellers often see stronger pricing pressure. Days on market tends to be lowest in this window.
- Early to mid-summer (June to August): Activity stays solid but eases a bit from spring. Families focus on moving before the next school year.
- Early fall (September to October): A smaller second peak appears as some sellers list after summer and buyers reenter with fresh focus. It is active but usually less intense than spring.
- Late fall to winter (November to January): The market slows for the holidays. Listings are fewer, buyer traffic thins, and days on market usually increase. Motivated sellers still transact and can be open to negotiation.
Why Los Altos follows this rhythm
Los Altos is small, high value, and supply constrained. That structure makes seasonal moves feel bigger because even a small change in listings or demand can move the needle.
School-year timing
Many families plan moves to minimize school disruption. That pushes more activity into spring and early summer. The local school calendar is a major planning driver for buyers and sellers.
Employment and relocation cycles
Silicon Valley hiring, stock vesting, bonuses, and corporate relocations often align with spring and late summer or fall. These cycles add to the spring and early fall momentum.
Limited supply and high prices
Los Altos has tight zoning and limited new construction. When more homes hit the market in spring, competition can ramp up quickly, and pricing power reflects that demand.
Holidays, weather, and presentation
The holidays reduce house hunting and listing prep. Spring offers better light and curb appeal, which makes staging and photography show their best.
Macro environment
Interest rates and broader economic conditions shape how strong each seasonal peak feels. Big rate swings can shift timing or dampen activity in any month.
What this means for sellers in 2026
The right month for you blends market conditions with your goals, your home’s readiness, and your move plan. Here is how each season typically plays out for sellers.
Listing in February to April
- Pros: Largest buyer pool, faster sales, and a higher chance of multiple offers.
- Cons: More competition from other sellers. You must be ready early.
- Prep focus: Start 8 to 12 weeks ahead. Complete repairs, consider pre-inspections, and line up professional staging and photography. If you want help funding improvements, ask about Compass Concierge through our team.
Listing in May to July
- Pros: Still active, with many buyers aiming to move before school starts.
- Cons: Slightly fewer buyers than peak spring, but pricing often remains close to peak.
- Prep focus: Emphasize your timeline and position your home to close before summer ends.
Listing in September to October
- Pros: Less listing competition than spring, with solid buyer activity.
- Cons: Pricing power is usually a little softer than spring, so be realistic on terms and timing.
- Prep focus: Stage for warm light, highlight comfort and functionality, and target a clean launch.
Listing in November to January
- Pros: Buyers who remain active are often motivated and focused.
- Cons: Expect lower traffic, longer days on market, and more negotiation.
- Prep focus: Consider whether waiting for early spring better serves your goals. If timing requires a winter listing, set a conservative price and lead with complete disclosures.
A 6-month seller prep checklist
Use this as your working timeline for a spring or fall launch.
- 6 months out: Consult your agent, request a pre-listing inspection, and budget for repairs or upgrades.
- 3 months out: Complete repairs, deep clean, declutter, plan staging, and schedule photography.
- 4 to 6 weeks out: Finalize pricing strategy, confirm the marketing plan, and set your open house calendar.
- 2 to 4 weeks to live date: Stage, capture professional photos, and prepare launch assets.
- Listing week: Manage showings, set offer timing when appropriate, and evaluate offers based on your priorities such as price, timeline, and contingencies.
What this means for buyers in 2026
Your best season depends on whether you prioritize selection, speed, or leverage. Here is what to expect and how to prepare.
Shopping in February to May
- Pros: The most new listings hit the market, so you can compare more options.
- Strategy: Get fully pre-approved, tour quickly, and know your comparables. Be ready for fast timelines and competitive terms.
Shopping in June to August
- Pros: Still a good selection, and some sellers prefer a summer close.
- Strategy: Watch for listings where seller timing creates room to negotiate. Stay nimble with scheduling because desirable homes still move fast.
Shopping in September to January
- Pros: Less competition and more room for negotiation are common.
- Cons: There are fewer new listings, especially in winter, so patience helps.
- Strategy: Use fall and winter to secure better terms. When a well-priced home appears, move quickly and write a clean, complete offer.
Local timing nuances to consider
- Family moves centered on the school calendar concentrate demand in spring and early summer.
- Technology sector cycles and compensation events can produce relocation waves in spring and fall.
- Some affluent sellers time listings around travel or tax planning, which may open negotiating opportunities in late fall or winter.
Pricing, staging, and presentation by season
- Spring: Curb appeal shines. Fresh landscaping, natural light, and detailed staging pair well with strong buyer demand. Sellers often realize better list-to-sale results in this period.
- Fall: Use warm lighting and a cozy interior feel. Pricing should reflect active demand with a little more negotiation in mind.
- Winter: Lead with complete inspections, clean presentation, and thoughtful pricing to capture attention from a smaller but motivated buyer pool.
How to read the market without guesswork
You can track a few simple metrics to see where leverage sits each month. Ask your agent to monitor these for Los Altos and to share multi-year charts for context.
- New listings each month. This shows seller supply and the size of your selection.
- Pendings or new escrows. Rising pendings signal strong buyer demand.
- Median days on market. Lower days on market means buyers are acting quickly.
- List-to-sale price ratio. A higher ratio reflects stronger pricing power for sellers.
- Inventory measured in months of supply. Less supply points to more competition among buyers.
Below are the charts we use most often with clients. Each is based on monthly Los Altos data and works best when you compare several years.
- Chart A: Average monthly new listings in Los Altos, 2019 to 2024. Caption: Listings rise quickly from February to May, dip in July, tick up in September to October, then fall in November to January.
- Chart B: Median days on market by month in Los Altos, 3-year moving average. Caption: Days on market is lowest in spring and highest in winter. Small monthly samples can create some noise.
- Chart C: Percent of list price received by month in Los Altos, multi-year average. Caption: Sellers tend to achieve the highest list-to-sale ratios in spring. Ratios usually compress in winter.
- Chart D: Inventory in months of supply compared with pendings. Caption: Months of supply falls in spring while pendings rise. The inverse relationship shows buyer pressure.
Source: MLSListings city and ZIP monthly aggregates for Los Altos. Cross-checked with Redfin Data Center and Santa Clara County public records.
Smart timeline planning for 2026
Seasonality is a powerful guide, and it is one of several factors to consider. Your property’s condition, your personal timeline, and the interest rate backdrop matter too. If you want to aim for the largest buyer pool, target early spring with a well-prepared launch. If you prefer less competition and more room to negotiate, fall and winter can work with the right pricing and terms.
If you plan a spring sale, ask us for our Spring Sellers Playbook. If you are buying in winter, our Winter Buyer Advantage checklist can help you structure offers with confidence. We tailor both to Los Altos and update them as new data arrives.
Ready to map out your timing and steps? Schedule a friendly planning call with The Fallant Team. We will help you set a clear strategy, prepare with care, and move at the right moment for you.
FAQs
Is spring always the best time to sell in Los Altos?
- Generally yes for the size of the buyer pool and pricing pressure, but your home’s readiness, your timeline, and interest rates can shift what is optimal.
Will I get a better deal if I buy in winter in Los Altos?
- You may find more negotiating room because competition is lighter, but the selection is smaller and days on market are usually longer.
Do I need to accept offers quickly in a hot spring market?
- Many sellers set short offer windows in competitive periods, but the best approach depends on your goals and how your specific listing is performing.
How much does the school calendar affect Los Altos moves?
- It has a meaningful impact because many families prefer to move in summer, which concentrates demand in spring and early summer.
How far in advance should I contact an agent about selling in 2026?
- Start the conversation 2 to 3 months before your target listing month. If you plan major prep or upgrades, allow at least 6 months.
