The Hidden Truth About Homes for Sale Up in Saratoga
Timothy Alston | Broker
Aegis Luxury Real Estate · DRE# 01328224
Published
February 08, 2023
Wine country elegance in the foothills
Inventory in Saratoga is higher than it was last year, but still roughly 43% below pre-pandemic years, according to realtor.com data. That gap matters to both buyers and sellers. Buyers face fewer choices than they did before 2020. Sellers face less competition from other listings. Understanding which side of that equation you are on could change how you think about your next move.
You know how it feels to keep watching the market, waiting for the right moment? And then you blink and another season passes, and you still are not sure whether you missed it or whether it has not arrived yet? A lot of homeowners in Saratoga are sitting with that exact question right now. But here is the part most people have not stopped to think about yet: the numbers behind that feeling are actually telling a very specific story.
So before you decide whether to move or stay put, would it be worth taking a few minutes to look at what the data is actually saying?
What Does It Mean When Homes for Sale Up But Still Below History?
What does your current housing situation actually look like right now? Are you in a home you have been meaning to sell? Are you renting and wondering whether this is still a market where a purchase makes sense? The answer to that question shapes everything else.
Here is what the data shows. According to realtor.com’s Monthly Housing Market Trends Report, the number of homes for sale is up significantly compared to last year, with roughly 248,000 more homes available nationally versus the same period one year ago. That sounds like a lot. But inventory is still 43% below where it stood in the pre-pandemic years of 2017 to 2019.
Can you see what that creates? More supply than last year, yes. But still a meaningful shortage compared to what buyers were working with before the pandemic. The market is not flooded. It is still lean.
Have You Thought About What Fewer Choices Actually Cost Buyers?
If you have been on the buying side at any point recently, you already know this feeling. Fewer homes available means less time to decide, more competition on the homes that do appear, and a stronger negotiating position for sellers. Home equity builds faster when demand consistently outpaces supply.
What would it mean for you if the home you listed in Saratoga was one of only a handful of options buyers in your price range could even consider? That is not a hypothetical. That is what a below-historical-average inventory environment actually produces for sellers.
Buyers are returning to the market after being sidelined, as the New York Times noted recently. Mortgage rates have pulled back from their peak, and that has brought more qualified buyers back into the search process. They are ready. They just need homes to buy. Does that dynamic shift how you are thinking about your timeline?
How Long Have You Been Waiting, and What Is That Costing You?
Here is a consequence question worth sitting with for a moment. If nothing changes in the next two to three years, what does that look like for you? If you are a homeowner who has been waiting to sell, does waiting longer guarantee better conditions? Or does it just mean more months of a decision that stays unmade?
If you are renting and planning to buy, what happens to your monthly payment if the small wave of new inventory gets absorbed quickly and list prices firm back up? Closing costs, down payments, and loan terms all look different depending on when you enter the market versus when you are forced to.
These are not pressure questions. They are just honest ones. What is the cost of staying where you are right now, and have you actually calculated it?
The Inventory Picture in Saratoga Right Now
The Saratoga market reflects the same national pattern: homes for sale are up compared to last year, but still well below what buyers experienced during the pre-pandemic years. That compressed supply has kept buyer demand concentrated on a smaller pool of listings. Homes in Saratoga homes for sale inventory tend to attract serious, pre-approved buyers quickly when priced and prepared well.
For someone thinking about listing, that environment is worth understanding clearly. You are not entering an oversaturated market. You are entering one where your listing would stand out against fewer competitors than in a typical pre-2020 year.
For a buyer, it means being ready to move when the right property appears. Pre-approval matters. Offer strategy matters. Working with a knowledgeable broker who understands local property values and buyer demand patterns matters more than ever.
What Would Change If You Took the Next Step?
Based on what a lot of buyers and sellers are describing right now, the combination of rising inventory versus last year, fewer total listings versus pre-pandemic years, and renewed buyer activity could be closer to the window they have been looking for. Not because someone told them to act, but because the numbers reflect what they already suspected.
If you are a seller, could this be the moment you have been waiting for? If you are a buyer, is it possible the competition is slightly less fierce right now than it will be once more buyers return and absorb the modest inventory increase?
Do you feel like this could be the conversation worth having? Not a sales call. Not a pitch. Just a straightforward look at where you are, what the Saratoga real estate market is actually doing, and whether the timing makes sense for your specific situation. If that sounds right, Timothy Alston, Broker (DRE# 01328224) at Aegis Luxury Real Estate, is available for exactly that conversation. You can reach him directly at (408) 207-4593. How would you like to proceed?
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Serving districts: Saratoga Union Elementary SD (K-8), Los Gatos-Saratoga Joint Union High SD (9-12). School district boundaries can change; please verify current enrollment boundaries and program offerings directly with the school district.
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Broker · DRE# 01328224
Aegis Luxury Real Estate
Harvard Business School Online, Certified Master Negotiation
23+ Years Silicon Valley Real Estate Experience
Retired Military Veteran
Copyright © 2026 MLSListings Inc. All rights reserved.
The data relating to real estate for sale on this display comes in part from the Internet Data Exchange program of the MLSListings™ MLS system. Real estate listings held by brokerage firms other than Aegis Luxury Real Estate are marked with the Internet Data Exchange icon and detailed information about them includes the names of the listing brokers and listing agents.
Based on information from the MLSListings MLS as of June 11, 2026. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
These statistics are generated using information from the MLSListings Inc. multiple listing service, but have not been verified and are not guaranteed. MLSListings Inc. disclaims any responsibility for the accuracy and reliability of these statistics. This information should not be relied upon for real estate transaction decisions.
Data updated every 15 minutes. Visit www.MLSListings.com for more information.
Information provided is for general informational purposes only. Equal Housing Opportunity. If you are currently working with a real estate agent, this is not intended as a solicitation.
Aegis Luxury Real Estate · Timothy Alston, Broker, DRE# 01328224 · 10080 N. Wolfe Rd Ste SW3-200, Cupertino CA 95014 · (408) 207-4593
Last updated: July 16, 2026 | Data reflects July 2026 MLS statistics
