Market Conditions By City
$10,000,000
$9,000,000
$8,000,000
$7,000,000
$6,000,000
$5,000,000
$4,000,000
$3,000,000
$2,000,000
$1,000,000
$0
Average sale price for single-family homes from 1/2023 to 12/2023, compared to the period from 1/2024 to 12/2024.
Average Sale Price
1/2023 - 12/2023 1/2024 - 12/2024
Price/Square Foot Ratio
Price per square foot ratio for single-family homes from 1/2023 to 12/2023, compared to the period from 1/2024 to 12/2024.
1/2023 - 12/2023 1/2024 - 12/2024
Source: MLSListings, Inc., as of January 2, 2025 Criteria: Single Family Residential
Atherton Los Altos Los Altos Hills Menlo Park Mountain View Palo Alto Portola Valley Redwood City San Carlos Sunnyvale Woodside
Atherton Los Altos Los Altos Hills Menlo Park Mountain View Palo Alto Portola Valley Redwood City San Carlos Sunnyvale Woodside
A New Era of Real Estate: Sellers No Longer Obligated to Pay for the Buyer’s Agent Fees
By Michael Repka, Esq
After a major defeat in a recent federal antitrust case, the National Association of Realtors (NAR) and several of the nation’s largest brokerages reached a potentially groundbreaking settlement mandating significant changes to industry practices, likely reducing the cost of selling a home and improving buyer’s-agent performance. The most notable include: (1) strict limitations on the seller’s ability to advertise payments of commission to the buyer’s agents, if any; and (2) required contractual agreements between buyers and their agents, including commission terms, before visiting homes.
DeLeon Realty immediately voiced support for these client-focused changes, while the California Association of Realtors (CAR) responded to the lawsuit with commendable integrity and adaptability. At a recent Legal Affairs Forum, attended by four DeLeon Realty attorneys, CAR’s Assistant General Counsel, Gov Hutchinson, acknowledged that listing agreements should not mandate commission payments from sellers to the buyer’s agent. Consistent with this philosophy, CAR has removed that option entirely from its standard-form listing agreement. However, many local agents are using alternatives such as the PRDS form, which still include a pre-defined commission obligation to the buyer’s agent.
Unfortunately, certain negative forces in the local real estate industry have sought ways to “work around” these new regulations, perpetuating harmful practices. At listing appointments, several sellers have mentioned veiled threats by agents that agents in their office might try to initiate a “group boycott” if sellers refuse to offer a “required” minimum commission of 2.5%. While this claim is both false and implausible – since buyers have direct access to all MLS-listed homes through widely utilized platforms, such as Zillow, Trulia, Redfin, and Realtor.com – the goal of this baseless threat is to intimidate sellers. Most sellers recognize that DeLeon Realty’s unique policy of waiving all buyer-side commissions when buyers approach us to purchase our listings nullifies this concern. However, it’s understandable that some might
worry about listing with less established agents who don’t offer this cost-free option or have the marketing budget that ensures mass dissemination of their listings. Just days before the court was scheduled to approve the nearly $1 billion settlement, the Department of Justice (DOJ) issued a Statement of Interest expressing concerns. The DOJ reiterated its desire to decouple the buyer’sagent and seller’s-agent commissions, sparking a longoverdue debate within the industry. While some agents may perceive this as an attack on traditional practices, it’s essential to consider the potential benefits for both consumers and experienced real estate professionals.
The Current System: A Relic of the Past
For decades, the real estate industry has operated on a commission-based model where sellers pay a percentage of the home’s sale price, split between the seller’s agent and the buyer's agent. If no buyer’s agent is involved, the seller’s agent retains both sides of the commission. While once efficient, this system creates conflicts of interest and has become ripe for reform – especially in Silicon Valley, where many buyers find high-priced homes online or through other marketing channels before even engaging an agent.
Problems with the Status Quo
• Limited Consumer Choice: The traditional model limited consumer options by embedding the buyer’s agent commission in the listing agreement, making alternative structures, like reduced rates or flat fees, less accessible.
• Reduced Transparency: Buyers often chose agents casually, sometimes erroneously assuming that a buyer’s agent’s services were free. As a result, less experienced buyers—who typically needed the most guidance—often ended up with less-skilled agents, while experienced buyers were more likely to work with top-tier agents due to their exposure or relationships.
• Potential for Collusion: The “standardized” commission structure raised concerns about potential broker collusion, which could drive up costs. If sellers realized they were not required to offer a buyer’s agent commission, why would they consistently offer 2% to 3%? The likely explanation: to incentivize agents to steer clients toward properties based on commission rather than prioritizing the buyer’s best interest. (Is it any surprise the DOJ has taken an interest in this issue?)
This is why DeLeon Realty transitioned from the traditional commission-based independent contractor model to a system of salaried specialists. By paying agents a salary, we ensure their focus remains on helping clients find the best home–not the one with the highest commission.
The Benefits of Decoupling
Decoupling real estate commissions would foster a competitive, consumer-focused marketplace in several ways:
• Increased Competition: Agents would compete based on price or service quality, creating benefits for both consumers and top-performing agents.
• Expanded Consumer Choice: Buyers and sellers would gain flexibility to negotiate commission rates, allowing them to choose the transaction structure that suits them.
• Enhanced Transparency: Decoupling would enable consumers to easily compare agent pricing and services.
• Encouraged Innovation: A competitive market would foster innovation in the real estate industry, driving the development of new technologies and services that benefit consumers.
Addressing Concerns
Critics argue that decoupling could hurt agents who rely on commissions, but it is undeniable that a fair, competitive market would create opportunities for those offering exceptional service. While less capable agents might leave the industry, this shift would be an overall positive for top-performing agents and, more importantly, consumers.
Concerns about lower agent compensation are misplaced. Agents who deliver value will continue to earn fair compensation, regardless of the commission structure. Ken DeLeon, widely recognized as one of the best buyer’s agents in the country, welcomes these changes. He believes that increased scrutiny when selecting agents will reward cost-effective, high-quality professionals.
Some agents claim they struggle to earn a living under current commission rates, yet few can match the marketing and comprehensive service provided by the DeLeon Team–despite our current average commission rate being under 4%, materially lower than any other fullservice brokerage that I know of in Silicon Valley. Even with our highly competitive rates and extensive services, we continue to thrive in terms of volume and profit. The secret is simple: we have built an efficient business model that maximizes experience, efficiency, and economies of scale, all while putting our clients’ best interests first.
A Necessary Step Forward
The DOJ’s push to decouple real estate commissions marks a significant step toward creating a more equitable and transparent market. By embracing this change and adapting to evolving market dynamics, the real estate industry can ensure its continued relevance and success in the years to come.
Los Altos Hills with Palo Alto Schools — A Perfect Combination
By Michael Repka
Los Altos Hills is one of the most sought-after communities in the Bay Area, offering a blend of exclusivity, natural beauty, and excellent education. With certain areas having access to the prestigious Palo Alto Unified School District, this community stands out as a prime destination for discerning homebuyers.
High Quality of Life
Los Altos Hills is renowned for its serene environment and exceptional lifestyle, making it a highly soughtafter place to call home.
• Exclusive Community: Known for its exclusivity and privacy, Los Altos Hills is consistently ranked among the top 10 towns in the nation for prestige, affluence, and desirability, alongside neighboring Atherton.
• Natural Beauty: The area’s rolling hills, lush greenery, and extensive trail system create a picturesque backdrop, perfect for outdoor enthusiasts and those seeking a peaceful retreat.
• Low Crime Rates: Safety is a top priority in Los Altos Hills, making it an ideal choice for people that value safety, serenity and privacy.
Excellent Education
One of the most compelling reasons to live in Los Altos Hills is access to its outstanding schools, both public and private.
• Top-Ranked Public Schools:
○ Palo Alto Unified School District: Certain areas of Los Altos Hills are zoned for Palo Alto Unified School District, granting access to Gunn High School. According to Niche.com, Gunn is ranked #4 among public high schools in California and #56 nationwide.
○ Los Altos School District: Other areas are served by Los Altos High School, which ranks #14 in California and #123 nationwide. Both districts are renowned for their rigorous academics and extracurricular opportunities.
○ Private School Options: Families seeking alternative educational opportunities will find numerous prestigious private schools in the area, ensuring a wide variety of high-quality choices.
Convenient Location
Los Altos Hills is ideally situated for professionals and residents seeking proximity to Silicon Valley’s bustling innovation hub.
• Proximity to Silicon Valley: Located near major tech companies, as well as the neighboring communities of Los Altos and Palo Alto, Los Altos Hills is a prime location for Silicon Valley professionals. Its central position between San Jose and San Francisco, combined with reduced traffic on Route 280 (one of the most scenic highways in America), offers unparalleled accessibility.
• Amenities and Recreation: Los Altos Hills residents enjoy easy access to shopping, dining, entertainment, and a world-class trail system for hiking, running, and cycling enthusiasts.
High-End Real Estate
Los Altos Hills is synonymous with luxury living, offering exceptional properties that cater to an upscale lifestyle.
• Luxury Homes: Los Altos Hills is known for its luxurious homes, many of which feature stunning architecture with spacious layouts, premium finishes, and modern amenities. Unlike many other upscale communities, Los Altos Hills residents enjoy large lots, great schools, and proximity to the Palo Alto Hills Golf and Country Club, a premier private club in the region.
• Large Lots: Most properties typically sit on large lots, often exceeding one acre, providing privacy, space for outdoor living, and a connection to nature.
• Strong Property Values: Real estate values in Los Altos Hills have appreciated significantly over time, and future prospects look even brighter. Since the lifestyle shifts caused by the pandemic, many affluent buyers have gravitated towards the larger lots, enhanced privacy, and increased security often associated with Los Altos Hills’ one-acre-plus properties
While Los Altos Hills commands premium real estate prices, the investment is well worth it for those who can afford the lifestyle. The combination of natural beauty, exclusivity, and access to top-tier schools— especially those within the Palo Alto school system— makes this community a perfect choice for families and professionals seeking the best of Bay Area living.
Whether you’re drawn by the promise of exceptional education, luxurious living, or proximity to Silicon Valley’s innovation hub, this exclusive enclave truly has it all. Both Ken DeLeon and I have chosen to call Los Altos Hills home, but, despite that, it is still a wonderful community.
DeLeon Platinum Listing: 27500 La Vida Real, Los Altos Hills
repeatedly losing out, we provide expertise to help you secure your dream home on your timeline. In one of the nation’s most competitive markets, buying a home involves much more than just finding it on Zillow; you need a trusted ally to help you cross the finish line.
• Data-Driven Strategy to Find Below-Market Deals: We leverage data science to identify homes that sell below market value, targeting those opportunities. For example, our analysis shows that homes listed by out-of-area agents tend to sell for significantly less than those listed by experienced local agents. Similarly, sellers who foolishly let agents convince them to keep the home off the MLS, even if only for a short time, will likely settle for a lower price due to lower exposure.
• Strategizing for Maximum Appreciation: While most people know me as a Berkeley-trained attorney, my background in economics, including a master’s degree from Stanford’s Graduate School of Business, equips me to analyze key drivers of appreciation in specific towns and neighborhoods. Our internal data reveals that buyers who have resold their homes with DeLeon Realty experienced an average annual rate of appreciation that is more than double that of San Mateo or Santa Clara County overall. This is a direct result of our expertise in recommending the best values and guiding clients through optimal home improvements to increase home value.
• Trusted Service Provider Recommendations: Most agents sell only a few homes per year and lack the volume to develop strong relationships with service providers or negotiate discounts. Our team’s volume enables us to forge valuable partnerships with reliable vendors in fields such as contracting, lending, insurance, moving, cleaning, and more. These vendors prioritize our clients and provide them with the best service and lowest possible prices.
• Aligned Interests with Our Buyers: We are so confident in our market analysis and appreciation predictions that we’ve created an incentive plan that aligns our interests with our buyers. If our client loses money when reselling their home, we believe we’ve fallen short, and we cover some of the losses—up to
the commission we earned on the purchase *Terms and conditions apply*
• Complimentary Legal and Tax Guidance: While most real estate agents are not attorneys, DeLeon Realty has five in-house lawyers who assist with the complex legal and tax questions buyers face when entering a real estate transaction. Our team helps with issues from negotiating lower property tax rates to structuring deals with seller financing or option payments. We also answer questions relating to probate and bankruptcy sales, targeting sophisticated transactions that intimidate most agents but often present excellent value.*
• Construction Expertise: Our VP of Development, Matt Griffis, holds a master’s degree in construction management from Stanford’s School of Engineering. Matt’s extensive experience includes managing projects ranging from large buildings on Stanford’s campus to luxury homes selling for $30M in Atherton. Many buyers shy away from remodels due to a lack of renovation knowledge, but with our guidance, they can confidently invest in properties with substantial potential. Matt offers free evaluations of development opportunities, identifying building impediments like easements, overlays, and flood zones, and helps determine whether a remodel or rebuild is the best option. He then assists in selecting the right team, reviewing budgets, negotiating on the client’s behalf, and ensuring that projects are completed on time and within budget. Thanks to our high referral volume, contractors prioritize our clients and provide competitive pricing.
• In-Depth Disclosure Analysis: Unlike many other major brokerages where agents avoid giving detailed advice to minimize liability, at DeLeon Realty, we take the opposite approach. We provide clients with thorough summaries and analyses of disclosures, highlighting key red flags so they can make informed decisions on one of life’s largest purchases.
• Maximizing Home Values: As I’ve previously shared in The DeLeon Insight, I turned a $350,000 down payment on my primary home into a $7 million profit in under 10 years by implementing strategic home
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purchasing and improvement tactics. I pass on these strategies to our clients to help them maximize their returns.
• Exclusive Off Market Listings: Because I work exclusively with buyers, listing agents frequently share their listings with me before they’re widely advertised, giving our clients access to exclusive properties with less competition. Homes that sell “off-market” almost always represent a buying opportunity due to the reduced competition.
Continued from previous page *Legal services are provided by the Integra Law Group, LLP.
• Waiving Buyer’s Side Commission on DeLeon Listings: One of the greatest benefits of working with the DeLeon Buyers Team is that we waive 100% of the buyer’s side commission on our own listings. With nearly half a billion dollars in annual listings, this can translate into significant savings for our clients.
This is just a glimpse of the many services the DeLeon Buyers Team provides. With our exclusive focus on buyers and extensive resources, we deliver a level of services that no other agent can match. If you have to pay, invest in the best. Contact Ken at 650.543.8501 or ken@deleonrealty.com to discover how we can help you purchase your dream home.
• Winning the Bidding War: In competitive bidding situations, having a buyer’s agent with a strong reputation can make all the difference. Listing agents respect our team’s reputation, knowing that our buyers are well-informed and thoroughly advised about potential issues before submitting an offer. This reduces the chances of surprises during the escrow process, enhancing the likelihood that the transaction will close. Additionally, our reputation often gives our clients the edge when multiple offers are on the table, ensuring they are given priority in the selection process.
A Man on the Inside
By Alexander Lewicki, Buyer Specialist
When I started my transition from real estate litigator to full-time agent, I was motivated in part by the lack of enthusiasm that the industry at large seemed to have for learning and mastering its craft. I was also motivated, of course, by what I considered to be a major injustice – my long hours spent toiling away at legal briefs meant that the world was missing out on my good looks and undeniable sense of humor. Kidding aside, I often find myself blown away by how little the average agent knows or cares about the inner workings of the industry.
Naturally, I began to seek out opportunities to obtain knowledge in a field that has long prioritized who you know, rather than what you know. As part of this pursuit, I became involved in organized real estate on a local level by serving on the Palo Alto District Council for the Silicon Valley Association of Realtors. I would later become elected as the District Chair for Palo Alto – or as Michael Repka would say, “the Grand Poohbah of Palo Alto” (a position second in importance only to the mayor—at least in my mind). In that role, I also serve on the Board of Directors of the Silicon Valley Association of Realtors and the California Association of Realtors.
And while the typical agent scoffs at the idea of spending time on what they may consider volunteer work, I have become quite passionate about my current role and plan to expand on it in the future. I have found that my leadership position within organized real estate gives me an edge in almost every facet of my practice. As a board member, I have a say in decisions within the industry that affect not only other real estate agents but also homeowners throughout the state.
When the California Association of Realtors sought to oppose Proposition 33 – a wildly anti-housing proposition – I was part of the decision-making process that ultimately led to the measure failing in the recent November election. Locally, when Palo
Alto attempted to unilaterally add 100+ homes to the historic registry, I was part of the group of realtors that strongly opposed the city’s efforts to do so without polling residents and homeowners first. My clients were among the first to learn about Palo Alto’s proposal and were able to join the opposition. Together, we led the charge, and Palo Alto’s efforts soon fell apart at the city council level (so long “deemed potentially eligible for historic designation” designation!).
While most of my colleagues were left scrambling when buyer representation agreements became mandatory earlier this year, our brokerage had been following these lawsuits for several years and had prepared ourselves and our clients for the coming changes.
Not only has my leadership role expanded my knowledge (and in turn, what my clients know), but it has also expanded my network. I often joke that the Palo Alto weekly broker tour is “my” tour, but I’m admittedly proud that my name and contact information are at the top of every tour sheet for other agents to see. My efforts have increased my visibility among other agents, who, at the very least, must acknowledge my commitment and expertise. And by working exclusively with buyers, this often boosts my clients’ chances of having their offer stand out in competitive bidding situations. Listing agents naturally want to work with whom they know and trust – colloquially, we call that winning the tiebreaker.
I promise you that my commitment to my craft and dedication to my clients not only makes me stand out among my peers but also ensures that your offer stands out among the crowd. Call me today at 650.847.7407, or send me an email at alexander@ deleonrealty.com to get started with your home search.
Discover the Los Altos Hills Trail System: A Scenic Escape in the Heart of Silicon Valley
By Michael Repka
Los Altos Hills, nestled near the heart of Silicon Valley–the epicenter of the high-tech and venture capital industries – is a place where innovation and nature coexist harmoniously. While the area is known for its cuttingedge technology and booming startups, it also offers a surprising array of outdoor recreational opportunities.
The town’s extensive network of trails caters to hikers, runners, bikers, and equestrians, providing a scenic escape from the hustle and bustle of tech life.
A Trail System for All
The Los Altos Hills trail system is a treasure trove of outdoor experiences, welcoming a wide variety of users, from casual walkers to avid endurance athletes. Whether you’re out for a leisurely stroll with a loved one or preparing for an ultramarathon, the trails offer something for everyone.
• Mountain Biking Trails: Like the town’s hiking trails, the mountain biking trails provide diverse terrain suited for bikers of all skill levels. Novices can enjoy smooth, well-maintained paths, while expert riders will find challenging climbs and thrilling descents through the area’s varied topography. The bike trails are an exciting and dynamic way to experience the area’s natural beauty.
• Equestrian Trails: For those who enjoy horseback riding, Los Altos Hills offers a robust system of equestrian trails, similar to neighboring communities like Woodside and Portola Valley. Horse enthusiasts can explore miles of scenic routes that wind through lush landscapes, providing a peaceful ride away from the busy streets. These well-maintained trails reflect the town’s deep connection to its equestrian culture.
Preserving Nature's Beauty
Beyond fantastic recreational opportunities for residents, the Los Altos Hills Trail System plays a vital role in preserving the natural beauty of the area and binds
• Hiking Trails: The network of hiking trails in Los Altos Hills weaves through the town’s rolling hills, open meadows, and majestic redwood groves, offering stunning panoramic views of Silicon Valley. Trails range from easy, family-friendly paths perfect for an afternoon outing, to more challenging, rugged routes that are more suitable for Bear Grylls and mountain goats. Whether you’re a beginner or an experienced hiker, there’s a trail for you to explore.
the community together. These trails not only offer residents a way to enjoy the outdoors but also serve as a platform for environmental education. Families and schoolchildren can learn about the local flora and fauna, developing a deeper appreciation for the region’s rich biodiversity.
The trail system is also an important asset for the community, enhancing property values by maintaining access to nature in a region dominated by development. But with this beauty comes responsibility. The residents of Los Altos Hills take environmental stewardship seriously, ensuring that the trail system is protected for future generations. By staying on designated trails, respecting the privacy of adjacent property owners, and leaving no trace behind, locals help preserve the area’s unique charm.
A Local's Perspective
As a resident of Los Altos Hills for over a decade, I can personally attest to the unparalleled joy of exploring these trails. My wife and I discovered the town’s incredible network of trails soon after moving here, and we’ve enjoyed countless walks and runs through the
picturesque scenery. Whether it’s an early morning jog or a peaceful evening walk, the combination of varied terrain, natural beauty, and tranquility is truly unmatched.
During the pandemic, residents like Ken DeLeon shared how their daily walks on these very trails helped relieve stress and stay physically fit. The trails became more than just a recreational outlet; they became a source of solace and connection during uncertain times.
The fusion of Silicon Valley’s high-tech culture and the town’s natural landscape creates a unique environment for outdoor enthusiasts. Whether you’re hiking, biking, or horseback riding, the town’s trail system offers a peaceful retreat from the fast-paced world of technology. By preserving these trails, Los Altos Hills ensures that future generations can enjoy the same scenic beauty and outdoor adventures that make this community so special.
The Los Altos Festival of Lights: A Magical Tradition in the Heart of the Village
By Lisa Lombardi, On-Staff Appraiser
Los Altos, a charming city known for its beautiful neighborhoods, top-rated schools, spacious lots, and vibrant downtown, affectionately called “The Village,” has become a beloved destination for residents and visitors alike. The Village is home to a variety of cherished community events throughout the year, including the Spring Egg Hunt, Pet Parade, Arts and Wine Festival, Holiday Tree Celebration, and the everpopular Thursday Night Farmers Market.
However, one event stands out among the rest as a true holiday highlight – the Los Altos Festival of Lights Parade. This magical tradition has been bringing the community together for decades, and at DeLeon Realty, it holds a special place in our hearts. We are proud to sponsor the “Christmas Tree Float” in the parade, experiencing the holiday joy as our team pushes the float, sings along to festive tunes, and waves to the delighted crowds—both young and old—who gather to celebrate the season.
A Holiday Tradition with a Rich History
The Festival of Lights Parade was founded in 1977 by Hope Higby, Jack Huston, and Marion Jackson. Over the years, the parade has grown into one of Los Altos’ most anticipated events, organized by the Los Altos Festival of Lights Association, a nonprofit, all-volunteer group. The parade’s theme, “A Child’s Holiday Fantasy,” features a delightful lineup of enchanting floats, storybook characters, local marching bands, dance troupes, and, of course, the iconic Santa Claus, bringing holiday cheer to the streets of Los Altos.
The 2024 parade continued this tradition of wonder, with a few exciting additions. Highlights included performances by In the Moment Dance Studio, dancing to Mariah Carey’s “All I Want for Christmas Is You,” a dazzling Alice in Wonderland float featuring Alice and her friends, and Rise Performing Arts Center showcasing a lively routine to Taylor Swift’s “Christmas Tree Farm.”
Join the Fun in 2025: A Year of Exciting Events
The Festival of Lights Parade is just one of many events that bring the community together in Los Altos. As we look forward to 2025, here’s a look at some of the exciting local events that will bring joy to residents and visitors:
• April 19: The Spring Egg Hunt
• May 1 to October 9: The Downtown Los Altos Farmers Market every Thursday night
• May 17: The 78th Annual Los Altos Kiwanis Pet Parade
• July 12 & 13: The 46th Annual Los Altos Arts and Wine Festival
• November 30: Festival of Lights Parade
• December 5: Holiday Tree Celebration
Whether you’re a long-time resident or new to the area, there’s something special about experiencing these community events. Each one highlights the warmth and spirit that make Los Altos such a wonderful place to live and celebrate.
So, mark your calendars, gather your family and friends, and join us in Los Altos for a year full of festivities. Be sure to save the date for the 2025 Festival of Lights Parade—and who knows, you might just see a few familiar faces from the DeLeon Team celebrating with you!
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and hedge against domestic uncertainties. For many Chinese executives, owning a Silicon Valley home is a status symbol, often showcased alongside luxury cars and yachts.
• Safe Asset Haven: U.S. real estate offers stability, making it an attractive option for safeguarding wealth, especially during periods of political or economic uncertainty in China.
• Lifestyle, Weather, and Quality of Life: Silicon Valley offers a high quality of life, with excellent schools, ideal weather, abundant recreational options, and a cosmopolitan cultural scene. Additionally, many Chinese buyers active in the tech industry desire a presence in the world’s leading tech hub.
Market Impact
The influx of Chinese buyers has had a profound impact on the Silicon Valley real estate market:
• Rising Home Prices: Increased demand from Chinese buyers has contributed to rising home prices in sought-after areas such as Palo Alto, Atherton, Los Altos Hills, and Portola Valley.
• Cash Purchases: Many Chinese buyers prefer to pay cash for properties, bypassing traditional mortgage financing. This strategy has proven to be especially advantageous given the dramatic rise in mortgage rates over the past three years.
• Luxury Homes: High-end properties with large lots, modern amenities, and proximity to top schools are particularly sought after. DeLeon Realty estimates that 60% of showings for homes listing over $10 million are to individuals of Chinese or Indian descent. Similarly, homes valued between $5 million and $10 million, especially those with access to Palo Alto schools, benefit from extensive advertising, including exposure to the Chinese community.
Challenges and Opportunities
While the influx of Chinese investment has boosted the market, it also raises concerns about affordability. As with the growth of successful tech companies like
Google, Meta, and Nvidia driving up local housing prices, some residents worry that international interest may exacerbate challenges for middle-class families.
At DeLeon Realty, we pride ourselves on having the most robust marketing program, reaching out to tech professionals and international communities, including Chinese and Indian buyers. Thanks to the outstanding efforts of Audrey Sun and Pamela Tao, along with Michael Repka’s 16 trips to Mainland China, Hong Kong, and Taiwan, we have significantly enhanced our ability to attract and meet the needs of Chinese clients. From Mandarin-language marketing to seminars on feng shui, U.S./China tax laws, and visa issues, we are uniquely positioned to cater to this community.
We are committed to promoting our listings far and wide. If some accuse us of driving up the prices of our listings, thus contributing to the lack of affordability challenges in Silicon Valley, we concede that point. However, failing to market to any community would be a mistake. If you are looking to sell your home in Silicon Valley, reaching every potential buyer is essential.
Looking Ahead
Chinese buyers continue to shape Silicon Valley’s real estate, driven by a desire for quality education, wealth diversification, and lifestyle benefits. While some may argue that this contributes to rising prices, neglecting to market to any community would be a missed opportunity.
Silicon Valley remains a melting pot of innovation and diversity. By showcasing its properties to a global audience, DeLeon Realty is committed to fostering this unique dynamic while delivering exceptional results for sellers and buyers alike.
ATHERTON
$18,000,000
$16,000,000
$14,000,000
$12,000,000
$10,000,000
$8,000,000
$6,000,000
$4,000,000
$2,000,000
LOS ALTOS
$5,000,000 $6,000,000
$4,000,000
$3,000,000
$2,000,000
$1,000,000
LOS ALTOS HILLS
$2,000,000 $3,000,000 $4,000,000 $5,000,000 $6,000,000 $7,000,000
$1,000,000
$0
MENLO PARK
MOUNTAIN VIEW
Mountain View Inventory # of New Listings
PALO ALTO
$8,000,000
$7,000,000
$6,000,000
$5,000,000
$4,000,000
$3,000,000
$2,000,000
$1,000,000
$10,000,000
$8,000,000
$6,000,000
$4,000,000
$2,000,000
