San Mateo County Housing Market Update: What Buyers and Sellers Should Know This Summer

The spring housing market remained remarkably active across San Mateo County, with strong buyer demand continuing to support home values despite higher mortgage rates.

Between April and June 2026, 1,277 single-family homes with 3 or more bedrooms sold throughout San Mateo County, compared to just 672 homes sold between January and March. The increase in sales activity reflects the seasonal momentum we typically see each year as more buyers and sellers enter the market during the spring months.

Countywide, the median sale price reached $2.18 million, while the typical home sold in just 11 days on market, demonstrating that well-positioned homes continue to attract strong interest and move quickly.

While inventory improved compared to the first quarter, demand remained healthy across much of the Peninsula. As we move through the summer months, it will be interesting to see whether buyer activity remains strong or begins to soften as vacation schedules and economic uncertainty influence market behavior.

San Mateo County at a Glance (April–June 2026)

Area	Sales	Median Sale Price	Median $/Sq Ft	Median DOM
Atherton	33	$10,000,000	$2,200	13
Belmont	67	$2,375,000	$1,352	12
Brisbane	7	$1,400,000	$814	16
Burlingame	61	$3,400,000	$1,527	7
Foster City	47	$1,572,000	$970	14
Hillsborough	49	$6,400,000	$1,695	8
Menlo Park	106	$3,600,000	$1,704	10
Millbrae	38	$2,300,500	$1,231	11
Portola Valley	19	$3,750,000	$1,539	16
Redwood City	171	$2,350,000	$1,229	9
Redwood Shores	7	$2,510,000	$1,407	7
San Bruno	44	$1,505,844	$984	12
San Carlos	86	$2,775,000	$1,456	9
San Mateo	188	$2,210,000	$1,255	11
Woodside	30	$4,400,000	$1,350	24

The data continues to highlight one of the defining characteristics of San Mateo County real estate: while the county operates as a single market geographically, individual cities can vary dramatically in pricing, buyer demographics, lot sizes, school districts, and lifestyle offerings.

City-by-City Market Snapshot

Luxury Estate Markets

Atherton

• 33 homes sold

• Median Sale Price: $10,000,000

• Median DOM: 13 days

• 5 Bed | 5 Bath

• 4,440 Sq Ft Living Area

• $2,200/Sq Ft

Atherton remained one of the most exclusive housing markets in the country, with luxury estates continuing to attract affluent buyers despite economic headwinds.

Hillsborough

• 49 homes sold

• Median Sale Price: $6,400,000

• Median DOM: 8 days

• 5 Bed | 5 Bath

• 4,235 Sq Ft Living Area

• $1,695/Sq Ft

Large homes, expansive lots, and proximity to Silicon Valley employment centers continue to make Hillsborough highly desirable.

Woodside

• 30 homes sold

• Median Sale Price: $4,400,000

• Median DOM: 24 days

• 4 Bed | 4 Bath

• 3,264 Sq Ft Living Area

• $1,350/Sq Ft

Woodside's estate market tends to be more specialized, with longer marketing periods due to a smaller buyer pool and larger, more unique properties.

Portola Valley

• 19 homes sold

• Median Sale Price: $3,750,000

• Median DOM: 16 days

• 3 Bed | 3 Bath

• 3,005 Sq Ft Living Area

• $1,539/Sq Ft

Portola Valley continues to attract buyers seeking privacy, larger lots, and a semi-rural lifestyle while remaining close to major employment centers.

Mid-Peninsula Markets

Menlo Park

• 106 homes sold

• Median Sale Price: $3,600,000

• Median DOM: 10 days

• 4 Bed | 3 Bath

• 2,170 Sq Ft Living Area

• $1,704/Sq Ft

Burlingame

• 61 homes sold

• Median Sale Price: $3,400,000

• Median DOM: 7 days

• 4 Bed | 3 Bath

• 2,400 Sq Ft Living Area

• $1,527/Sq Ft

San Carlos

• 86 homes sold

• Median Sale Price: $2,775,000

• Median DOM: 9 days

• 4 Bed | 3 Bath

• 2,060 Sq Ft Living Area

• $1,456/Sq Ft

Redwood Shores

• 7 homes sold

• Median Sale Price: $2,510,000

• Median DOM: 7 days

• 3 Bed | 3 Bath

• 1,874 Sq Ft Living Area

• $1,407/Sq Ft

Belmont

• 67 homes sold

• Median Sale Price: $2,375,000

• Median DOM: 12 days

• 3 Bed | 3 Bath

• 1,850 Sq Ft Living Area

• $1,352/Sq Ft

Redwood City

• 171 homes sold

• Median Sale Price: $2,350,000

• Median DOM: 9 days

• 3 Bed | 3 Bath

• 1,802 Sq Ft Living Area

• $1,229/Sq Ft

Millbrae

• 38 homes sold

• Median Sale Price: $2,300,500

• Median DOM: 11 days

• 3 Bed | 2 Bath

• 1,970 Sq Ft Living Area

• $1,231/Sq Ft

San Mateo

• 188 homes sold

• Median Sale Price: $2,210,000

• Median DOM: 11 days

• 3 Bed | 3 Bath

• 1,770 Sq Ft Living Area

• $1,255/Sq Ft

These communities continue to benefit from strong schools, established neighborhoods, and convenient access to both San Francisco and Silicon Valley employment hubs.

More Accessible Entry Points

Foster City

• 47 homes sold

• Median Sale Price: $1,572,000

• Median DOM: 14 days

• 3 Bed | 3 Bath

• 1,670 Sq Ft Living Area

• $970/Sq Ft

San Bruno

• 44 homes sold

• Median Sale Price: $1,505,844

• Median DOM: 12 days

• 3 Bed | 2 Bath

• 1,475 Sq Ft Living Area

• $984/Sq Ft

Brisbane

• 7 homes sold

• Median Sale Price: $1,400,000

• Median DOM: 16 days

• 3 Bed | 3 Bath

• 1,720 Sq Ft Living Area

• $814/Sq Ft

These cities continue to offer some of the more attainable single-family home opportunities within San Mateo County while maintaining convenient Peninsula locations.

Market Case Studies

Redwood Shores: Lifestyle Can Command a Premium

One of the quarter's most impressive sales was 572 Seahorse Lane in Redwood Shores.

Listed at $1.8 million, the property ultimately closed for $2.51 million, significantly outperforming initial expectations.

While the home itself offered a relatively modest 1,540 square feet with 3 bedrooms and 2 bathrooms, buyers clearly recognized the exceptional lifestyle value the property delivered beyond its interior dimensions.

A major contributor to the premium sale price was the home's thoughtfully manicured native garden and seamless indoor-outdoor living experience. The outdoor spaces were carefully designed with mature landscaping, natural textures, intimate seating areas, and effortless flow from the interior living spaces—creating an environment that felt both private and resort-like.

Rather than simply serving as a backyard, the outdoor areas functioned as an extension of the home itself, ideal for entertaining, dining al fresco, and everyday relaxation.

In today's market, buyers are increasingly placing a premium on homes that offer an emotional connection and elevated lifestyle experience, not just raw square footage.

572 Seahorse Lane is a strong example of how intentional design, exceptional presentation, and beautifully curated outdoor living spaces can significantly outperform traditional pricing expectations and generate intense buyer competition.

This sale highlights how condition, location, presentation, and pricing strategy can influence outcomes far beyond what raw statistics alone might suggest.

Woodside: Unique Estates Can Preserve Value Even During Longer Marketing Periods

333 Raymundo Drive in Woodside demonstrates a very different side of the market.

The property featured 4 bedrooms, 4.5 bathrooms, approximately 5,555 square feet of living space, and nearly 3 acres of land. Originally listed at $8.8 million, the home ultimately sold for $7.5 million after spending 248 days on market, far longer than Woodside's median of 24 days.

At first glance, many sellers might view nearly eight months on market as a negative outcome. However, luxury estate properties often operate within a much smaller and more specialized buyer pool than traditional suburban homes.

Despite the extended marketing period, the property still maintained substantial value due to several factors: a highly desirable Woodside location, excellent schools, expansive grounds, a guest house, and the unique lifestyle opportunities that large estate properties provide.

For sellers in niche luxury segments, patience is often part of the strategy. While buyer demand may be more limited, the scarcity of comparable properties can help preserve equity over time. Not every successful sale occurs quickly; sometimes success is measured by finding the right buyer willing to pay for a truly unique property.

San Bruno: Overpricing Can Kill Momentum

3513 Bering Drive in San Bruno illustrates the importance of pricing strategy.

The home offered 5 bedrooms, 3.5 bathrooms, 2,587 square feet of living space, and was located within the desirable Marisol community in Pacific Heights. With contemporary kitchen and bathroom updates and a highly sought-after neighborhood location, the property checked many of the boxes today's buyers are looking for.

The home was initially listed at $2.099 million, but ultimately sold for $1.84 million after 57 days on market, substantially longer than San Bruno's median of 12 days.

While the home itself was attractive and well-located, the market's response suggests the initial pricing may have exceeded buyer expectations. In today's environment, buyers are

highly informed and closely monitor new inventory. When a property enters the market above what buyers perceive as fair value, showings can slow, momentum can fade, and price reductions often become necessary later.

This example serves as a reminder that even desirable homes in strong neighborhoods can struggle when pricing is misaligned with market expectations. The first few weeks on market are often the most important, making strategic pricing one of the most critical decisions a seller can make.

What This Means for Buyers and Sellers Looking to Make Moves in the San Mateo County Summer Housing Market

For sellers, the data continues to show that properly priced and well-presented homes can attract strong demand and move quickly. However, as the San Bruno example demonstrates, pricing too aggressively can reduce buyer interest and extend market time.

For buyers, increased inventory compared to earlier in the year provides more options and opportunities, even as competition remains strong for the most desirable homes.

As we move through the San Mateo summer housing market, keeping an eye on inventory levels, buyer activity, and interest rate trends will be important. Whether you're considering buying, selling, downsizing, or simply evaluating your options, understanding the local dynamics of your specific city and neighborhood remains far more important than relying on countywide averages alone.

Real estate remains hyperlocal, and even neighboring communities can experience very different market conditions. If you'd like a customized analysis for your neighborhood or property, feel free to reach out.