San Mateo County's spring market is delivering strong results for sellers and a competitive landscape for buyers. April 2025 data reflects a Peninsula market that remains firmly in seller's territory, though pockets of opportunity exist for well-prepared buyers. Here is what the numbers are telling us.
Key Market Metrics
- Median sale price: $2,050,000, up 4.3 percent year-over-year.
- Average days on market: 11 days countywide, with premium neighborhoods averaging 7 to 8 days.
- Active inventory: 1.4 months of supply, well below the 4 to 6 months that characterize a balanced market.
- Sale-to-list price ratio: 104.5 percent countywide, with Hillsborough and Atherton properties often exceeding 108 percent.
- Closed transactions: 485 single-family home sales in April.
City-by-City Snapshot
Burlingame
Median $2.4 million. The Burlingame Hills and Ray Park neighborhoods continue to command premium prices. Walkability to downtown Burlingame and Caltrain access drive consistent demand from professionals commuting to San Francisco.
San Mateo
Median $1.85 million. The Baywood and Aragon neighborhoods are the most competitive segments. Condos in the downtown corridor offer entry points around $800,000 to $1.1 million.
San Carlos
Median $2.25 million. The White Oaks and Highlands neighborhoods are seeing particularly strong demand. San Carlos continues to attract families priced out of Menlo Park and Palo Alto who want excellent schools and community character.
Belmont
Median $2.0 million. Homes with views and hillside lots command significant premiums. The Carlmont Village area offers relative value for buyers seeking more space.
Menlo Park
Median $3.1 million. The allied arts district and homes west of El Camino remain among the most sought-after on the Peninsula. Proximity to Stanford and Sand Hill Road venture capital firms sustains luxury demand.
Redwood City
Median $1.75 million. The Emerald Hills, Farm Hills, and Woodside Plaza neighborhoods offer strong value. Downtown Redwood City's restaurant and entertainment scene continues to attract younger buyers.
The Condo and Townhome Market
For buyers who find single-family home prices prohibitive, the condo and townhome segment offers more accessible entry points. Median condo prices in San Mateo County sit around $875,000, with newer developments in Foster City and Redwood Shores offering modern amenities and waterfront settings. Competition is less intense in this segment, with average days on market around 18 days.
What I Am Telling My Clients
For sellers: the spring window is optimal. Your home will face the most buyer traffic and the least competition from other listings in April and May. Invest in preparation, and price strategically to generate multiple offers.
For buyers: patience and preparation are your best tools. Get pre-approved, define your target neighborhoods, and be ready to write a strong offer within 48 hours of a new listing. I am also actively sourcing off-market opportunities for my buyer clients who want to avoid bidding wars.
Looking Ahead
I expect the Peninsula market to remain competitive through June, with a seasonal moderation in July and August. If mortgage rates ease into the low sixes, we could see a late-summer inventory bump as more sellers decide to list. Until then, supply will remain the defining constraint.