San Mateo County's housing market in August 2025 continued to reflect the fundamental supply-demand imbalance that has defined the Peninsula for years. Here is a detailed look at the numbers and what they mean for your real estate decisions.
County-Wide Summary
The median single-family home price in San Mateo County reached approximately $1.92 million in August 2025, up 3.8 percent year-over-year. Total closed transactions numbered around 340, a slight decline from the 365 closings in August 2024. Active inventory at month-end was approximately 520 homes, representing about 1.5 months of supply.
The market remains competitive across most price points, with particular intensity in the $1.5 to $2.5 million range where the largest pool of buyers is concentrated.
Menlo Park
Menlo Park continues to be one of the strongest markets on the Peninsula, driven by its proximity to Stanford, Sand Hill Road, and the Meta campus. August metrics:
- Median sale price: $2.85 million
- Average days on market: 10 days
- Sale-to-list ratio: 107%
- Closed sales: 18 homes
West Menlo Park remains the most competitive sub-market, with homes in the Menlo Oaks and Allied Arts neighborhoods attracting 5 to 10 offers. East of El Camino Real offers relative value, with updated homes available in the $1.8 to $2.5 million range.
Burlingame
Burlingame's appeal as a walkable, family-oriented community continues to command premium pricing. August metrics:
- Median sale price: $2.35 million
- Average days on market: 12 days
- Sale-to-list ratio: 104%
- Closed sales: 15 homes
Homes within walking distance of Burlingame Avenue and the downtown Caltrain station continue to attract a premium of 10 to 15 percent over comparable homes further from the commercial core.
San Carlos
San Carlos remains one of the most in-demand family markets in the county. August metrics:
- Median sale price: $2.15 million
- Average days on market: 8 days
- Sale-to-list ratio: 109%
- Closed sales: 22 homes
San Carlos posted the highest sale-to-list ratio in the county, reflecting intense competition for its limited inventory. The city's top-rated schools, charming Laurel Street downtown, and community feel make it a perennial favorite for move-up buyers.
Redwood City
Redwood City offers the broadest range of housing options in San Mateo County, from downtown condos to Emerald Hills estates. August metrics:
- Median sale price: $1.78 million
- Average days on market: 14 days
- Sale-to-list ratio: 103%
- Closed sales: 38 homes
Redwood City's downtown renaissance continues to attract younger professionals, while the Woodside Plaza, Farm Hills, and Emerald Hills neighborhoods draw families seeking more space per dollar than neighboring cities.
Guidance for Move-Up Buyers
A significant portion of San Mateo County buyers are move-up purchasers, selling their current home and buying a larger one in the same general area. If this describes your situation, here are key considerations for the current market:
- Sell first or buy first? In a market with sub-10-day marketing times, selling first is usually the safer approach. It gives you a clean, non-contingent offer on your next purchase, which is a significant competitive advantage.
- Bridge financing. For clients who need to buy before selling, bridge loans are available from several Peninsula lenders. These allow you to access your existing home equity for a down payment on the new home while your current home is listed.
- Timing the gap. I coordinate sell-and-buy transactions to minimize the gap between closings. Rent-back agreements, where the buyer allows you to remain in your sold home for 30 to 60 days, are commonly negotiated and can eliminate the need for temporary housing.
Looking Ahead to Fall
September and October typically bring a modest increase in inventory as homeowners who delayed listing over summer prepare for the fall market. For buyers, this means slightly more options. For sellers, it means slightly more competition from other listings. In both cases, the fundamental imbalance of supply and demand on the Peninsula ensures that well-priced, well-prepared homes will continue to perform strongly.
For a personalized market analysis or to discuss your specific real estate goals, I am always available.