July 2025 delivered the strongest month of the year for San Mateo County real estate. Here is my city-by-city breakdown of the numbers that matter for buyers, sellers, and homeowners tracking their equity.
County Overview
San Mateo County posted a median single-family home price of approximately $1.88 million in July, up 4.5 percent year-over-year. Total closed sales reached 370, the highest monthly total of 2025 so far. Active inventory remained below 500 homes, keeping the months-of-supply metric at approximately 1.3, well into seller's market territory.
Atherton
Atherton's ultra-luxury market produced 5 closed sales in July with a median of approximately $8.2 million. Average days on market was 35, and the list-to-sale ratio came in at 96 percent, indicating meaningful negotiation at this price level. Atherton remains a market driven by off-market transactions, so the MLS data captures only a portion of actual activity.
Hillsborough
Hillsborough, the other marquee address in San Mateo County, recorded 8 closed sales with a median of approximately $4.6 million. Properties in the Carolands and North Hillsborough neighborhoods continue to attract families relocating from San Francisco who want the prestige address, excellent Hillsborough City School District, and proximity to SFO.
- Average days on market: 18 days
- List-to-sale ratio: 101%
Menlo Park
Menlo Park posted a strong July with 20 closed sales and a median of approximately $2.78 million. The West Menlo Park micro-market continued to outperform, with homes in the Sharon Heights and Central Menlo Park neighborhoods averaging a 108 percent sale-to-list ratio.
- Average days on market: 9 days
- List-to-sale ratio: 106%
- Price per square foot: $1,520
Burlingame
Burlingame remained one of the tightest markets in the county with just 14 closed sales and a median of $2.28 million. The city's walkable downtown, strong schools, and Caltrain access continue to fuel demand from both local move-up buyers and San Francisco transplants.
- Average days on market: 11 days
- List-to-sale ratio: 105%
San Carlos
San Carlos once again led the county in competitive intensity. The median sale price reached approximately $2.1 million with 24 closed sales. Multiple properties attracted 8 or more offers, particularly in the White Oaks and Heather Highlands neighborhoods.
- Average days on market: 7 days
- List-to-sale ratio: 110%
Redwood City
Redwood City offered the largest inventory and most diverse housing stock in the county, with 42 closed sales at a median of $1.72 million. The city's range spans from downtown condos in the $800,000 range to Emerald Hills estates above $3 million.
- Average days on market: 13 days
- List-to-sale ratio: 103%
Foster City and Redwood Shores
For buyers seeking newer construction, lower maintenance, and waterfront lifestyle, Foster City and Redwood Shores remain appealing. Foster City's median reached approximately $1.95 million for single-family homes, with townhouses offering entry around $1.2 million. Redwood Shores, technically part of Redwood City, posted similar metrics with the added attraction of lagoon-front living.
What the Data Tells Us
July's data confirms several ongoing trends. First, the premium communities of Atherton, Hillsborough, and Menlo Park continue to attract tech wealth, with all-cash transactions comprising roughly 35 percent of sales in these areas. Second, the family-oriented cities of San Carlos, Burlingame, and San Mateo remain the most competitive segments of the market. Third, Redwood City continues to emerge as the value play for buyers who want Peninsula access at a more accessible price point.
For anyone considering a move in San Mateo County, I am always available for a confidential market consultation.