San Mateo · San Mateo County

Aragon

Aragon is among San Mateo's oldest established neighborhoods, with consistent 1920s-1940s estate architecture and mature canopy.

Median Sale
$2,375,944
March 2026 · 36 closings

Aragon Real Estate Market Snapshot

Median Sale Price
$2,375,944
+13.8% vs prior-year median
Avg. Days on Market
12
% List Price Received
111%
Months of Inventory
1.4
Homes Sold (March 2026)
36
Median price trend
2025 · $2,087,500 March 2026 · $2,375,944
List-price received
111%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Aragon

Aragon sits west of El Camino Real in San Mateo, immediately adjacent to Baywood and San Mateo Park, and is one of three San Mateo pockets that the State Office of Historic Preservation determined in 1990 should be documented as a historic district (San Mateo Heritage Alliance; California Office of Historic Preservation). The neighborhood's 1920s through 1940s estate architecture sits on lots typically running 7,000 to 12,000 square feet, with mature oak and bay canopy across most blocks.

Daily life in Aragon centers on quiet pre-war streetscapes within walking distance of Baywood Elementary, Aragon High School, and Bay Tree Park. Downtown San Mateo's B Street commercial corridor and the Hillsdale Shopping Center sit a short drive east, and the neighborhood's western position keeps it insulated from the higher-density mixed-use development around the Hillsdale and Bay Meadows Caltrain stations on the eastern flatlands.

Schools

Aragon is zoned for Baywood Elementary, Borel Middle School, and Aragon High School, all in San Mateo Union High School District at the secondary level and San Mateo-Foster City School District at the elementary and middle level (San Mateo Union HSD; San Mateo-Foster City School District). Aragon High sits within the neighborhood itself and is widely cited among the stronger public high schools in San Mateo County, with established academic, STEM, athletics, and arts programs. Buyers should confirm specific attendance areas before writing offers, as district boundaries do not always align with neighborhood lines.

Lifestyle

Aragon's daily rhythm is anchored by walkable access to Bay Tree Park, mature tree-lined blocks, and the small-format civic amenities clustered around Baywood Elementary and Aragon High School. The neighborhood's heritage oak and bay canopy is materially affected by San Mateo's heritage tree ordinance, which requires permits for removal of qualifying species and sizes (City of San Mateo). Downtown San Mateo's restaurants, the B Street corridor, Central Park, and the Hillsdale Shopping Center sit within a short drive east.

Commute

Aragon's western El Camino Real position places the Hillsdale and Hayward Park Caltrain stations within roughly five to ten minutes by car for direct rail service to San Francisco and Silicon Valley. State Route 92 provides east-west access to US-101 and the San Mateo-Hayward Bridge, while Interstate 280 sits to the west via Crystal Springs Road and 92. San Francisco International Airport is approximately ten to fifteen minutes north, and downtown San Mateo's commercial core is within walking or short driving distance.

Market

The Aragon Market Right Now

Aragon trades inside the broader San Mateo single-family market, where the 2025 annual median sat at $2,087,500 across 534 closings with a median price-per-square-foot of $1,235 and an average eighteen days on market (SAMCAR/MLSListings). March 2026 numbers ran tighter and more competitive, with a citywide median of $2,375,944, median PSF of $1,496, and list-price-received of 111% (SAMCAR/MLSListings). Aragon's larger lots, 1920s-1940s estate stock, and Aragon High School attendance area typically place it in the upper half of San Mateo's distribution, with restored historic homes and rebuilt parcels pushing toward the upper end. Buyers focused on this pocket should expect pricing to track above the citywide midpoint rather than at it.
Transactions

What Buyers and Sellers Should Know About Aragon

Aragon sits within San Mateo's R-1 Single-Family Residential zoning framework, which includes multiple R-1 sub-districts with varying minimum lot sizes and floor-area limits depending on neighborhood (City of San Mateo R-1 Development Standards). The State Office of Historic Preservation identified Aragon, Baywood, and San Mateo Park west of El Camino in 1990 as eligible for historic district documentation, and the San Mateo Heritage Alliance is actively pursuing National Register listing for the area (San Mateo Heritage Alliance; California Office of Historic Preservation). Properties eventually listed on the National Register or California Register of Historical Resources may qualify for the California Mills Act program for historic property tax abatement. The city's heritage tree ordinance protects designated oaks and bay trees, with permits required for removal of qualifying species and sizes (City of San Mateo). At closing, San Mateo County's base documentary transfer tax of $1.10 per $1,000 of consideration applies, plus the City of San Mateo's additional municipal real property transfer tax (San Mateo County Assessor-Clerk-Recorder; City of San Mateo) — confirm the current rate with escrow at opening.
Field Notes

Market Notes by Lisa M. Lum

Recent activity in San Mateo through early 2026 has shown competitive bidding on restored historic homes and Aragon High-zoned parcels, with the historic-eligible pockets west of El Camino typically commanding a premium to the citywide median (SAMCAR/MLSListings). Lisa Lum observes that Aragon buyers tend to weigh school attendance area, heritage tree placement, and design-review exposure on remodels alongside lot size when evaluating parcels, and that sellers benefit from preservation-aware listing copy that surfaces the 1990 historic district determination and ongoing National Register progress.

Updated 2026-05-06

Frequently Asked Questions about Aragon

Is Aragon a designated historic district?
The State Office of Historic Preservation determined in 1990 that Aragon, along with Baywood and San Mateo Park west of El Camino, should be documented as a historic district. The San Mateo Heritage Alliance is actively pursuing National Register listing for the area, and properties may eventually qualify for the California Mills Act program.
What schools serve Aragon?
Aragon is zoned for Baywood Elementary, Borel Middle School, and Aragon High School. The high school sits within the neighborhood itself and is part of San Mateo Union High School District; elementary and middle attendance is through San Mateo-Foster City School District.
What lot sizes are typical in Aragon?
Aragon lots typically run 7,000 to 12,000 square feet, with consistent 1920s-1940s estate-style construction. Lot dimensions, setbacks, and any heritage tree placements should be verified parcel-by-parcel before planning additions or remodels.
Does San Mateo's heritage tree ordinance affect Aragon properties?
Yes. The city's heritage tree ordinance protects designated trees, with permits required for removal of qualifying species and sizes (City of San Mateo). Aragon's mature oak and bay canopy is materially affected, so plan accordingly during remodels, additions, or new construction.
What is the transfer tax in Aragon, San Mateo County?
San Mateo County charges a base transfer tax of $1.10 per $1,000 of consideration, paid by the seller at close. Some cities add a local supplemental tax. Aragon does not impose an additional municipal transfer tax beyond the county base.
Does Aragon require a sewer lateral inspection at sale?
Several San Mateo County jurisdictions require a private sewer lateral compliance certificate before close of escrow. The requirement varies by city — confirm with your transaction coordinator early in the listing process.
What disclosures are required when selling a home in Aragon?
California requires Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint (pre-1978), water-conserving plumbing fixtures, and smoke and carbon monoxide alarm certifications. San Mateo County properties may also require sewer lateral compliance and local supplemental disclosures.
What is the difference between median and average home price in Aragon?
Median price is the middle number when all sale prices are sorted — half of homes sold above, half below. It resists distortion from a few very expensive sales. Average price is the arithmetic mean and can be skewed upward by individual high-end transactions. Median is the more reliable indicator of typical Aragon home pricing.

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Last updated 2026-05-06 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150