Millbrae · San Mateo County

Capuchino

Capuchino is a mid-tier residential pocket near Capuchino High School (now Mills High) and the city's central commercial corridor.

Median Sale
$2,319,000
March 2026 · 10 closings

Capuchino Real Estate Market Snapshot

Median Sale Price
$2,319,000
+6.4% vs prior-year median
Avg. Days on Market
8
% List Price Received
114%
Months of Inventory
1.4
Homes Sold (March 2026)
10
Median price trend
2025 · $2,180,250 March 2026 · $2,319,000
List-price received
114%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Capuchino

Capuchino sits in central Millbrae as a flatter, mid-tier residential pocket organized around the original Capuchino High School campus, which now operates as Mills High School in the San Mateo Union High School District (Millbrae School District; San Mateo Union HSD). Lots typically run 5,000 to 7,000 square feet, and the housing stock leans toward post-war single-family construction on a tight street grid. The pocket reads as walkable and quiet, with most blocks within a short distance of the El Camino Real commercial corridor and the Millbrae Avenue retail spine.

Compared with Millbrae Highlands to the west, Capuchino is more attainable, with smaller lots and fewer view premiums. Most homes are one or two stories with detached garages and modest setbacks, and the parcel pattern keeps the streetscape consistent. The pocket continues to draw first-time Peninsula buyers and long-tenure owners who value flat-lot living and easy proximity to Mills High.

Schools

Capuchino students attend Millbrae School District (K-8) campuses, which include Green Hills, Meadows, Spring Valley, and Lomita Park elementaries plus Taylor Middle School (Millbrae School District). High school students continue to Mills High School in the San Mateo Union High School District (San Mateo Union HSD). The Mills High campus is the namesake of the historic Capuchino High School, which is why the neighborhood's identity remains tied to the school site.

Lifestyle

Day-to-day life in Capuchino runs along Broadway and El Camino Real, with the Millbrae Avenue retail corridor walkable from much of the pocket. Trees on private lots are subject to Millbrae's Tree Pruning Permit requirement, so any pruning or removal of street trees or protected trees needs city approval before work begins (City of Millbrae Tree Permits). The flat grid is friendly to walking, biking, and stroller traffic.

Commute

Capuchino's defining commute advantage is Millbrae Station, the only Caltrain and BART intermodal stop on the Peninsula, which connects to San Francisco, San Francisco International Airport (one stop north on BART), and Silicon Valley via Caltrain (BART; Caltrain). Most Capuchino blocks are within roughly a mile of the station. US-101 and I-280 are both reachable within minutes, giving residents flexible drive options when transit is not the right fit.

Market

The Capuchino Market Right Now

Millbrae's single-family market closed 2025 with a median sale price of $2,180,250 and a list-price-received ratio of 107% across 122 closed transactions (SAMCAR/MLSListings 2025). Through March 2026, the citywide median moved to $2,319,000 with the list-price-received ratio rising to 114% and average days on market compressing to 8 (SAMCAR/MLSListings 2026-03). Capuchino typically transacts below the citywide median because lots are smaller and homes are generally older than Millbrae Highlands and Millbrae Meadows. Buyers using Capuchino as an entry point into Millbrae should expect competitive bidding when a renovated home or a clean original lists, and sellers should plan for short market times when pricing is anchored to recent comparables in the pocket.
Transactions

What Buyers and Sellers Should Know About Capuchino

Buyers should plan around the San Mateo County base documentary transfer tax of $1.10 per $1,000 of consideration at recording; Millbrae does not levy an additional municipal transfer tax (San Mateo County Assessor-Clerk-Recorder). The R-1 Single-Family Residential District under Millbrae Municipal Code Chapter 10.05 governs most Capuchino parcels and permits single-family dwellings, accessory dwelling units, and state-regulated residential care facilities (City of Millbrae Municipal Code Chapter 10.05). Sellers should confirm whether any street tree or protected tree on the property has had recent unpermitted pruning, because Millbrae's Tree Pruning Permit applies before work begins. Buyers reviewing remodeled homes should verify ADU permits and finals through the City, since the smaller Capuchino lots make ADU and JADU questions a recurring diligence item.
Field Notes

Market Notes by Lisa M. Lum

Recent activity in the broader Millbrae market through March 2026 shows continued list-price-received ratios above 110% on detached single-family homes, with Capuchino product clearing quickly when staged and priced against fresh comparables. Lisa observes that buyers narrowing into Capuchino are typically weighing it against entry-level listings in Burlingame and San Bruno, and the Mills High catchment plus Millbrae Station access keep the pocket's bidder pool deep on well-prepared homes.

Updated 2026-05-06

Frequently Asked Questions about Capuchino

Is Capuchino a separate city from Millbrae?
No. Capuchino is a residential pocket within the City of Millbrae and shares Millbrae's zoning, schools, transfer tax, and tree ordinance. The name comes from the original Capuchino High School site, which now operates as Mills High School.
Which schools serve Capuchino homes?
Capuchino is within the Millbrae School District for K-8, which includes Green Hills, Meadows, Spring Valley, and Lomita Park elementaries plus Taylor Middle School. High school students attend Mills High School in the San Mateo Union High School District.
How close is Capuchino to Millbrae Station?
Most Capuchino blocks are within roughly a mile of Millbrae Station, the only Caltrain and BART intermodal stop on the Peninsula. The station provides direct rail access to San Francisco, SFO (one stop north on BART), and Silicon Valley via Caltrain.
Are Capuchino lots smaller than the rest of Millbrae?
Yes. Capuchino lots typically run 5,000 to 7,000 square feet, smaller than Millbrae Highlands parcels to the west. The pocket's tight street grid and post-war housing stock keep the streetscape consistent and the price point more attainable than the Highlands.
Does Millbrae's tree ordinance apply to Capuchino?
Yes. Any pruning or removal of a street tree or a protected tree on private property in Capuchino requires a Tree Pruning Permit from the City of Millbrae before work begins. Owners or their contractor must apply with the City.
What is the transfer tax in Capuchino, 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. Capuchino does not impose an additional municipal transfer tax beyond the county base.
Does Capuchino 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 Capuchino?
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 Capuchino?
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 Capuchino home pricing.

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