San Mateo County · Unincorporated Unincorporated hills

Emerald Hills

Hillside serenity above Redwood City — Bay views, larger lots, and Edgewood Park at your door

Median Sale
$2,170,000
April 2026 · 63 closings

Emerald Hills Real Estate Market Snapshot

Median Sale Price
$2,170,000
-2.3% vs prior-year median
Avg. Days on Market
13
% List Price Received
108%
Months of Inventory
1.2
Homes Sold (April 2026)
63
Median price trend
2025 · $2,220,000 April 2026 · $2,170,000
List-price received
108%
90%100%120%+

As of April 2026 · Source: SAMCAR/MLSListings

Living in Emerald Hills

Emerald Hills occupies a specific geographic advantage that Redwood City proper cannot replicate: elevation. The neighborhood climbs the western hills above the flatlands, rising from approximately 200 feet to nearly 700 feet along its upper ridgelines. At that height, the panoramic views of San Francisco Bay open in a way that's genuinely startling — on clear winter mornings you can see the San Mateo Bridge, the East Bay hills, and the entire Bay flatlands spread out like a topographic map below. These are not incidental views. They define the neighborhood's identity and its premium.

Emerald Hills is unincorporated San Mateo County — meaning it carries a Redwood City mailing address but is governed by San Mateo County rather than the city. This distinction matters for permits, zoning, and services. Building permits go through the County's Planning and Building Department, not Redwood City's. ADU rules, setbacks, and height limits follow county code. For homeowners who want to build, this can be either a benefit or a complication depending on the project.

Schools

Redwood City Elementary SD: Roy Cloud School (K-8) for most Emerald Hills addresses. Kennedy Middle, Sequoia High (Sequoia Union HSD). Verify boundary by parcel — some areas have different assignments.

Lifestyle

Direct trail access to Edgewood County Park (467 acres, serpentine wildflowers), panoramic Bay views from upper ridgelines, 10-15 min to Redwood City Caltrain, winding residential streets with canopy. Quiet hillside character.

Price Ranges

Original-condition hillside homes: $2M-$2.8M. Renovated homes: $2.8M-$4M. View parcels and new construction: $4M-$6M+. Lot size and view quality are the primary price drivers over square footage.

Emerald Hills Neighborhoods

Distinct residential areas within Emerald Hills, each with its own character, lot patterns, and market dynamics.

Frequently Asked Questions about Emerald Hills

What is the transfer tax in Emerald Hills, 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. Emerald Hills does not impose an additional municipal transfer tax beyond the county base.
Does Emerald Hills 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 Emerald Hills?
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 Emerald Hills?
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 Emerald Hills home pricing.

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Last updated 2026-05-19 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150