Woodside · San Mateo County

Family Farm

Family Farm is a gated estate community within Woodside, offering a smaller subset of high-end properties with private security, common open space, and a controlled-access entry.

Median Sale
$5,750,000
March 2026 · 3 closings

Family Farm Real Estate Market Snapshot

Median Sale Price
$5,750,000
+46.1% vs prior-year median
Avg. Days on Market
8
% List Price Received
108%
Months of Inventory
6.5
Homes Sold (March 2026)
3
Median price trend
2025 · $3,935,000 March 2026 · $5,750,000
List-price received
108%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Family Farm

Family Farm is a private, gated estate enclave inside the Town of Woodside, built around a controlled-access entry, internal private roads, and shared open space. Compared with the rest of Woodside, where rural character and equestrian rights are distributed across the entire town, Family Farm concentrates that character behind a single gate, with a smaller, defined inventory of estate parcels rather than a continuous neighborhood grid (Town of Woodside).

Daily life inside Family Farm leans on the privacy of the gate and the scale of the parcels rather than on a walkable village core. Owners drive a short distance to Woodside's town center for everyday retail and services, and the surrounding Woodside trail system, including connections that feed into Wunderlich and Huddart open-space parks, sits within easy reach (Town of Woodside).

Schools

Family Farm addresses are served by Woodside Elementary School District for K-8 and Sequoia Union High School District for high school, with attendance typically routed to Woodside High School or Menlo-Atherton High School depending on the specific boundary in effect (Town of Woodside; Woodside ESD; Sequoia Union HSD). Buyers should confirm the current assignment for any specific address with the districts before writing an offer. Private options that families inside the gate commonly consider include Woodside Priory School and Crystal Springs Uplands.

Lifestyle

Life inside Family Farm centers on the parcel itself: estate-scale lots, mature landscaping, and the privacy of a controlled-access entry shared with a small set of neighbors. Residents access Woodside's broader equestrian network and trail system, including links toward Wunderlich and Huddart open-space parks and the Mountain Home Road Trail corridor (Town of Woodside). Everyday retail, dining, and services are reached by short drives to Woodside's town center or to neighboring Portola Valley and Menlo Park.

Commute

Family Farm sits west of Interstate 280, with primary regional access via Woodside Road and the Sand Hill Road corridor toward I-280 and onward to US-101. Sand Hill Road delivers buyers to the Stanford and Menlo Park employment cluster within roughly 10 to 15 minutes in normal traffic, and SFO sits north along I-280. The gated, private-road geometry inside Family Farm means commute times are measured from the gate rather than the parcel, which is a small but real consideration when planning daily travel.

Market

The Family Farm Market Right Now

Family Farm trades inside the broader Woodside single-family market, which recorded 75 closed home sales in 2025 at a median price of $3,935,000, an average price of $5,863,539, and average days on market of 63, with the average sale closing at 96 percent of list and median price-per-square-foot of $1,284 (SAMCAR/MLSListings, 2025 annual). March 2026 closed 3 single-family sales townwide at a median of $5,750,000 and 108 percent of list, with average days on market of 8 and median price-per-square-foot of $2,000 (SAMCAR/MLSListings, 2026-03). Family Farm parcels typically transact at or above the upper end of the Woodside distribution because the gated, controlled-access entry and the limited inventory inside the enclave are scarce attributes within the town. Buyers in this band are usually triangulating Family Farm against other Woodside private-road pockets and select Atherton estate streets.
Transactions

What Buyers and Sellers Should Know About Family Farm

Family Farm sits inside the Town of Woodside, so the regulatory framework is set primarily by Woodside's R-1 Zone District (Town Code Chapter 153), which governs single-family residential development with substantial setbacks and lot coverage limits aimed at preserving rural character (Town of Woodside Municipal Code Chapter 153). Where a building fronts a private road or easement, the front setback shall be at least 50 feet from the centerline, and many parcels inside the enclave are accessed via private roads with recorded maintenance and access easements that buyers should review in the preliminary title report (Town of Woodside Zoning Code). Work performed in any public right of way or public easement requires an encroachment permit from the Town (Town of Woodside). Layered on top of Woodside code is the gated community's own CC&R framework, which typically governs the gate, security service, common open space, and architectural review inside the enclave; these documents are separate from Woodside's zoning and should be read alongside the title report. San Mateo County's documentary transfer tax of $1.10 per $1,000 of consideration applies at recording, with no additional Woodside municipal transfer tax (San Mateo County Assessor-Clerk-Recorder).
Field Notes

Market Notes by Lisa M. Lum

Market activity in Woodside through early 2026 has favored well-prepared estate inventory, with the townwide 108 percent list-to-sale ratio in March 2026 indicating rapid price discovery on the small set of homes that closed (SAMCAR/MLSListings, 2026-03). Recent transactions inside gated and private-road pockets of Woodside, including Family Farm, suggest that buyers are paying particular attention to the quality of the CC&R disclosure package and recorded easement documentation, and that homes presented with clean title work and current arborist reporting on heritage trees tend to clear faster than the townwide average days on market would imply.

Updated 2026-05-06

Frequently Asked Questions about Family Farm

Is Family Farm a gated community?
Yes. Family Farm operates as a gated estate enclave inside the Town of Woodside, with a controlled-access entry, internal private roads, and shared open space. Public access ends at the gate; the internal road network is private and maintained by the community.
What schools serve Family Farm?
Family Farm is served by Woodside Elementary School District (K-8) and Sequoia Union High School District for high school, with attendance routed to Woodside High School or Menlo-Atherton High School depending on the boundary in effect. Buyers should verify the current assignment with each district before writing an offer.
Are horses permitted in Family Farm?
Woodside is one of the few Peninsula towns with extensive horse-keeping rights and equestrian trail access townwide. Specific horse-keeping inside Family Farm is governed both by Woodside's R-1 development standards and by any community CC&Rs covering the gated enclave; buyers should review the recorded CC&Rs alongside the title report.
How do private roads inside Family Farm affect setbacks and title?
Where a building fronts a private road or easement in Woodside, the front setback is measured at least 50 feet from the centerline (Woodside Zoning Code). Family Farm's internal roads are private, so buyers should review recorded maintenance and access easements in the preliminary title report carefully.
What is the documentary transfer tax in Family Farm?
San Mateo County's base documentary transfer tax of $1.10 per $1,000 of consideration applies at recording, and Woodside does not impose an additional municipal transfer tax beyond the county base (San Mateo County Assessor-Clerk-Recorder).
What is the transfer tax in Family Farm, 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. Family Farm does not impose an additional municipal transfer tax beyond the county base.
Does Family Farm 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 Family Farm?
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 Family Farm?
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 Family Farm home pricing.

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