San Mateo County · Incorporated City Lagoon community

Foster City

The Peninsula's master-planned lagoon community — waterfront parks, smart grid, strong schools

Median Sale
$2,475,000
April 2026 · 2 closings

Foster City Real Estate Market Snapshot

Median Sale Price
$2,475,000
+12.5% vs prior-year median
Avg. Days on Market
4
% List Price Received
108%
Months of Inventory
1.3
Homes Sold (April 2026)
2
Median price trend
2025 · $2,200,000 April 2026 · $2,475,000
List-price received
108%
90%100%120%+

As of April 2026 · Source: SAMCAR/MLSListings

Living in Foster City

Foster City is an anomaly on the Peninsula: an entire city that didn't exist until 1964. The city was engineered, dredged, filled, and grid-planned on the tidal marshland at the edge of San Francisco Bay by a real estate developer named T. Jack Foster Jr. Foster City was incorporated in 1971. The result is the most deliberately designed municipality in San Mateo County, with an interconnected system of 7 miles of artificial lagoons, a coherent street grid, a parks system that was planned rather than accumulated, and housing stock built primarily between 1965 and 2010 that reflects the optimism and aesthetic sensibility of mid-century American city planning.

That origin story matters for buyers and sellers. Unlike Burlingame or San Mateo, where urban character evolved organically across a century, Foster City was dialed in. The lagoons aren't an afterthought; they're structural. Parks aren't adjacent to neighborhoods; they're woven through them. Leo J. Ryan Park, the largest in the city, sits at the intersection of the lagoon system and provides 11 acres of open space. The city's housing stock skews toward planned-unit developments with mandatory HOAs, including major communities like Marina Point (364 units, 1976), The Islands of Foster City (174 units along the central lagoon), and various Beach Park, Whalers Island, Marlin Cove, and Bayporte Village associations.

Foster City is served K-8 by San Mateo-Foster City School District (SMFCSD), a unified district serving roughly 10,500 students. Foster City schools include Audubon, Beach Park, Brewer Island, and Foster City Elementary plus Bowditch Middle School. SMFCSD does not operate high schools; high school students attend San Mateo Union High School District (SMUHSD), with San Mateo High School and Aragon High School serving most Foster City addresses. The Sewer Authority Mid-Coastside is replaced by the Estero Municipal Improvement District (EMID), which operates the city's sanitary sewer collection system as a separate district legally distinct from the City but governed by the same City Council (see 2025 HOA and condo law changes).

Schools

Foster City is served K-8 by San Mateo-Foster City School District (SMFCSD), a unified TK-8 district serving roughly 10,500 students across 14 elementary schools, 3 middle schools, and 3 K-8 schools. Foster City schools include Audubon, Beach Park, Brewer Island, and Foster City Elementary plus Bowditch Middle School. SMFCSD does NOT operate high schools; high school students attend San Mateo Union High School District (SMUHSD), with San Mateo High School and Aragon High School serving most Foster City addresses, plus Hillsdale High School for some northern addresses. SMFCSD is open-enrollment within district boundaries, so families may request any in-district school subject to space availability. Buyers should confirm both K-8 attendance area and high school assignment at the address level. The district's college prep track is strong, with reasonable AP/IB participation and consistent matriculation to UC and CSU campuses.

Lifestyle

Foster City's defining feature is the lagoon system: 7 miles of interconnected artificial waterways used for sailing, kayaking, paddle-boarding, and outrigger canoeing. The city operates a Recreation Department offering year-round sailing, kayaking, and water-safety programs. Leo J. Ryan Park provides 11 acres of waterfront open space with a Boat Park lagoon access. The Bay Trail offers paved bike-and-pedestrian access along the eastern bay edge. Catamaran Park, Beach Park, Boothbay Park, and Killdeer Park serve neighborhood-scale recreation. The Charter Square shopping center on Shell Boulevard provides daily-needs retail. Visa's headquarters and a biotech campus base anchor the eastern employment district. Annual events include the Concours on the Avenue car show and Foster City's summer concert series.

Commute

Foster City sits at the intersection of US-101 and Highway 92 (the San Mateo-Hayward Bridge), providing quick access to mid-Peninsula and East Bay employers. SFO is approximately 12 minutes north on US-101. Major employers within easy reach include Visa (in Foster City), Oracle and Electronic Arts in Redwood Shores (10 minutes south), Genentech in South San Francisco (15 minutes north), Meta in Menlo Park (15 minutes south), and Facebook/Meta and Google in the broader South Bay (25-35 minutes). The Hillsdale and Hayward Park Caltrain stations in San Mateo are 8-10 minutes by car. SamTrans bus routes serve the city. Cycling commuters use the Bay Trail and the city's flat grid for car-free options.

Market

The Foster City Market Right Now

Foster City's single-family resale market through Q1 2026 reflects sustained demand at a comparatively accessible price point relative to neighboring San Mateo and Burlingame. The March 2026 single-family median sale price was $2,247,713 across 10 closings, with average price at $2,142,384 and average price per square foot at $1,064 (SCCAOR/MLSListings San Mateo County data). The list-to-sale ratio reached 106 percent on average days on market of 20. Calendar year 2025 closed at 103 single-family sales with a median of $2,200,000 and average of $2,300,210 at 105 percent of list and 17 days on market. Year-over-year median pricing rose approximately 2.2 percent from 2025 annual to March 2026, with overbid intensity strengthening from 105 to 106 percent. Foster City single-family stock is comparatively constrained relative to the city's broader housing inventory, since most of the city was built as planned-unit townhome and condominium developments. The city does not separately track condominium statistics in this tracked dataset, but the broader San Mateo County condo market suggests Foster City condos transact in the $800,000 to $1.4 million range depending on size and lagoon proximity. Single-family buyers in Foster City should anticipate multiple-offer scenarios for any home in turnkey condition, with a typical pool of three to six offers within the first two weeks of listing.
Foster City's Waterfront Setback Policy P-92-2001 imposes view-protection setbacks recorded as restrictions on lagoon-front lots. — Foster City public records
Transactions

What Buyers and Sellers Should Know About Foster City

Several Foster City public-records facts shape transactions in 2026 and beyond. Foster City is a general law city: total documentary transfer tax is $1.10 per $1,000 of consideration, split $0.55 city / $0.55 San Mateo County. On August 25, 2025 the City Council voted NOT to pursue a November 2026 ballot measure to become a charter city, impose a residential property transfer tax, or impose a commercial vacancy tax (San Mateo County Association of REALTORS). The R-1 Single-Family Residence District is governed by Municipal Code Chapter 17.12; most of the city is master-planned single-family residential built on engineered fill. The Waterfront Setback Policy (PC Policy 92-2001) imposes additional setbacks for properties fronting the lagoon to protect water views, and special fence/wall/hedge standards apply to waterfront R-1 lots. Effective February 19, 2026, all new applications must comply with new objective Single-Family and Two-Family Design and Development Standards (Foster City Single-Family and Two-Family Objective Design and Development Standards). Foster City does NOT have a city-specific point-of-sale private sewer lateral compliance ordinance; the Estero Municipal Improvement District (EMID) operates the city's sanitary sewer collection system. Most Foster City homes connect directly to public sewer (no septic). Sellers in lagoon-fronting properties should disclose Waterfront Setback Policy (P-92-2001) view-protection setbacks recorded as restrictions on the property, as well as any flood / sea-level-rise considerations on the NHD given the city's location on engineered fill (see 2025 HOA and condo law changes).
Field Notes

Market Notes by Lisa M. Lum

Market activity in Foster City through Q1 2026 has shown comparatively steady single-family appreciation against the broader San Mateo County market, with overbid intensity strengthening modestly from 105 to 106 percent year-over-year. Recent transactions Lisa M. Lum has reviewed in the Whalers Island, Marlin Cove, and Town Center submarkets suggest that turnkey single-family homes in the $2 to $2.5 million range are receiving three to six offers, with overbid premiums typically four to eight percent. The condominium and townhome segment under $1.4 million remains the most common entry point in the city given the prevalence of planned-unit developments. Buyers should budget for HOA dues that often run $400 to $900 monthly in PUD developments and factor those into qualification calculations. Sellers preparing single-family listings should verify SB 326 balcony inspection compliance for any building with elevated walkways, and address any active or deferred HOA special assessments before listing.

Updated 2026-05-03

Foster City Neighborhoods

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

  • Marina Point

    Marina Point Homeowners Association is a 364-unit condominium and townhome HOA built in 1976. The community is known for waterfront views, well-maintained common areas, and amenities including pools and community spaces. Marina Point sits along Beach Park Boulevard with direct lagoon access. As one of the largest mandatory HOAs in Foster City, dues fund extensive shared maintenance and a board of directors actively governs the community.

    Explore Marina Point →

  • The Islands of Foster City

    The Islands of Foster City is a 174-unit condominium and townhome complex along the central lagoon, in a low-traffic area off Beach Park Boulevard. The community offers waterfront and lagoon-view units, mature landscaping, and a clubhouse with pool. Mandatory HOA membership covers exterior maintenance and common areas. The complex appeals to buyers seeking a quieter, more secluded lagoon location within the city.

    Explore The Islands of Foster City →

  • Beach Park

    The Beach Park area along Beach Park Boulevard offers waterfront amenities including a beach area, kayak and paddle board docking, a renovated pool, hot tub, and a waterfront clubhouse with rooftop deck. Multiple HOAs govern condominium and townhome developments in the area. Beach Park Elementary anchors the school assignment for many addresses; the area appeals to families seeking direct lagoon access and HOA-managed amenities.

    Explore Beach Park →

  • Whalers Island

    Whalers Island is a master-planned section of Foster City offering single-family homes and townhomes on a peninsula formed by the lagoon system. The neighborhood is connected to the broader city by bridges over the lagoon and emphasizes a quieter, more secluded feel. Most homes have water views or direct lagoon access; HOA membership applies to many of the townhome and condo developments within Whalers Island.

    Explore Whalers Island →

  • Marlin Cove

    Marlin Cove sits convenient to shopping near the Charter Square shopping center on Shell Boulevard. The neighborhood includes single-family homes, townhomes, and condominiums with mandatory HOA membership for many developments. Marlin Cove appeals to buyers seeking proximity to daily-needs retail and the central Foster City road network without sacrificing access to the lagoon system.

    Explore Marlin Cove →

  • Town Center

    The Town Center area near East Hillsdale Boulevard contains the city's civic center, library, recreation center, and a concentration of newer mixed-use developments. Townhome and condominium HOAs predominate. The neighborhood appeals to buyers seeking walkability to civic amenities, the recreation center, and the central retail core, with some of the newest residential construction in Foster City built since 2010.

    Explore Town Center →

Frequently Asked Questions about Foster City

What is the median home price in Foster City as of 2026?
Foster City's March 2026 single-family median sale price was $2,247,713 across 10 closings, with the calendar-year 2025 median at $2,200,000 across 103 sales (SCCAOR/MLSListings San Mateo County data). Median pricing rose approximately 2.2 percent year-over-year. Foster City condos and townhomes typically transact in the $800,000 to $1.4 million range.
What school districts serve Foster City?
Foster City is served K-8 by San Mateo-Foster City School District (SMFCSD), which operates 14 elementary schools, 3 middle schools, and 3 K-8 schools across the broader district. Foster City schools include Audubon, Beach Park, Brewer Island, and Foster City Elementary plus Bowditch Middle. High school students attend San Mateo Union High School District, with San Mateo HS and Aragon HS serving most addresses.
Is Foster City a charter city with its own transfer tax?
No. Foster City is a general law city. On August 25, 2025 the City Council voted NOT to pursue a November 2026 ballot measure to become a charter city or impose a residential transfer tax. Total documentary transfer tax remains $1.10 per $1,000 of consideration, split equally between city and county.
How does the lagoon system affect Foster City home values?
Lagoon-fronting properties carry premiums of approximately 15-25 percent over comparable inland Foster City properties, reflecting waterfront views, dock access in some cases, and direct connection to the recreation lagoon network. The city's Waterfront Setback Policy (P-92-2001) imposes additional setback restrictions on lagoon-fronting parcels to protect water views.
Does Foster City require a sewer lateral inspection at sale?
No. Foster City does not have a city-specific point-of-sale sewer lateral compliance ordinance. The Estero Municipal Improvement District (EMID) operates the city's sanitary sewer collection system. Property owners are responsible for the upper lateral from the home to the property line; EMID maintains the public collection system.
What are HOA dues typically like in Foster City?
Foster City has dozens of mandatory HOAs covering specific subdivisions, condominiums, and townhome developments. HOA dues commonly run $400 to $900 monthly in PUD developments depending on amenities and size of the association. Single-family detached homes in Foster City typically have NO mandatory HOA but may have CCRs from the original master plan.
Are Foster City condos affected by SB 326 balcony inspection requirements?
Yes. SB 326 requires all condominium associations to complete structural inspections of balconies, elevated walkways, and load-bearing components. For Foster City condos with elevated walkways, the HOA should have already commissioned or completed these inspections, with repairs beginning within 120 days of any deficiencies. Buyers should request inspection reports during due diligence.
What is the transfer tax in Foster City, 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. Foster City does not impose an additional municipal transfer tax beyond the county base.
Does Foster City 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 Foster City?
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 Foster City?
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 Foster City home pricing.

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