San Mateo County No-commercial town

Hillsborough

Grand estates and panoramic Bay views

Median Sale
$7,152,000
March 2026 · 10 closings

Hillsborough Real Estate Market Snapshot

Median Sale Price
$7,152,000
+28.5% vs prior-year median
Avg. Days on Market
39
% List Price Received
105%
Months of Inventory
2.7
Homes Sold (March 2026)
10
Median price trend
2025 · $5,564,000 March 2026 · $7,152,000
List-price received
105%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Hillsborough

Hillsborough sits among the most exclusive residential enclaves on the San Francisco Peninsula, defined by large estate properties, mature landscaping, and a deliberate absence of commercial activity. The town spans roughly 6.2 square miles with a population near 11,000. Lot sizes vary by R-1 sub-district from approximately one-half acre to one acre and larger, with the Country Club and Historic Estates areas commanding the upper price points.

Hillsborough's character emphasizes privacy and architectural restraint. The town has no commercial zoning, no streetlights, and limited sidewalks by design. Residents typically socialize at the nearby Burlingame Country Club (located in adjacent Hillsborough) or at Crystal Springs Riding and Driving Club. The town's Architectural and Design Review Board (ADRB) maintains some of the strictest residential design oversight on the Peninsula, with all new construction, substantial remodels, and additions requiring review for fit with town character.

Hillsborough City School District operates four schools (South, North, West, and Crocker Middle) for K-8 students, with high school attendance in San Mateo Union High School District at Burlingame High School or Aragon High School depending on attendance area. The district consistently ranks among the highest-performing K-8 districts in California. Together with private options like the nearby Crystal Springs Uplands School and Mercy High School, families choose Hillsborough for both school quality and the town's commitment to long-term residential character. Many residents value the town's combination of strict design oversight, deliberate absence of commercial activity, and proximity to both San Francisco and Silicon Valley as the defining set of factors that justify the price point and review-process tradeoffs. The town's character continues to evolve carefully under residents' active engagement with planning matters.

Hillsborough buyers typically work with experienced agents who have walked through the ADRB process previously, since prior renovations on a target property substantially shape what's permitted going forward. The town's deliberate residential density also means inventory turnover is low, with properties sometimes held by single families across two or three generations before finally reaching market.

Schools

Hillsborough City School District operates four K-8 schools: South School, North School, West School, and Crocker Middle School. The district is consistently among the highest-performing K-8 districts in California by state assessment metrics. High school students attend San Mateo Union High School District, primarily Burlingame High School (closer to north Hillsborough) or Aragon High School (closer to south Hillsborough) depending on attendance area. Notable private options include Crystal Springs Uplands School (grades 6-12, in adjacent Hillsborough), Mercy High School Burlingame (girls), Notre Dame Elementary, and the various Catholic options across the central Peninsula. The combination of strong K-8 public schools plus elite private options drives substantial family demand throughout the town.

Lifestyle

Hillsborough's character emphasizes privacy and discretion. The town has no commercial zoning, no streetlights, and limited sidewalks by design. Residents typically socialize at private clubs including the Burlingame Country Club (golf, tennis, swimming) and Crystal Springs Riding and Driving Club (equestrian programs). The Hillsborough Concours d'Elegance, held annually, is one of the country's premier classic-car events drawing collectors from across the country. Adjacent Burlingame and San Mateo provide commercial dining and retail. The town's location in the central Peninsula provides convenient access to both San Francisco and Silicon Valley cultural infrastructure without the density of either, supporting a quieter and more private daily rhythm. Buyers and sellers in this segment of the market typically weigh school district access, lot size, and proximity to commercial amenities when narrowing target neighborhoods, with experienced agents helping triangulate priorities against current inventory.

Commute

Hillsborough sits within 5-10 minutes of three Caltrain stations (Burlingame, San Mateo, and Hillsdale), providing direct rail access to San Francisco in approximately 30-45 minutes and to Silicon Valley in 25-40 minutes. Interstate 280 runs along the western edge of the town with multiple interchanges, providing access to both San Francisco and Silicon Valley. US-101 sits to the east via Burlingame and San Mateo. San Francisco International Airport is approximately 10-15 minutes north, making Hillsborough a popular choice for travel-heavy executives. For private aviation, San Carlos Airport sits about 10 minutes south. The town's central Peninsula location is one of its defining commercial and lifestyle advantages.

Market

The Hillsborough Market Right Now

Hillsborough's first quarter of 2026 closed 10 single-family transactions in March at a median sale price of $7,152,000, with homes averaging 39 days on market and selling at 105% of list price (SAMCAR via MLSListings). Compared to the 2025 annual median of $5,564,000, March 2026 reflects approximately a 28.5% lift, consistent with the Peninsula's supply-constrained pattern in early 2026. Months of inventory ran at 2.7, and homes priced and prepared for the current market continued to clear quickly. Total March 2026 sale volume reached approximately $74 million across 10 closed transactions. Buyers preparing competitive offers should arrive with full pre-approval, condensed contingency timelines, and clear underwriting on local zoning and design review considerations. Sellers with professional staging and accurate pricing have continued to capture multiple competing offers within days, matching the broader trajectory described in the California 2026 housing market forecast for Silicon Valley. Sellers preparing properties with professional staging and accurate pricing have continued to capture multiple competing offers. The combination of school district access, supply scarcity, and proximity to major employers continues to drive sustained demand. The supply-constrained pattern matches the broader Peninsula trajectory described in the California 2026 housing market forecast. Inspection windows and disclosure packages are typically more involved given the age and scale of properties in this market segment. Buyers should arrive with full pre-approval and condensed contingency timelines to remain competitive in this market.
Hillsborough has no commercial zoning, no streetlights, and limited sidewalks by design. — Hillsborough public records
Transactions

What Buyers and Sellers Should Know About Hillsborough

Hillsborough's R-1 Single-Family Residential zoning (Municipal Code Chapter 17.32) maintains some of the most restrictive residential standards on the Peninsula, with multiple R-1 sub-districts and minimum lot sizes ranging from approximately one-half acre to one acre or larger. Buyers planning new construction, substantial remodels, or additions should engage Hillsborough Planning and the Architectural and Design Review Board early; the ADRB process is among the strictest on the Peninsula and can extend project timelines significantly. Buyers should also note the town has no commercial zoning, no streetlights, and limited sidewalks by design. Properties listed on the National Register or California Register of Historical Resources may qualify for the California Mills Act program for historic property tax abatement (California Office of Historic Preservation); confirm program participation with the Town Planning Department. San Mateo County's base documentary transfer tax of $1.10 per $1,000 of consideration applies at recording; Hillsborough does not impose an additional municipal transfer tax. Standard California disclosures apply: Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint, water-conserving fixtures, and smoke and CO alarm certifications (California Civil Code §1102), with potential supplemental local disclosures depending on property and neighborhood. Hillsborough's Architectural and Design Review Board (ADRB) approval is required for substantial remodels, additions, and any new construction. The ADRB process is the longest typical Peninsula review cycle and routinely extends project timelines by 6-12 months. Sellers who have already cycled through ADRB on prior renovations have meaningful documentation advantages, since buyers want clarity on what changes the board has already approved versus what new applications will require. The town's tree protections and natural-grade preservation requirements add additional inspection considerations for hillside lots in the Country Club and Tobin Clark areas. Hillsborough's residential land use emphasizes substantial setbacks, and many parcels in the Country Club and Historic Estates areas carry recorded landscape easements that further restrict where construction can be placed.
Field Notes

Market Notes by Lisa M. Lum

Hillsborough's Q1 2026 figures look strong on the surface ($7.15M median, +28% vs 2025 annual) but reflect the same single-month variance that defines low-volume estate markets. The 39-day DOM is the more informative data point: estate buyers are taking time to underwrite carefully, and the Architectural and Design Review Board's review process means most buyers want clarity on planned changes before committing. Sellers who have already cycled through ARB approvals on prior renovations have meaningful documentation advantages over those who haven't. Buyers should expect extended escrow timelines and pricing power that favors well-documented, professionally staged properties.

Updated 2026-05-03

Hillsborough Neighborhoods

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

  • Country Club

    The Country Club area surrounds Burlingame Country Club, with elevated lots offering panoramic Bay views and large estate properties. Architecture ranges from 1920s Mediterranean and Tudor revival to substantial modern reconstructions on lots of one acre and up. The area commands the highest price points in Hillsborough alongside Historic Estates. Buyers in this segment typically prioritize architectural pedigree, view orientation, and proximity to Burlingame Country Club access among the deciding factors.

    Explore Country Club →

  • Historic Estates

    Historic Estates contains many of Hillsborough's grandest early-twentieth-century properties, with original architecture by significant Bay Area firms. Lot sizes typically run one acre and larger, with mature heritage trees and substantial setbacks. Properties may qualify for California Mills Act historic property tax abatement subject to listing on official registers.

    Explore Historic Estates →

  • Lower North Hillsborough

    Lower North Hillsborough sits between El Camino Real and the foothills in the northern half of town, with a mix of mid-century estates and updated 1980s-2000s construction on lots typically running from a half acre to an acre. The neighborhood serves as a slightly more accessible entry point compared to Country Club estate prices.

    Explore Lower North Hillsborough →

  • Tobin Clark

    Tobin Clark is a smaller estate area on the western edge of Hillsborough adjacent to I-280 and the Crystal Springs reservoir watershed. Larger lot sizes (often one acre and up) and quiet cul-de-sac streets define the neighborhood's character. The area benefits from open-space adjacency and lower through-traffic patterns than the central residential corridor.

    Explore Tobin Clark →

Frequently Asked Questions about Hillsborough

What is the median home price in Hillsborough?
In March 2026, the median single-family sale price in Hillsborough was $7,152,000 with homes averaging 39 days on market and selling at 105% of list price. The 2025 annual median was $5,564,000 (SAMCAR via MLSListings).
What schools serve Hillsborough?
Hillsborough is served by Hillsborough City School District (K-8) operating four schools: South, North, West, and Crocker Middle. High school students attend San Mateo Union High School District, primarily Burlingame High School or Aragon High School depending on attendance area.
What is the Architectural and Design Review Board?
Hillsborough's ADRB reviews all new construction, substantial remodels, and additions for fit with town architectural character. The review process is among the strictest on the Peninsula and can extend project timelines significantly. Buyers planning changes should engage Town Planning early.
Are there sub-neighborhoods within Hillsborough?
Yes. Distinct sub-areas include the Country Club area (around Burlingame Country Club), Historic Estates (older estate properties), Lower North Hillsborough, and Tobin Clark. Lot sizes and architectural character vary meaningfully across these areas.
Does Hillsborough have commercial businesses?
No. Hillsborough has no commercial zoning, no streetlights, and limited sidewalks by design. Residents access commercial dining, retail, and services in adjacent Burlingame and San Mateo (Town of Hillsborough General Plan).
What is the transfer tax in Hillsborough?
San Mateo County charges a base documentary transfer tax of $1.10 per $1,000 of consideration. Hillsborough does not impose an additional municipal transfer tax beyond the county base.
What is the transfer tax in Hillsborough, 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. Hillsborough does not impose an additional municipal transfer tax beyond the county base.
Does Hillsborough 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 Hillsborough?
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 Hillsborough?
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 Hillsborough home pricing.

Search Hillsborough Homes

Browse current listings in Hillsborough with Lisa M. Lum.

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