San Mateo County BART + Caltrain hub

Millbrae

Gateway to the Peninsula, connected to everywhere

Median Sale
$2,180,000
April 2026 · 10 closings

Millbrae Real Estate Market Snapshot

Median Sale Price
$2,180,000
+-0.0% vs prior-year median
Avg. Days on Market
17
% List Price Received
109%
Months of Inventory
0.8
Homes Sold (April 2026)
10
Median price trend
2025 · $2,180,250 April 2026 · $2,180,000
List-price received
109%
90%100%120%+

As of April 2026 · Source: SAMCAR/MLSListings

Living in Millbrae

Millbrae is the northern Peninsula's transit-oriented city, a community of 23,000 spanning roughly 3.3 square miles directly south of San Francisco International Airport. The city's defining infrastructural feature is Millbrae Station, the only Caltrain and BART intermodal station on the Peninsula, providing direct rail access to San Francisco, the airport (one stop north on BART), and Silicon Valley. The city's residential character ranges from elevated Millbrae Highlands estates to flatland mid-century ranch homes near the city's commercial spine.

Daily life in Millbrae centers on Broadway and El Camino Real, the city's primary commercial corridors, plus the dense restaurant scene around the BART/Caltrain station. Constitution Park, Central Park, and the Millbrae Library anchor civic infrastructure. The annual Millbrae Art and Wine Festival each Labor Day weekend draws tens of thousands of visitors and is one of the largest such festivals on the Peninsula. The city's Asian-American community supports an active dining scene with substantial regional Chinese, Japanese, and Korean cuisine concentrations.

Millbrae School District (K-8) operates four elementary schools (Green Hills, Meadows, Spring Valley, Lomita Park) plus Taylor Middle School, with high school students attending Mills High School in San Mateo Union HSD. Combined with the BART/Caltrain access, proximity to SFO, and a more attainable price point than central Peninsula cities like Burlingame or San Mateo, Millbrae appeals to commuters wanting transit access plus suburban scale. Buyers prioritizing transit-oriented living continue to choose Millbrae for the unique combination of BART, Caltrain, and SFO access, which is unmatched at this price tier elsewhere on the Peninsula. The city's compact footprint and strong sub-neighborhood character distinguish it from larger transit-hub cities further north. The city's residential market reflects this transit-and-village balance: north Millbrae carries proximity-to-SFO premium for some buyers and noise discount for others, while Millbrae Highlands at higher elevation has a quieter character with broader Bay views. Capuchino sits in the middle of these two character extremes.

Millbrae's transit-and-village balance is uncommon on the Peninsula: most cities trade transit access for residential scale, while Millbrae's BART/Caltrain intermodal sits alongside sub-neighborhood character in the Highlands and Meadows. Buyers prioritizing rail find few alternatives.

Schools

Millbrae School District (K-8) operates four elementary schools (Green Hills, Meadows, Spring Valley, and Lomita Park) plus Taylor Middle School. The district performs solidly in state assessments and serves the entire city. High school students attend Mills High School in San Mateo Union High School District, with consistent performance and active extracurricular programming. Notable private options include Mercy High School Burlingame (girls, 9-12, in adjacent Burlingame), Notre Dame de Namur University Lab School, and the various Catholic schools across the northern Peninsula. The district's multi-school structure means buyers should confirm specific elementary attendance areas, as boundaries determine which school a family will attend. 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.

Lifestyle

Daily life centers on Broadway and El Camino Real, Millbrae's primary commercial corridors, plus the dense restaurant scene around the BART/Caltrain intermodal station. The annual Millbrae Art and Wine Festival each Labor Day weekend draws tens of thousands of visitors and is one of the largest such festivals on the Peninsula. The city's Asian-American community supports an active dining scene with substantial regional Chinese, Japanese, and Korean cuisine concentrations. Constitution Park, Central Park, and the Millbrae Library anchor civic infrastructure. Mills Hillside Park and the Skyline Boulevard ridge trails provide hiking and view access at the western edge of the city. 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.

Commute

Millbrae Station is the only Caltrain and BART intermodal station on the Peninsula, providing direct rail access to San Francisco (BART or Caltrain, approximately 25-35 minutes), San Francisco International Airport (one BART stop north, 5 minutes), and Silicon Valley (Caltrain south, 30-45 minutes). US-101 sits at the eastern edge of the city; Interstate 280 sits to the west via the Hickey Boulevard interchange. The transit access is unmatched on the Peninsula and is one of the city's defining residential market features. SFO is approximately 5-8 minutes by car. For private aviation, San Carlos Airport sits about 15 minutes south. Many residents commute by BART to San Francisco rather than driving.

Market

The Millbrae Market Right Now

Millbrae's first quarter of 2026 closed 10 single-family transactions in March at a median sale price of $2,319,000, with homes averaging 8 days on market and selling at 114% of list price (SAMCAR via MLSListings). Compared to the 2025 annual median of $2,180,250, March 2026 reflects approximately a 6.4% lift, consistent with the Peninsula's supply-constrained pattern in early 2026. Months of inventory ran at 1.4, and homes priced and prepared for the current market continued to clear quickly. Total March 2026 sale volume reached approximately $23 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.
Millbrae Station is the only Caltrain–BART intermodal station on the Peninsula, with one-stop SFO access and direct service to San Francisco and Silicon Valley. — Millbrae public records
Transactions

What Buyers and Sellers Should Know About Millbrae

Millbrae's R-1 Single-Family Residential District (Municipal Code Chapter 10.05) governs the detached single-family residential character that comprises most of the city. Permitted uses include single-family dwellings, accessory dwelling units, and state-regulated residential care facilities. Millbrae requires a Tree Pruning Permit before performing work on any street tree or protected tree located on private property; residents or their tree contractor must apply with the City before pruning or removal (City of Millbrae Tree Permits). Buyers planning construction, additions, or accessory dwelling units should engage Millbrae Planning early; the city's design review process applies to projects exceeding certain thresholds. Hillside properties in the Millbrae Highlands area may be subject to additional grading and slope-stability review under California building code. San Mateo County's base documentary transfer tax of $1.10 per $1,000 of consideration applies at recording; Millbrae does not impose an additional municipal transfer tax. Standard California disclosures apply (California Civil Code §1102), with potential supplemental disclosures around aircraft noise given the city's proximity to SFO flight paths. Millbrae's proximity to San Francisco International Airport means substantial portions of the city sit under flight paths, with corresponding noise considerations that vary by neighborhood and time of day. North Millbrae and the Capuchino area sit closest to active arrival and departure paths, while Millbrae Highlands at higher western elevation experiences less direct overflight noise. Sellers should disclose flight-path orientation in pre-listing materials, and buyers should plan an evening or early-morning visit to the property to gauge actual noise exposure rather than rely solely on daytime impressions. The annual Airport Land Use Commission noise contour maps are the authoritative reference for objective noise measurement. Millbrae's BART access via the intermodal station also connects to Oakland International Airport via SFO transfer, providing dual airport reach within a one-train ride.
Field Notes

Market Notes by Lisa M. Lum

Millbrae's Q1 2026 reading produced the highest list-to-sale ratio across the Tier 1 cities at 114%, alongside a tight 8-day DOM and 1.4 months of inventory. The transit-oriented dynamic — Millbrae Station is the Peninsula's only Caltrain/BART intermodal — drives consistent demand from professionals who prefer rail commuting over driving, plus families wanting SFO proximity without flight-path noise. Millbrae Highlands hillside properties continue to capture premiums for Bay views, while Millbrae Meadows and Capuchino provide attainable transit-adjacent options. Buyers should be aware of SFO flight-path disclosure considerations during transactions, particularly in north Millbrae.

Updated 2026-05-03

Millbrae Neighborhoods

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

  • Millbrae Highlands

    Millbrae Highlands occupies the elevated western part of the city near Skyline Boulevard, with view-oriented lots offering panoramic Bay views. Lot sizes typically run 7,500 to 15,000 square feet, with a mix of mid-century estates and updated newer construction. The neighborhood's elevation, views, and quieter character command meaningful premium pricing relative to flatland Millbrae.

    Explore Millbrae Highlands →

  • Millbrae Meadows

    Millbrae Meadows is a mid-century planned neighborhood in the central part of the city, with consistent 1950s-1960s ranch architecture on roughly 5,500 to 7,500 square foot lots. The neighborhood feeds into Meadows Elementary and provides an active mid-tier market segment with downtown walkability and direct BART access within a short drive.

    Explore Millbrae Meadows →

  • Capuchino

    Capuchino is a mid-tier residential pocket near Capuchino High School (now Mills High) and the city's central commercial corridor. Lot sizes typically run 5,000 to 7,000 square feet with consistent post-war single-family construction. The neighborhood provides an attainable entry point into Millbrae's market with strong transit access.

    Explore Capuchino →

Frequently Asked Questions about Millbrae

What is the median home price in Millbrae?
In March 2026, the median single-family sale price in Millbrae was $2,319,000 with homes averaging 8 days on market and selling at 114% of list price. The 2025 annual median was $2,180,250 (SAMCAR via MLSListings).
What is special about Millbrae Station?
Millbrae Station is the only Caltrain and BART intermodal station on the Peninsula, providing direct rail access to San Francisco, SFO (one BART stop north), and Silicon Valley via Caltrain. This transit access is one of the city's defining residential market features.
What schools serve Millbrae?
Millbrae is served by Millbrae School District (K-8) operating Green Hills, Meadows, Spring Valley, Lomita Park elementary schools and Taylor Middle School. High school students attend Mills High School in San Mateo Union HSD.
Are there sub-neighborhoods within Millbrae?
Yes. Distinct sub-neighborhoods include Millbrae Highlands (elevated, panoramic views, larger lots), Millbrae Meadows (mid-century planned), and Capuchino (mid-tier residential). Lot patterns and price points vary across these areas.
Does Millbrae have a tree ordinance?
Yes. Millbrae requires a Tree Pruning Permit before performing work on any street tree or protected tree located on private property. Residents or their tree contractor must apply with the City before pruning or removal.
What is the transfer tax in Millbrae?
San Mateo County charges a base documentary transfer tax of $1.10 per $1,000 of consideration. Millbrae does not impose an additional municipal transfer tax beyond the county base.
How does proximity to San Francisco International Airport affect Millbrae?
Millbrae sits directly south of SFO, which means substantial portions of the city sit under flight paths. North Millbrae and Capuchino experience the most direct overflight noise, while Millbrae Highlands at higher western elevation experiences less. Sellers should disclose flight-path orientation in pre-listing materials, and buyers should plan an evening or early-morning visit to gauge actual noise exposure rather than relying on daytime impressions.
What is the transfer tax in Millbrae, 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. Millbrae does not impose an additional municipal transfer tax beyond the county base.
Does Millbrae 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 Millbrae?
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 Millbrae?
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 Millbrae home pricing.

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Last updated 2026-05-10 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150