Millbrae · San Mateo County

Millbrae Highlands

Millbrae Highlands occupies the elevated western part of the city near Skyline Boulevard, with view-oriented lots offering panoramic Bay views.

Median Sale
$2,319,000
March 2026 · 10 closings

Millbrae Highlands Real Estate Market Snapshot

Median Sale Price
$2,319,000
+6.4% vs prior-year median
Avg. Days on Market
8
% List Price Received
114%
Months of Inventory
1.4
Homes Sold (March 2026)
10
Median price trend
2025 · $2,180,250 March 2026 · $2,319,000
List-price received
114%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Millbrae Highlands

Millbrae Highlands occupies the elevated western flank of the city above Skyline Boulevard, set apart from flatland Millbrae by elevation, lot scale, and a quieter residential character. Lots typically run 7,500 to 15,000 square feet, with a mix of mid-century estates and updated newer construction on streets that wind along the ridge. Bay views and reduced overflight noise relative to neighborhoods east of El Camino Real are the pocket's two defining features, and both translate directly into pricing.

The neighborhood sits within the broader Millbrae overview footprint but functions as a distinct micro-market. Households here tend to prioritize view orientation, slope, and privacy over walkability to the BART/Caltrain intermodal, which is several minutes downhill by car.

Schools

Highlands students attend Millbrae School District (K-8) at Green Hills, Meadows, Spring Valley, or Lomita Park elementary, then Taylor Middle, with high school at Mills High in San Mateo Union HSD (Millbrae School District; San Mateo Union HSD). Attendance areas within the district are address-specific, so buyers should confirm assignment before writing an offer. Private options on the northern Peninsula include Mercy High School Burlingame and the Catholic K-8 schools serving the area.

Lifestyle

Daily life leans residential rather than commercial: most errands route down the hill to Broadway and El Camino Real, Millbrae's primary retail spine. Mills Hillside Park and the Skyline Boulevard ridge trails sit at the western edge of the neighborhood and provide direct access to hiking and view points. Households typically drive for groceries and dining; the trade-off is quieter streets, lower flight-path noise, and access to open space.

Commute

Millbrae Station, the Peninsula's only Caltrain and BART intermodal (BART; Caltrain), sits roughly five to seven minutes downhill by car. Interstate 280 is reached via the Hickey Boulevard interchange to the west, and US-101 sits east through downtown Millbrae. SFO is approximately 8 to 12 minutes by car from most Highlands addresses, somewhat farther than from flatland Millbrae but with notably less direct overflight.

Market

The Millbrae Highlands Market Right Now

Millbrae's March 2026 single-family market closed 10 transactions at a median of $2,319,000, with an 8-day average DOM and a 114% list-to-sale ratio (SAMCAR via MLSListings). Within the city, Highlands view properties typically transact at the upper end of the range, with elevation, lot size, and unobstructed Bay orientation driving the premium relative to flatland Meadows and Capuchino comps. The 2025 annual median for Millbrae was $2,180,250 across 122 closed sales (SAMCAR/MLSListings 2025 annual), and the March 2026 reading reflects roughly a 6.4% lift year over prior annual. Months of inventory ran at 1.4 citywide; renovated Highlands homes priced to comparable view sales have continued to attract competing offers within the first ten days on market.
Transactions

What Buyers and Sellers Should Know About Millbrae Highlands

Highlands properties fall under Millbrae's R-1 Single-Family Residential District (Municipal Code Chapter 10.05), which permits detached single-family dwellings, ADUs, and state-regulated residential care facilities. Hillside parcels frequently trigger additional grading, drainage, and slope-stability review under the California building code, and buyers should budget for geotechnical assessment when an addition or new build is contemplated. Tree work on protected trees on private property requires a Tree Pruning Permit from the City of Millbrae before pruning or removal (City of Millbrae Tree Permits), which matters here because of the mature canopy on many lots. San Mateo County's documentary transfer tax of $1.10 per $1,000 of consideration applies at recording; Millbrae imposes no additional municipal transfer tax. Standard California disclosures apply (California Civil Code §1102); aircraft-noise disclosure is materially less of a factor than in north Millbrae given the western elevation, but evening site visits remain advisable.
Field Notes

Market Notes by Lisa M. Lum

Recent activity in Millbrae Highlands tracks the citywide Q1 2026 pattern but with a tighter band at the upper price tier. Lisa observes that view orientation, slope severity, and the condition of retaining walls and drainage infrastructure carry more weight in Highlands offer rounds than square footage alone. Renovated homes with unobstructed Bay exposure have continued to draw multiple offers inside two weeks, while properties with deferred site work or partial views sit longer until pricing reflects the actual scope of needed improvements.

Updated 2026-05-06

Frequently Asked Questions about Millbrae Highlands

How does Millbrae Highlands pricing compare to flatland Millbrae?
Highlands view properties typically transact at the upper end of the Millbrae range. The March 2026 citywide median was $2,319,000 (SAMCAR via MLSListings); Highlands homes with elevation, larger lots, and unobstructed Bay views have generally cleared above that median when prepared to market.
Is Millbrae Highlands affected by SFO flight-path noise?
Less than the rest of Millbrae. The neighborhood's western elevation puts it off the most direct arrival and departure paths that affect north Millbrae and the Capuchino flats. Buyers should still plan an evening or early-morning site visit to verify actual exposure.
What are typical lot sizes in Millbrae Highlands?
Lot sizes typically run 7,500 to 15,000 square feet, larger than the 5,000 to 7,500 square foot lots common in Millbrae Meadows and Capuchino. Slope and orientation vary widely along the ridge, which materially affects buildable footprint and view value.
Are there hillside-specific construction considerations in the Highlands?
Yes. Sloped parcels frequently trigger additional grading, drainage, and slope-stability review under California building code. Buyers planning additions or new builds should budget for geotechnical assessment and engage Millbrae Planning early to understand applicable design review thresholds.
What is the transfer tax in Millbrae Highlands, 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 Highlands does not impose an additional municipal transfer tax beyond the county base.
Does Millbrae Highlands 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 Highlands?
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 Highlands?
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 Highlands home pricing.

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