Millbrae · San Mateo County

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.

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

Millbrae Meadows 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 Meadows

Millbrae Meadows is a mid-century planned subdivision in central Millbrae, defined by 1950s and 1960s ranch-style homes laid out on consistent 5,500 to 7,500 square foot lots. The pocket sits between Broadway's commercial spine and the western hillside, which gives it a flat, walkable street grid distinct from the higher-elevation Millbrae Highlands. Within the city's R-1 Single-Family Residential District (Municipal Code Chapter 10.05), the neighborhood's character has stayed consistent for decades, with most homes preserving their original ranch footprint or expanding through permitted additions and ADUs.

Day-to-day, Millbrae Meadows residents draw on the same civic infrastructure as the rest of the city: Meadows Elementary anchors the neighborhood for K-5 families, Taylor Middle School handles 6-8, and Mills High School in the San Mateo Union HSD serves grades 9-12 (Millbrae School District; San Mateo Union HSD). Broadway's dining corridor is a short drive or bike ride east, and Millbrae Station, the Peninsula's only Caltrain and BART intermodal stop, sits within the city limits (BART; Caltrain).

Schools

Millbrae Meadows is named for and feeds into Meadows Elementary, one of three K-5 schools operated by the Millbrae School District alongside Green Hills, Spring Valley, and Lomita Park. Middle school students continue to Taylor Middle School, and high schoolers attend Mills High School in the San Mateo Union High School District (Millbrae School District; San Mateo Union HSD). Walkability to the elementary campus is one of the practical draws of buying inside the Meadows footprint rather than elsewhere in central Millbrae.

Lifestyle

The neighborhood's lifestyle centers on the flat, tree-lined streets that make it easy to walk or bike to nearby parks and to the Broadway commercial district. Homes typically retain mid-century ranch lines, though kitchen and primary-suite remodels are common. Tree work on any street tree or protected private tree requires a city Tree Pruning Permit before pruning or removal (City of Millbrae Tree Permits), which has helped preserve the mature canopy that defines the streetscape.

Commute

Commute access is a defining feature of Millbrae overall and shows up clearly here: Millbrae Station provides direct rail service to downtown San Francisco, to SFO one stop north, and down the Caltrain line into Silicon Valley (BART; Caltrain). The Meadows footprint sits a short drive from the station, and El Camino Real and Highway 101 are both close, which gives residents flexible options for north-south Peninsula trips on days when transit isn't the right fit.

Market

The Millbrae Meadows Market Right Now

Millbrae's single-family market through 2025 closed 122 sales at a $2,180,250 median, with average days on market of 16 and sale-to-list averaging 107% (SAMCAR/MLSListings). March 2026 reset higher: 10 closings at a $2,319,000 median, 8 average days on market, and 114% average sale-to-list (SAMCAR/MLSListings). Millbrae Meadows generally trades below the citywide median because its lots are smaller (5,500 to 7,500 square feet) than the Highlands inventory and its homes more often retain their original 1950s and 1960s ranch footprint. Buyers comparing the Meadows to Millbrae's broader market are usually choosing flat-lot walkability and Meadows Elementary attendance over the Highlands' larger lots and views.
Transactions

What Buyers and Sellers Should Know About Millbrae Meadows

Most Meadows transactions are governed by the same regulatory baseline that applies citywide. Zoning sits in Millbrae's R-1 Single-Family Residential District under Municipal Code Chapter 10.05, which permits single-family dwellings, ADUs, and state-regulated residential care facilities (City of Millbrae Municipal Code Chapter 10.05). At recording, San Mateo County's base documentary transfer tax of $1.10 per $1,000 of consideration applies; Millbrae does not layer on a municipal transfer tax (San Mateo County Assessor-Clerk-Recorder). Sellers planning yard work before listing should remember that any pruning or removal of a street tree or protected tree on private property requires a Tree Pruning Permit from the City before work begins (City of Millbrae Tree Permits). Buyers evaluating original 1950s and 1960s ranch homes should budget early for sewer-lateral inspection and electrical-panel review in line with standard San Mateo County practice.
Field Notes

Market Notes by Lisa M. Lum

Recent activity in Millbrae Meadows tracks Lisa's read on the wider Millbrae market: tight 2025 inventory of four months ending at 0.4 months supply, then a March 2026 quarter that opened with 11 active listings and 1.4 months supply (SAMCAR/MLSListings). For the Meadows specifically, that has meant well-prepared, flat-lot ranch homes with Meadows Elementary attendance closing inside two weeks and above list, while homes carrying deferred maintenance or layout limitations have needed price discipline to stay competitive.

Updated 2026-05-06

Frequently Asked Questions about Millbrae Meadows

What schools serve Millbrae Meadows?
Meadows Elementary anchors the neighborhood, with Taylor Middle School for grades 6-8 and Mills High School in the San Mateo Union High School District for grades 9-12 (Millbrae School District; San Mateo Union HSD).
How does Millbrae Meadows compare to Millbrae Highlands?
Meadows is a flat, mid-century ranch pocket with 5,500 to 7,500 square foot lots. Highlands sits at higher elevation with larger lots and view homes (City of Millbrae). Most Meadows trades sit below the citywide single-family median.
Do I need a permit to remove a tree on my Millbrae Meadows property?
Yes. Millbrae requires a Tree Pruning Permit before pruning or removing any street tree or protected tree on private property. Apply with the City before scheduling a contractor (City of Millbrae Tree Permits).
Is an ADU allowed on a Millbrae Meadows lot?
Accessory dwelling units are a permitted use under Millbrae's R-1 Single-Family Residential District (Municipal Code Chapter 10.05), subject to state and city size, setback, and parking rules. Many Meadows lots can accommodate one with planning.
What is the transfer tax in Millbrae Meadows, 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 Meadows does not impose an additional municipal transfer tax beyond the county base.
Does Millbrae Meadows 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 Meadows?
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 Meadows?
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 Meadows home pricing.

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