Redwood City · San Mateo County · Bay Front Lagoon community

Redwood Shores

The master-planned community on the Bay — waterfront living, Oracle country, Mello-Roos and all

Median Sale
$2,170,000
April 2026 · 63 closings

Redwood Shores Real Estate Market Snapshot

Median Sale Price
$2,170,000
-2.3% vs prior-year median
Avg. Days on Market
13
% List Price Received
108%
Months of Inventory
1.2
Homes Sold (April 2026)
63
Median price trend
2025 · $2,220,000 April 2026 · $2,170,000
List-price received
108%
90%100%120%+

As of April 2026 · Source: SAMCAR/MLSListings

Living in Redwood Shores

Redwood Shores is Redwood City's Bay-front quarter: a master-planned community built from the 1970s through the mid-1990s on land that was previously tidal marsh and shallow Bay. The planning philosophy was ambitious — a self-contained waterfront community with a grid of interior lagoons, a community marina, trail access along the Bay, and a corporate campus corridor that attracted Oracle Corporation's global headquarters as its most prominent tenant.

The result is a neighborhood with a character that reads more like a coastal planned community than a typical mid-Peninsula neighborhood: wider streets, consistent architectural controls, managed common areas, and a density of corporate-campus development that is unique on the San Mateo side of the Peninsula. Oracle's elliptical glass buildings are literally visible from the residential streets — a reminder that Redwood Shores is, in part, a company town built for the workforce of Silicon Valley's enterprise software era.

Schools

Belmont-Redwood Shores School District (K-8): Redwood Shores Elementary, Sandpiper, others. Carlmont High School (Sequoia Union HSD). Excellent district, distinct from Redwood City USD. Verify by parcel.

Lifestyle

Lagoon kayaking and paddleboarding, Bay Trail access, Bair Island wetland birding, Oracle campus proximity. Corporate campus employment base. Wide streets, managed landscaping. Community marina.

Price Ranges

Townhomes: $1.3M-$2.0M. Detached SFRs: $1.8M-$3.5M. Lagoon-front properties: $2.5M-$4.5M+. Add $3,000-$7,500/year Mello-Roos to your carrying cost calculation.

Redwood Shores Neighborhoods

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

Frequently Asked Questions about Redwood Shores

What is the transfer tax in Redwood Shores, 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. Redwood Shores does not impose an additional municipal transfer tax beyond the county base.
Does Redwood Shores 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 Redwood Shores?
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 Redwood Shores?
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 Redwood Shores home pricing.

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