San Mateo · San Mateo County

Shoreview

Shoreview sits in the eastern part of San Mateo near the Bay, with mid-century single-family construction on roughly 5,000 to 7,000 square foot lots.

Median Sale
$2,375,944
March 2026 · 36 closings

Shoreview Real Estate Market Snapshot

Median Sale Price
$2,375,944
+13.8% vs prior-year median
Avg. Days on Market
12
% List Price Received
111%
Months of Inventory
1.4
Homes Sold (March 2026)
36
Median price trend
2025 · $2,087,500 March 2026 · $2,375,944
List-price received
111%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Shoreview

Shoreview occupies the Bay-edge of eastern San Mateo between US-101 and the shoreline, immediately north of Coyote Point Recreation Area. The housing stock skews heavily toward post-war and mid-century single-family construction on roughly 5,000 to 7,000 square foot lots, sitting at the more attainable end of the citywide distribution. Streets follow the gridded post-war development pattern typical of east-side San Mateo, with smaller pads, lower setbacks, and modest mid-century footprints relative to historic neighborhoods west of El Camino Real.

Daily life in the pocket pulls toward the waterfront rather than the downtown corridor. Coyote Point's marina, swimming beach, and CuriOdyssey science museum are within walking or short biking distance, and the San Francisco Bay Trail runs directly through the recreation area for waterfront running and cycling. Shoreview also sits along certain SFO approach paths under specific wind conditions, with intermittent rather than constant aircraft noise; buyers should evaluate properties at different times of day during the diligence window.

Schools

Shoreview falls within the San Mateo-Foster City School District at the K-8 level, with high school attendance under San Mateo Union High School District (typically San Mateo High School or Hillsdale High School depending on parcel) (San Mateo-Foster City SD; San Mateo Union HSD). Specific elementary and middle school assignments vary by address along the eastern flatlands, and boundary lines can shift between adjacent streets, so buyers should confirm the exact attendance area through the district's address-lookup tool before writing offers rather than relying on aggregator sites.

Lifestyle

Coyote Point Recreation Area defines daily life in Shoreview, with bayfront trails, swimming beaches, a marina, picnic areas, and CuriOdyssey science and wildlife museum on the peninsula immediately south of the neighborhood. The San Francisco Bay Trail runs through the recreation area, providing waterfront running and cycling routes that most inland Peninsula neighborhoods cannot offer. Downtown San Mateo, Hillsdale Shopping Center, and Central Park sit within a short drive west, and the annual San Mateo County Fair at the Event Center is roughly a mile inland.

Commute

Shoreview's eastern flatland position places US-101 directly along the neighborhood's western edge, with State Route 92 and the San Mateo-Hayward Bridge providing East Bay access within minutes. The Hayward Park and San Mateo Caltrain stations sit just west of US-101, supporting rail service to San Francisco in approximately 30 to 35 minutes and Silicon Valley in 30 to 40 minutes. San Francisco International Airport is roughly 8 to 12 minutes north on US-101, which also places Shoreview under intermittent SFO approach paths during certain wind conditions.

Market

The Shoreview Market Right Now

Shoreview trades inside the broader San Mateo single-family market, where the 2025 annual median sat at $2,087,500 across 534 closings with median price-per-square-foot of $1,235 and an average eighteen days on market (SAMCAR/MLSListings). March 2026 data ran tighter, with a citywide median of $2,375,944, median PSF of $1,496, and list-price-received of 111% across 36 closings (SAMCAR/MLSListings). Shoreview's smaller mid-century lots, Bay-edge location, and intermittent SFO approach exposure typically place it in the lower half of the citywide distribution, providing one of the more attainable single-family entry points in San Mateo. Buyers should expect Shoreview pricing to track below the citywide median rather than the upper-tier historic neighborhoods west of El Camino Real.
Transactions

What Buyers and Sellers Should Know About Shoreview

Shoreview sits within San Mateo's R-1 Single-Family Residential framework, which includes multiple sub-districts with varying minimum lot sizes and floor-area limits depending on neighborhood (City of San Mateo R-1 Development Standards). Smaller post-war lots in the 5,000 to 7,000 square foot range can constrain second-story additions and lot-coverage allowances, so buyers planning expansion should engage San Mateo Planning before writing offers. The city's heritage tree ordinance protects designated trees, with permits required for removal of qualifying species and sizes (City of San Mateo). At closing, San Mateo County's base documentary transfer tax of $1.10 per $1,000 of consideration applies, plus the City of San Mateo's additional municipal real property transfer tax (San Mateo County Assessor-Clerk-Recorder; City of San Mateo). Buyers concerned about SFO approach noise should also review FAA noise contour maps and confirm any required avigation easements during title review.
Field Notes

Market Notes by Lisa M. Lum

Recent activity in San Mateo through early 2026 has shown competitive bidding citywide, with east-side flatland pockets like Shoreview typically clearing below the citywide median driven by smaller lot sizes and Bay-edge location (SAMCAR/MLSListings). Lisa Lum observes that Shoreview buyers tend to weigh proximity to Coyote Point and Bay Trail access alongside SFO approach exposure when evaluating parcels, and that sellers who provide clear noise-disclosure context and recent renovation documentation generally achieve cleaner offers and faster contract terms.

Updated 2026-05-06

Frequently Asked Questions about Shoreview

Where is Shoreview located within San Mateo?
Shoreview occupies the eastern Bay-edge of San Mateo between US-101 and the shoreline, immediately north of Coyote Point Recreation Area. The neighborhood sits along the city's eastern flatlands, with US-101 forming the western boundary and Coyote Point on the southern edge.
What lot sizes are typical in Shoreview?
Shoreview lots typically run 5,000 to 7,000 square feet, smaller than the historic west-side neighborhoods like Baywood and Aragon. The smaller post-war lots can constrain second-story additions and lot-coverage allowances under San Mateo's R-1 standards.
Is Shoreview affected by SFO airplane noise?
Yes. Shoreview sits along SFO approach paths during certain wind conditions, producing intermittent rather than constant aircraft noise. Buyers should evaluate properties at different times of day during diligence and review FAA noise contour maps before writing offers.
What schools serve Shoreview?
Shoreview falls within San Mateo-Foster City School District (K-8) with high school attendance under San Mateo Union High School District, typically San Mateo High School or Hillsdale High depending on parcel. Confirm specific attendance areas with the district before writing offers.
How does Shoreview compare in price to the rest of San Mateo?
Shoreview typically clears below the citywide median, driven by smaller post-war lots, Bay-edge flatland location, and intermittent SFO approach exposure. The pocket is one of the more attainable single-family entry points in San Mateo relative to Baywood, Aragon, or Sugarloaf.
What is the transfer tax in Shoreview, 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. Shoreview does not impose an additional municipal transfer tax beyond the county base.
Does Shoreview 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 Shoreview?
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 Shoreview?
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 Shoreview home pricing.

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