Menlo Park · San Mateo County

Suburban Park

Suburban Park is one of several mid-century neighborhoods east of El Camino Real, alongside Lorelei Manor and the Flood Park Triangle.

Median Sale
$3,500,000
March 2026 · 26 closings

Suburban Park Real Estate Market Snapshot

Median Sale Price
$3,500,000
+6.1% vs prior-year median
Avg. Days on Market
10
% List Price Received
110%
Months of Inventory
1.6
Homes Sold (March 2026)
26
Median price trend
2025 · $3,300,000 March 2026 · $3,500,000
List-price received
110%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Suburban Park

Suburban Park sits east of El Camino Real in Menlo Park, alongside neighboring mid-century pockets such as Lorelei Manor and the Flood Park Triangle. The streetscape is consistent: single-story ranch homes built largely in the 1950s and 1960s on roughly 6,000 to 8,000 square foot lots, with mature street trees and quiet interior blocks set back from the El Camino corridor. Compared with West Menlo and Allied Arts, Suburban Park reads as a working entry point into the Menlo Park City School District attendance area without the western foothill premium.

Daily life leans on Flood County Park and the Burgess Park civic cluster a short distance west, with Santa Cruz Avenue's downtown shops and the Caltrain station within a roughly ten-minute drive. The pocket sits inside the boundary of the Menlo Park City School District, which the Menlo Park vs Palo Alto schools comparison frames as the K-8 backbone for east-side family buyers (district feeder analysis). Buyers should verify the specific elementary assignment for any address with MPCSD before writing an offer.

Schools

Suburban Park addresses fall within the Menlo Park City School District for grades K-8, which operates Oak Knoll, Laurel, and Encinal at the elementary level and Hillview Middle School for grades 6-8 (Menlo Park City School District). High school students attend Menlo-Atherton High within the Sequoia Union High School District (Sequoia Union High School District). Elementary attendance areas can shift between enrollment cycles, so any address-specific assignment should be confirmed with MPCSD before an offer is written.

Lifestyle

Flood County Park, with its tennis courts and mature picnic groves, anchors the east-side outdoor footprint near Suburban Park, while Burgess Park and the Menlo Park Library cluster sit a short distance west across El Camino Real. Santa Cruz Avenue's walkable downtown, the Sunday farmers' market at the Caltrain station, and a compact set of independent restaurants give residents the small-town cadence the broader city is known for, without requiring a West Menlo lot price.

Commute

Suburban Park's east-of-El-Camino position gives it direct access to US-101 via Marsh Road or Willow Road within roughly five to seven minutes, plus quick El Camino Real reach to downtown Menlo Park, Stanford, and the Sand Hill Road venture corridor. The Menlo Park Caltrain station sits at the western edge of downtown, within a short drive or bicycle ride for commuters heading to San Francisco or San Jose.

Market

The Suburban Park Market Right Now

Suburban Park trades inside the broader Menlo Park single-family market, which closed 303 home sales in 2025 at a median price of $3,300,000 and average days on market of 22, with the average sale clearing 104 percent of list (SAMCAR/MLSListings, 2025 annual). March 2026 recorded 26 closed single-family sales citywide at a median of $3,500,000 and 110 percent of list, with average days on market of 10 and median price-per-square-foot of $1,634 (SAMCAR/MLSListings, 2026-03). Suburban Park's ranch-stock inventory on 6,000 to 8,000 square foot lots typically transacts below the citywide median, with the relative-value east-of-El-Camino band described in the Menlo Park homes guide commonly clearing in the upper-$1 million to mid-$2 million range for original-condition homes (Menlo Park price-band analysis).
Transactions

What Buyers and Sellers Should Know About Suburban Park

Suburban Park follows Menlo Park's R-1-U Single Family Urban Residential District zoning, which sets a 7,000 square foot minimum lot for single-family residences (Menlo Park Municipal Code Chapter 16.16). The city's Heritage Tree Ordinance requires a permit from the Public Works Director to remove or perform major pruning on heritage trees, defined as cutting more than 25 percent of the crown or roots, and Suburban Park's mature street trees mean many parcels carry one or more protected specimens that can constrain footprint and driveway placement during a remodel (Menlo Park Municipal Code Chapter 13.24). Sanitary sewer service is provided by West Bay Sanitary District, with property owners responsible for blockages in their private sewer laterals (West Bay Sanitary District). San Mateo County's documentary transfer tax of $0.55 per $500 of consideration applies at recording, plus a Menlo Park city transfer tax to confirm with escrow (San Mateo County Assessor-Clerk-Recorder).
Field Notes

Market Notes by Lisa M. Lum

Recent transactions across Menlo Park reflect a market still clearing well above list. The 110 percent list-to-sale ratio recorded across single-family closings in March 2026, paired with average days on market of 10, indicates that competitive offers continue to land quickly on well-prepared east-side properties. Suburban Park's consistent ranch-home inventory and entry-band pricing relative to West Menlo have increasingly attracted buyers underwriting future expansions, ADUs, or major remodels rather than turnkey condition.

Updated 2026-05-05

Frequently Asked Questions about Suburban Park

Where is Suburban Park within Menlo Park?
Suburban Park sits east of El Camino Real in Menlo Park, alongside Lorelei Manor and the Flood Park Triangle. The pocket is characterized by single-story ranch homes built largely in the 1950s and 1960s on roughly 6,000 to 8,000 square foot lots.
What schools serve Suburban Park?
Suburban Park addresses fall within the Menlo Park City School District for K-8, with Hillview Middle School serving grades 6-8. High school students attend Menlo-Atherton High within the Sequoia Union High School District. Confirm the specific elementary assignment with MPCSD before writing an offer.
How does Suburban Park compare to West Menlo on price?
Suburban Park's east-of-El-Camino ranch-stock inventory typically trades below the Menlo Park citywide median, while West Menlo neighborhoods such as Allied Arts and Sharon Heights carry a foothill premium. Original-condition Suburban Park homes commonly clear in the upper-$1 million to mid-$2 million range.
Is Suburban Park a designated historic district?
No. Suburban Park is not a designated historic district, and Mills Act historic property tax abatement generally does not apply. Standard Menlo Park R-1-U zoning rules, the Heritage Tree Ordinance, and Planning Commission design review govern additions, ADUs, and new construction.
What is the transfer tax in Suburban Park, 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. Suburban Park does not impose an additional municipal transfer tax beyond the county base.
Does Suburban Park 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 Suburban Park?
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 Suburban Park?
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 Suburban Park home pricing.

Search Suburban Park Homes

Browse current listings in Suburban Park with Lisa M. Lum.

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