Hillsborough · San Mateo County

Tobin Clark

Tobin Clark is a smaller estate area on the western edge of Hillsborough adjacent to I-280 and the Crystal Springs reservoir watershed.

Median Sale
$7,152,000
March 2026 · 10 closings

Tobin Clark Real Estate Market Snapshot

Median Sale Price
$7,152,000
+28.5% vs prior-year median
Avg. Days on Market
39
% List Price Received
105%
Months of Inventory
2.7
Homes Sold (March 2026)
10
Median price trend
2025 · $5,564,000 March 2026 · $7,152,000
List-price received
105%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Tobin Clark

Tobin Clark sits on the western edge of Hillsborough, where the residential grid gives way to the I-280 corridor and the protected Crystal Springs reservoir watershed beyond it (Hillsborough overview). Streets here are quiet and largely cul-de-sac in pattern, with through-traffic light compared to the central residential corridor. Lots commonly run one acre and larger under Hillsborough's R-1 estate sub-districts (Town of Hillsborough Municipal Code Chapter 17.32), and the open-space adjacency gives the pocket a more rural cadence than Country Club or Lower North.

Day-to-day, Tobin Clark draws households who want estate-scale parcels with reservoir-side seclusion while remaining inside Hillsborough city limits and the San Mateo Union school footprint. The pocket is small enough that turnover is limited; when listings come up, they read against a Hillsborough single-family inventory of 21 active homes (SAMCAR/MLSListings, March 2026). The absence of streetlights, sidewalks, and any commercial zoning across the town carries through here as well, in line with the General Plan's residential-only character (Town of Hillsborough General Plan).

Schools

Tobin Clark addresses fall within Hillsborough City School District for K-8, with students attending one of South School, North School, West School, or Crocker Middle School depending on the assigned attendance area (Hillsborough City School District). High school students are served by San Mateo Union High School District, most commonly Burlingame High School or Aragon High School. Because Hillsborough's elementary attendance areas can shift between sub-neighborhoods, families confirm the assigned school at the address level before close.

Lifestyle

The pocket's defining lifestyle feature is open-space adjacency. The Crystal Springs reservoir watershed and the Sawyer Camp / Crystal Springs trail systems sit immediately to the west, and the larger Tobin Clark parcels give residents privacy and mature landscaping that match the town's broader estate character (Town of Hillsborough General Plan). Hillsborough's residential-only zoning means daily errands route to Burlingame Avenue or San Mateo, while the cul-de-sac street pattern keeps the neighborhood itself quiet.

Commute

Tobin Clark's western position puts I-280 access within a minute or two of most addresses, which favors households commuting to San Francisco, Stanford / Sand Hill Road, or Silicon Valley via the western Peninsula corridor. Highway 101 and the Millbrae Caltrain / BART station are reachable east through Hillsborough's residential grid, typically a 10 to 15 minute drive. SFO is roughly 15 minutes north on 101. Most households maintain at least one vehicle given the foothill geography and limited transit west of El Camino Real.

Market

The Tobin Clark Market Right Now

Tobin Clark inherits the broader Hillsborough single-family backdrop. Through March 2026, Hillsborough recorded 10 SFR closings at a $7,152,000 median, with the average sale closing at 105% of list price and 39 days on market against 2.7 months of inventory (SAMCAR/MLSListings). The 2025 annual figures show 130 closings at a $5,564,000 median, an average lot size near 30,635 sqft, and a 35-day average DOM. Within that frame, Tobin Clark typically sits at or above the city median: parcels commonly run one acre and larger under the R-1 estate sub-districts (Municipal Code Chapter 17.32), and the watershed adjacency supports pricing aligned with Country Club and Historic Estates rather than the Lower North half-acre range. Buyers should plan for limited turnover and extended underwriting on this side of town, while sellers benefit from the same supply-constrained pattern visible across Hillsborough estate inventory.
Transactions

What Buyers and Sellers Should Know About Tobin Clark

Sellers in Tobin Clark follow the standard California disclosure stack (Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint for pre-1978 homes, water-conserving plumbing, and smoke / carbon monoxide alarm certifications) layered on top of Hillsborough-specific items. San Mateo County's documentary transfer tax of $1.10 per $1,000 of consideration applies at recording, and Hillsborough does not impose an additional municipal transfer tax (San Mateo County Assessor-Clerk-Recorder). Buyers planning new construction or substantial remodels should expect Architectural and Design Review Board review before permits, with timelines that can extend project schedules significantly (Town of Hillsborough ADRB). Watershed-adjacent parcels may also carry SFPUC easements that affect grading, drainage, or accessory structures; these should be confirmed via title and survey. Properties of historic significance may qualify for California Mills Act tax abatement subject to listing on the National or California Register and confirmation with the Town's Planning Department (California Office of Historic Preservation).
Field Notes

Market Notes by Lisa M. Lum

Tobin Clark inventory through Q1 2026 has tracked Hillsborough's broader estate pattern: turnover stays low, list-to-sale clears above 100%, and 39-day average DOM reflects buyers underwriting carefully against ARB approval risk. Lisa observes that the watershed-adjacency premium continues to favor sellers with documented prior approvals, and that buyers comfortable with the I-280 western corridor consistently engage on the rare Tobin Clark turnover when pricing aligns with comparable Country Club estate trades.

Updated 2026-05-05

Frequently Asked Questions about Tobin Clark

Where exactly is Tobin Clark within Hillsborough?
Tobin Clark is on the western edge of Hillsborough, adjacent to I-280 and the Crystal Springs reservoir watershed. It sits inside Hillsborough city limits and San Mateo County, on cul-de-sac streets with lower through-traffic than the central residential corridor.
How do lot sizes in Tobin Clark compare to the rest of Hillsborough?
Tobin Clark parcels commonly run one acre and larger under Hillsborough's R-1 estate sub-districts (Municipal Code Chapter 17.32), which sits at the upper end of the town's range of approximately one-half acre to one acre or more across sub-districts.
Which schools serve Tobin Clark addresses?
K-8 students attend Hillsborough City School District (South, North, West, or Crocker Middle, depending on attendance area). High school students attend San Mateo Union HSD, most commonly Burlingame High or Aragon High. Confirm the assigned school at the address level.
Are there HOA fees, CC&Rs, or special easements in Tobin Clark?
Tobin Clark does not have a single dedicated HOA across the pocket, but individual streets may carry CC&Rs or private road agreements. Watershed-adjacent parcels may also carry SFPUC easements; confirm via title report and survey at the parcel level before close.
How long do remodels and additions typically take in Tobin Clark?
Tobin Clark projects pass through Hillsborough's Architectural and Design Review Board (ADRB), which reviews new construction, substantial remodels, and additions for architectural fit. The process is among the strictest on the Peninsula and can extend timelines materially (Town of Hillsborough ADRB).
What is the transfer tax in Tobin Clark, 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. Tobin Clark does not impose an additional municipal transfer tax beyond the county base.
Does Tobin Clark 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 Tobin Clark?
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 Tobin Clark?
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 Tobin Clark home pricing.

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