Foster City · San Mateo County Civic core

Town Center

The Town Center area near East Hillsdale Boulevard contains the city's civic center, library, recreation center, and a concentration of newer mixed-use developments.

Median Sale
$2,247,713
March 2026 · 10 closings

Town Center Real Estate Market Snapshot

Median Sale Price
$2,247,713
+2.2% vs prior-year median
Avg. Days on Market
20
% List Price Received
106%
Months of Inventory
0.8
Homes Sold (March 2026)
10
Median price trend
2025 · $2,200,000 March 2026 · $2,247,713
List-price received
106%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Town Center

Town Center occupies the central civic core of Foster City along East Hillsdale Boulevard, anchored by the city's civic center, library, recreation center, and a cluster of mixed-use developments built largely since 2010. Where the rest of Foster City was master-planned around lagoons and single-family planned-unit developments, Town Center reads as the city's pedestrian-scaled retail and civic spine. Townhome and condominium HOAs predominate; mandatory HOA membership is the norm rather than the exception, and the building stock skews newer than the 1965-2010 housing that defines most of the city (City of Foster City).

Schools

Town Center addresses fall within San Mateo-Foster City School District at the K-8 level, with Audubon, Beach Park, Brewer Island, and Foster City Elementary plus Bowditch Middle School serving Foster City families (San Mateo-Foster City School District). High school assignment runs through San Mateo Union High School District, with San Mateo High School and Aragon High School covering most Foster City addresses. Buyers should confirm K-8 attendance area at the address level before writing offers, since open enrollment within the district can shift placement year to year.

Lifestyle

Daily life in Town Center centers on walkability to the Foster City Recreation Center, the public library, and the central retail core along East Hillsdale Boulevard and Shell Boulevard. The lagoon system and Leo J. Ryan Park sit a short walk or ride away, providing waterfront open space, paddle access, and the Bay Trail edge. Charter Square shopping center supplies daily-needs retail, and the city's concert series and civic events anchor the neighborhood's calendar.

Commute

Town Center sits central to Foster City's grid, with US-101 reachable in roughly five minutes via East Hillsdale Boulevard and Highway 92 (the San Mateo-Hayward Bridge) accessible within a similar window. The Hillsdale and Hayward Park Caltrain stations in San Mateo are eight to ten minutes by car. SFO is approximately twelve minutes north on US-101, and Visa's Foster City headquarters is within the city itself.

Market

The Town Center Market Right Now

Town Center trades inside the broader Foster City market, where the March 2026 single-family median sale price was $2,247,713 across ten closings at 106 percent of list and twenty days on market, with the calendar-year 2025 median at $2,200,000 across 103 sales (SAMCAR/MLSListings). Because Town Center is dominated by townhomes and condominiums rather than detached single-family homes, most transactions in this pocket fall below the citywide single-family median, with units typically clearing in the $800,000 to $1.4 million band depending on size, view orientation, and HOA amenities. Buyers should expect Town Center inventory to skew newer than other Foster City pockets and to compete on walkability and finish quality rather than lot size.
Town Center is Foster City's pedestrian-scaled civic and retail spine — newer construction, mandatory HOAs, and walkability to the recreation center and library. — Town Center public records
Transactions

What Buyers and Sellers Should Know About Town Center

Town Center sits within Foster City's R-1 and mixed-use zoning framework, governed by Municipal Code Chapter 17.12 with newer multifamily and mixed-use developments under separate chapters (Foster City Municipal Code). Effective February 19, 2026, all new applications must comply with new objective Single-Family and Two-Family Design and Development Standards (City of Foster City). At closing, total documentary transfer tax remains $1.10 per $1,000 of consideration, split evenly between city and county; Foster City is a general law city and the August 2025 City Council vote declined to pursue a charter or city-specific transfer tax (San Mateo County Association of REALTORS). Town Center sellers should disclose HOA membership, CCRs, any active or deferred special assessments, and any SB 326 balcony or elevated-walkway inspection findings. Foster City has no city-specific point-of-sale sewer lateral compliance ordinance; the Estero Municipal Improvement District operates the public collection system (Foster City Public Works).
Field Notes

Market Notes by Lisa M. Lum

Recent activity in Foster City through Q1 2026 has shown overbid intensity strengthening modestly from 105 to 106 percent year-over-year (SAMCAR/MLSListings). Town Center transactions Lisa Lum has reviewed suggest that newer townhome and condominium units with two bedrooms and updated finishes draw the deepest buyer pools, particularly from buyers prioritizing walkability to civic amenities. Sellers preparing Town Center listings should confirm SB 326 compliance for any building with elevated walkways and verify HOA reserve adequacy before listing.

Updated 2026-05-06

Frequently Asked Questions about Town Center

What kinds of homes are in Town Center?
Town Center is dominated by townhomes and condominiums in mixed-use and planned-unit developments, much of it built since 2010. Detached single-family homes are uncommon in this pocket; mandatory HOA membership applies to most units (City of Foster City).
Are HOA dues higher in Town Center than elsewhere in Foster City?
HOA dues in Town Center's newer mixed-use developments commonly run $400 to $900 monthly depending on amenities and unit size, in line with other Foster City planned-unit developments. Buyers should review reserve studies and any pending special assessments during diligence.
Does Town Center fall under Foster City's Waterfront Setback Policy?
Only Town Center parcels that directly front the lagoon system are subject to Waterfront Setback Policy P-92-2001 view-protection setbacks (Foster City Planning Commission Policy 92-2001). Most interior Town Center parcels are not lagoon-fronting and the policy does not apply.
What is walkable from Town Center?
The Foster City civic center, public library, recreation center, Charter Square shopping center, and the central retail spine along East Hillsdale Boulevard are all within walking distance. Leo J. Ryan Park and lagoon access points are a short walk or bike ride away.
Do Town Center condos need SB 326 balcony inspections?
Yes. SB 326 requires condominium associations to inspect balconies, elevated walkways, and load-bearing components. Town Center HOAs with elevated walkways should have inspection reports on file; buyers should request them during due diligence.
What is the transfer tax in Town Center, 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. Town Center does not impose an additional municipal transfer tax beyond the county base.
Does Town Center 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 Town Center?
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 Town Center?
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 Town Center home pricing.

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