Woodside · San Mateo County

Woodside Heights

Woodside Heights is a smaller residential pocket on the eastern side of the town with slightly more accessible lot pricing and consistent ranch-era architecture.

Median Sale
$5,750,000
March 2026 · 3 closings

Woodside Heights Real Estate Market Snapshot

Median Sale Price
$5,750,000
+46.1% vs prior-year median
Avg. Days on Market
8
% List Price Received
108%
Months of Inventory
6.5
Homes Sold (March 2026)
3
Median price trend
2025 · $3,935,000 March 2026 · $5,750,000
List-price received
108%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Woodside Heights

Woodside Heights is a smaller residential pocket on the eastern side of Woodside with somewhat more accessible lot pricing than Central Woodside or Skyline-area parcels and a consistent stock of ranch-era architecture. Lots typically run from one to two acres, and like the rest of the Town, the pocket is governed by the R-1 Zone District in Town Code Chapter 153, which sets substantial setbacks, lot-coverage limits, and a one-dwelling-per-parcel default in service of the Town's preserved rural character (Town of Woodside Municipal Code Chapter 153).

Many Woodside Heights parcels are equestrian-zoned and carry horse-keeping rights consistent with the rest of the Town, and several streets are accessed via private roads with recorded maintenance and access easements (Town of Woodside Zoning Code; Town of Woodside).

Schools

Woodside Heights students attend Woodside Elementary School District for K-8 and Sequoia Union High School District for grades 9-12, with assignment to either Woodside High School or Menlo-Atherton High School depending on the specific attendance area within the Town (Town of Woodside; Woodside ESD; Sequoia Union HSD). Notable private options nearby include Woodside Priory School and Crystal Springs Uplands. Buyers should confirm the assigned high school for any specific Woodside Heights address before closing, since the Sequoia Union boundary line runs through the Town.

Lifestyle

Daily life in Woodside Heights centers on the Town's rural land-use character: horse-keeping rights on most parcels, equestrian trails connecting to regional open-space parks like Wunderlich and Huddart, and the Mountain Home Road Trail network (Town of Woodside). The pocket sits a short drive from the Woodside village core for groceries, the saddle shop, and the cafe scene, and most parcels carry mature canopies that give the streets a quiet, residential feel relative to the busier Skyline corridor.

Commute

Woodside Heights commuters access I-280 via Woodside Road or Canada Road for routes north toward San Francisco and south toward the Stanford and Sand Hill Road corridor, with Highway 84 (Woodside Road) serving as the principal east-west connector to El Camino Real and the Caltrain corridor in Redwood City. Drive times can vary materially from on-paper estimates because of two-lane rural roads, school traffic in the village, and weekend cyclist volume.

Market

The Woodside Heights Market Right Now

Woodside Heights pricing tracks the broader Woodside single-family market and typically sits at or below the Town median because of the smaller parcel sizes and the prevalence of ranch-era homes that have not been rebuilt. Woodside's 2025 annual median sale price was $3,935,000 across 75 closed single-family sales, with average days on market of 63 and list-price-received at 96% (SAMCAR/MLSListings). March 2026 saw the Woodside median move to $5,750,000 across 3 closings with average days on market compressing to 8 and list-price-received at 108%, although the small monthly sample size warrants caution. Buyers focused on Woodside Heights should expect entry pricing meaningfully below the Town median when the home is original-condition ranch on a one-to-two-acre lot.
Transactions

What Buyers and Sellers Should Know About Woodside Heights

Woodside Heights buyers and sellers should price in several Town-wide regulatory items. The R-1 Zone District in Town Code Chapter 153 governs single-family residential development with substantial setbacks and lot-coverage limits (Town of Woodside Municipal Code Chapter 153). Where a building fronts a private road or easement, the front setback must be at least 50 feet from the centerline, and many Woodside Heights properties are accessed via private roads with recorded maintenance and access easements (Town of Woodside Zoning Code). Work in the public right-of-way, including infrastructure within a public easement, requires an encroachment permit from the Town, and parcels carry conservation, open-space, and scenic easements that should be reviewed in the title report (Town of Woodside). San Mateo County's documentary transfer tax of $1.10 per $1,000 of consideration applies at recording, and Woodside imposes no additional municipal transfer tax (San Mateo County Assessor-Clerk-Recorder).
Field Notes

Market Notes by Lisa M. Lum

Recent activity in Woodside through Q1 2026 shows a thin sold count and meaningful month-to-month median swings, with March list-price-received above 100% on a small sample (SAMCAR/MLSListings). Lisa Lum notes that Woodside Heights parcels with clean private-road documentation, current septic clearance, and resolved easement questions move within that window, and that sellers benefit from preparing private-road maintenance agreements and prior encroachment permits before listing.

Updated 2026-05-06

Frequently Asked Questions about Woodside Heights

How does Woodside Heights pricing compare with Central Woodside?
Woodside Heights typically sits at or below the Town median because of smaller one-to-two-acre lots and a higher share of original-condition ranch homes, while Central Woodside parcels around the village core often command a premium for proximity and larger acreage.
Are horse-keeping rights allowed in Woodside Heights?
Yes. Like the rest of the Town, Woodside Heights parcels are eligible for horse-keeping consistent with Woodside's rural land-use designation, and several streets connect to the equestrian trail network linking to Wunderlich and Huddart open-space parks.
What zoning applies to Woodside Heights parcels?
Woodside Heights falls under the R-1 Zone District in Town Code Chapter 153, with substantial setbacks, lot-coverage limits, and one single-family dwelling per parcel by default. Where a building fronts a private road, the front setback must be at least 50 feet from the centerline.
Do Woodside Heights properties typically use private roads?
Many do. Several streets in the pocket are accessed via private roads with recorded maintenance and access easements rather than Town-maintained right-of-way, and buyers should review title reports for shared road obligations and any private-road maintenance agreement.
What is the transfer tax in Woodside Heights, 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. Woodside Heights does not impose an additional municipal transfer tax beyond the county base.
Does Woodside Heights 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 Woodside Heights?
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 Woodside Heights?
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 Woodside Heights home pricing.

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