Redwood City · San Mateo County

Woodside Plaza

Woodside Plaza, west of US-101 along Woodside Road, offers some of the strongest dollar-per-square-foot value in San Mateo County.

Median Sale
$2,470,000
March 2026 · 41 closings

Woodside Plaza Real Estate Market Snapshot

Median Sale Price
$2,470,000
+11.3% vs prior-year median
Avg. Days on Market
26
% List Price Received
107%
Months of Inventory
1.8
Homes Sold (March 2026)
41
Median price trend
2025 · $2,220,000 March 2026 · $2,470,000
List-price received
107%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Woodside Plaza

Woodside Plaza sits west of US-101 along Woodside Road within Redwood City, set apart from the downtown core by quieter streets and a consistent mid-century housing stock. Mid-century ranch homes and Eichler-style singles on roughly 6,000 to 8,000 square-foot lots dominate the neighborhood, with most homes built between the late 1940s and the 1960s. The pocket sits within Redwood City's R-1 (Single-Family Residential) zone, which carries a 6,000 square-foot minimum lot area citywide (Redwood City Zoning Code Article 5).

Compared with the broader Redwood City overview, Woodside Plaza skews toward families seeking more square footage per dollar than central Redwood City or neighboring Farm Hill. Streets are flat and tree-lined, and the neighborhood operates as a voluntary city-affiliated neighborhood association rather than a mandatory HOA, consistent with most non-Redwood Shores Redwood City neighborhoods (City of Redwood City Neighborhood Associations directory).

Schools

Woodside Plaza falls within the Redwood City School District (RCSD) for K-8, with addresses routed across the district's 12 schools after the 2018 boundary redraw. High school students attend Sequoia Union High School District, with Sequoia High School (founded 1895) and Woodside High most commonly serving the area (Redwood City School District; Sequoia Union High School District). Buyers should verify K-8 attendance area at the address level before writing offers.

Lifestyle

Daily life centers on the Woodside Plaza shopping center at Woodside Road and Alameda de las Pulgas, which anchors the neighborhood with grocery, pharmacy, and neighborhood services. Stafford Park and Red Morton Community Park sit within a short drive, and downtown Courthouse Square restaurants and the restored Fox Theatre are roughly 10 minutes east. Edgewood Park trailheads above Farm Hill provide quick access to open space.

Commute

US-101 access via Woodside Road and Whipple Avenue is the neighborhood's defining commute advantage, with downtown Caltrain reached in under 10 minutes for express service to San Francisco's 4th and King in approximately 35 minutes. I-280 is accessible via Farm Hill Boulevard, and the Dumbarton Bridge (Highway 84) connects to East Bay employers. Major employer clusters at Oracle in Redwood Shores, Meta in Menlo Park, and Stanford in Palo Alto are 10 to 20 minutes by car.

Market

The Woodside Plaza Market Right Now

Woodside Plaza inherits Redwood City's broader market dynamics. The March 2026 Redwood City single-family median sale price was $2,470,000 across 41 closings, with average price per square foot at $1,367 and a 107 percent list-to-sale ratio on 26 average days on market (SCCAOR/MLSListings San Mateo County data). Calendar year 2025 closed at 467 single-family sales citywide, with a median of $2,220,000 and 25 days on market, representing roughly 11 percent year-over-year median appreciation into Q1 2026. Within that envelope Woodside Plaza homes typically trade in the lower portion of the range given the smaller footprint and 6,000 to 8,000 square-foot lots, making the pocket a frequent destination for buyers priced out of Farm Hill or Mount Carmel. Move-up sellers exiting Woodside Plaza for larger Emerald Hills or Farm Hill homes have driven steady listing flow into 2026 (see value plays at $1.8 million).
Transactions

What Buyers and Sellers Should Know About Woodside Plaza

Most regulatory facts shaping Woodside Plaza transactions flow through from Redwood City. Despite Redwood City's status as a charter city, it does NOT impose a city-specific transfer tax beyond the standard rate; total documentary transfer tax is $1.10 per $1,000 of consideration ($0.55 city / $0.55 county), the same as non-charter San Mateo County cities (Redwood City Municipal Code Chapter 32 Article III). Redwood City does NOT operate a point-of-sale sewer lateral compliance ordinance, in contrast to San Mateo, San Bruno, Burlingame, and Belmont (San Mateo County Association of REALTORS). The Tree Preservation Ordinance protects trees with trunk circumference exceeding 38 inches; renovation buyers planning additions should commission an arborist report before site planning. Second-story additions and certain alterations require an Architectural Permit issued before the One Stop Plan Review appointment, with reviews running 4 to 8 weeks (City of Redwood City Residential Design Guide). Woodside Plaza buyers should also confirm post-2018 RCSD attendance area at the address level (see Redwood City overview).
Field Notes

Market Notes by Lisa M. Lum

Recent transactions Lisa M. Lum has reviewed in Woodside Plaza suggest that turnkey three- and four-bedroom homes continue to attract multiple offers, with overbid premiums of three to seven percent typical on well-prepared listings. Move-up sellers stepping out of Woodside Plaza for larger Farm Hill or Emerald Hills homes remain a steady source of inventory through 2026. Pre-listing systems inspections (sewer scope, roof, electrical) generate measurable returns given the 1950s-1960s vintage of most homes.

Updated 2026-05-06

Frequently Asked Questions about Woodside Plaza

What kind of homes are typical in Woodside Plaza?
Mid-century ranch and Eichler-style single-family homes built between the late 1940s and 1960s, most on 6,000 to 8,000 square-foot lots. Floor plans typically run 1,400 to 2,000 square feet with three to four bedrooms. Renovation buyers should commission systems inspections, as plumbing and roofing in this vintage often need updating.
Does Woodside Plaza have a mandatory HOA?
No. Woodside Plaza operates as a voluntary city-affiliated neighborhood association rather than a mandatory HOA, consistent with most Redwood City neighborhoods outside Redwood Shores and Emerald Hills (City of Redwood City Neighborhood Associations directory).
What tree rules apply to Woodside Plaza properties?
Redwood City's Tree Preservation Ordinance protects all trees on private property exceeding 38 inches in trunk circumference (12 inches in diameter), with a no-fee permit required before removal and a $500-per-tree fine plus replacement for unpermitted removal (City of Redwood City Tree Permits).
How does Woodside Plaza pricing compare with central Redwood City?
Woodside Plaza homes typically transact below the Redwood City citywide median, offering more square footage per dollar than downtown-adjacent submarkets. The March 2026 citywide single-family median was $2,470,000 across 41 closings (SCCAOR/MLSListings); turnkey Woodside Plaza homes generally trade in the lower portion of that range.
What is the transfer tax in Woodside Plaza, 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 Plaza does not impose an additional municipal transfer tax beyond the county base.
Does Woodside Plaza 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 Plaza?
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 Plaza?
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 Plaza home pricing.

Search Woodside Plaza Homes

Browse current listings in Woodside Plaza with Lisa M. Lum.

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