San Mateo Real Estate & Living Guide
What's the San Mateo, CA real estate market like right now? As of April 2026, the median sale price for a single-family home in San Mateo is $2,375,000 — with homes selling at 113% of list price and just 0.9 months of supply.
Overview
San Mateo sits at the geographic and cultural center of the Peninsula, roughly equidistant between San Francisco and Silicon Valley. It's a city of about 105,000 people with a functioning downtown, three Caltrain stations, and a range of neighborhoods that run from walkable flats near Central Park to bayfront streets along the Shoreview waterfront. For buyers looking for Peninsula access without committing to Burlingame or Menlo Park prices, San Mateo is often the first city that makes the math work — and for sellers, the consistently tight supply means well-prepared homes attract strong competition.
The city has changed noticeably over the past decade. Bay Meadows — the former racetrack site east of the Hillsdale Caltrain station — has filled in with townhomes, condos, and single-family homes surrounding new parks and a walkable retail corridor. B Street in downtown was converted to a pedestrian-only avenue, drawing restaurants, coffee shops, and the kind of foot traffic that makes a downtown feel alive. Coyote Point Recreation Area on the Bay remains one of the best public waterfront parks on the Peninsula. The overall effect is a city that feels more complete than it did ten years ago.
San Mateo is also one of the most transit-connected cities in San Mateo County. Three Caltrain stations — Hayward Park, San Mateo, and Hillsdale — serve different parts of the city, which means your commute options vary meaningfully depending on which neighborhood you're in.
Market Snapshot — April 2026 (Single-Family Homes)
Source: SAMCAR / MLSListings. Single-family residential only.
| Metric | San Mateo | SMC County |
|---|---|---|
| Median sale price | $2,375,000 | $2,167,500 |
| Median $/sqft | $1,302 | $1,227 |
| Avg sale price | $2,538,122 | $2,914,748 |
| Avg days on market | ~15 | 19 |
| Active listings | 34 | — |
| Sale-to-list ratio | 113% | 107% |
| Months of supply | 0.9 | 1.5 |
San Mateo outperforms the county median on both price and pace. At 113% of list price — six points above the county average — the market here is pricing against itself: buyers are routinely bidding over ask, and sellers who price correctly are seeing multiple offers within the first week. Under one month of supply means there's essentially no cushion for buyers to wait and see.
Neighborhoods
San Mateo has 29 distinct neighborhoods spanning the full range of the city — from mid-century flats walkable to downtown, to hillside Eichlers in the west, to bayfront condos east of 101. Each neighborhood is grouped below by location. Most will eventually have its own dedicated page; this hub covers the full picture.
Central & West — Flat, Established
Aragon — One of the most sought-after sub-markets in San Mateo. Flat, walkable streets within easy reach of downtown and Central Park. Mid-century ranch and traditional homes on lots typically 6,000–8,000 sqft. Consistently competitive — well-priced homes here draw multiple offers quickly.
Baywood — Adjacent to Aragon and considered the top of the San Mateo market. Wide, tree-lined streets with a higher concentration of Tudors, Mediterraneans, and Spanish-influenced architecture. Lots tend to be larger and prices regularly reach $4M+.
San Mateo Park — One of the older residential neighborhoods in the city, north of Aragon, with larger lots (many 8,000–12,000+ sqft), mature tree canopy, and a quieter, established character. Craftsman bungalows, Colonial Revivals, and traditional ranch homes. A short drive to the San Mateo Caltrain station.
Baywood Knolls — Along the western edge of the city, transitioning toward the foothills. A mix of ranch and traditional homes on slightly elevated lots, some with canyon views. More private feel than the flat central neighborhoods.
Baywood Park / Enchanted Hills — A quiet residential pocket on the western slopes with post-war and mid-century single-family homes. Borders open space and offers a more secluded character than central San Mateo.
Downtown & Mid-City
Downtown / Central Park Corridor — The most walkable, urban part of San Mateo. B Street's pedestrian avenue has restaurants, coffee shops, and local retail. Central Park's 16 acres include a Japanese Tea Garden and amphitheater. Housing here is primarily mid-rise condos and townhomes rather than single-family.
Hayward Park — Tree-lined residential streets within easy walking distance of downtown San Mateo. Housing stock runs Craftsman, Tudor, and Mediterranean — some of the most architecturally distinctive blocks in the city. Served by the Hayward Park Caltrain station.
San Mateo Village — A well-established, community-oriented neighborhood popular with buyers looking for single-family homes close to parks and schools. Considered one of the more accessible entry points in the city.
Sunnybrae / 19th Avenue Park — One of San Mateo's earliest post-war residential neighborhoods, developed largely in the early 1950s. Known for Eichler-influenced modernist homes alongside bungalows, cottages, and Tudor designs.
Lauriedale — A later-developing neighborhood (1960s onward) offering well-priced single-family homes, some up to 3,000 sqft, as well as condos and apartments. Central location with good access to El Camino Real.
Eastern Addition — A central neighborhood with a mix of vintage and contemporary single-family homes, condominiums, and apartments. Convenient to downtown and Caltrain.
Hills & Western Slopes
The Highlands — San Mateo's most distinctively architectural neighborhood, known for a significant concentration of Eichler homes. Sits in the hilly western section of the city. A destination for mid-century modern buyers.
Westwood Knolls — Slightly elevated with scenic views of the city below. Housing stock is primarily 1940s–1950s cottages and ranch-style homes, near Indian Springs Park and the Hillsdale corridor.
Foothill Terrace — A residential neighborhood on the western edge of the city with a range of architectural styles from classic ranch to more contemporary designs. Close to open space and hillside parks.
San Mateo Knolls — A quieter residential pocket on the western slopes with single-family homes and lower-density character than the city's central neighborhoods.
Laurelwood / Sugarloaf — Located near Sugarloaf Mountain with easy access to hiking trails and open space. Primarily 1980s single-family homes and attached townhomes. Prices for SFH typically run $1.6M–$3.5M.
South
Beresford / San Mateo Terrace — Mid-city neighborhood just north of the San Carlos border. Predominantly post-war ranch and split-level homes on lots in the 5,500–7,500 sqft range. A common entry point for buyers priced out of Aragon and Baywood.
Hillsdale — Located in the south of the city near the Hillsdale Shopping Center and Hillsdale Caltrain station. A mix of residential pockets with strong transit and retail access.
Fiesta Gardens — Adjacent to Bay Meadows, with post-war and mid-century single-family homes. Convenient to the Hillsdale Caltrain station and the south San Mateo shopping corridor.
Parkside — One of San Mateo's more affordable single-family neighborhoods. Post-war housing stock, compact lots, and good access to local schools and parks.
Bowie Estate — A diverse residential neighborhood with a range of housing types: ranch-style bungalows, some Victorian homes, Spanish-style properties on the eastern edge, and multi-unit condo and apartment complexes including the 990-unit Woodlake community.
San Mateo Woods / Bayridge — A quieter residential neighborhood in the southern part of the city with single-family homes and good freeway access.
New Development
Bay Meadows — Built on the former Bay Meadows racetrack grounds east of the Hillsdale Caltrain station. New construction townhomes, condos, and single-family homes (2015+) in a planned, walkable format with integrated parks and retail. HOA fees apply — review reserve fund disclosures. The right sub-market for buyers who prioritize newness and transit access over lot size.
Bayfront & East of Highway 101
Shoreview & South Shoreview — San Mateo's bayfront neighborhoods east of 101. Flat, bike-friendly streets with access to the Bay Trail. Post-war single-family homes on smaller lots — the most affordable SFH entry point in the city. Highway noise on the western edge is a real consideration.
Edgewater Isle — A single condominium complex of 200+ units (built 1984) on Marina Lagoon at the edge of the Bay. Predominantly two-bedroom units with studio, one-, and three-bedroom options. Private, water-adjacent setting east of 101.
Harbortown & Mariner's Isle — One of San Mateo's larger east-side neighborhoods, running from Seal Slough to San Francisco Bay. Harbortown is a townhome development built around a man-made lake with a wooded, Craftsman-style character. The broader Mariner's Island area includes single-family homes, condos, townhomes, the Bridgepointe Shopping Center, and Tidelands Park.
Lakeshore — A small residential pocket east of 101, tucked near the Foster City bridge and Seal Slough. Ranch homes from the 1950s and newer condos along the waterfront streets. Close to Highway 101 with quick access to Foster City amenities.
Woodlake — A 990-unit condo and townhome complex on a 30-acre site adjacent to San Mateo High School. Studio through three-bedroom units managed by a homeowner association. High-density ownership community with steps-away access to a renovated shopping center and Safeway.
Los Prados — A residential neighborhood east of 101 in the bayfront corridor, with single-family homes on the eastern edge of the city.
Homestead — A residential neighborhood in the eastern part of San Mateo with post-war single-family homes and good access to 101.
Getting Around
Caltrain: Three stations serve the city. San Mateo station is downtown on B Street (Zone 3). Hayward Park station is slightly north, near 28th Ave and Norfolk. Hillsdale station is in the south, adjacent to Bay Meadows and the Hillsdale Shopping Center. All three give you Caltrain access to San Francisco (30–40 min) and to the South Bay (Palo Alto 15–20 min, San Jose 35–45 min depending on the service pattern).
Highways: US-101 runs along the eastern edge of the city with multiple interchanges. Highway 92 cuts east-west across the middle of San Mateo, connecting to the San Mateo-Hayward Bridge (I-92 to the East Bay) and to I-280 on the west side. I-280 is roughly 5–10 minutes west of the city center, accessed via 92 or Crystal Springs Road.
Drive times: San Francisco — approximately 25–35 minutes via 101 or 280 (traffic-dependent). Palo Alto — 15–20 minutes south on 101. SFO — 10–15 minutes north on 101.
Schools
San Mateo is served by two public school districts. The San Mateo-Foster City School District covers elementary and middle school grades (TK–8), with approximately 20 public schools in the district. High school students attend the San Mateo Union High School District, which includes San Mateo High School, Aragon High School, and Hillsdale High School. Attendance boundaries within San Mateo vary by neighborhood — contact the respective district directly to confirm the boundary for a specific address before purchasing.
Private school options in the city include Crestmoor Christian Schools and several small independent programs. Peninsula schools as a whole draw from a competitive applicant pool; confirm current enrollment and boundary information with the district.
Life in San Mateo
Downtown San Mateo has a walkable B Street pedestrian corridor with restaurants, bars, coffee shops, and local retail. The dining scene ranges from neighborhood staples to a handful of well-regarded spots. Central Park anchors the downtown, with the Japanese Tea Garden, a bandshell, and easy access to the Aragon and Baywood neighborhoods.
Coyote Point Recreation Area, on the bay south of downtown, offers a marina, beach access, a kite-flying hill, and the CuriOdyssey science museum. The Bay Trail runs along the eastern edge of the city through Shoreview, connecting into Foster City and South San Francisco.
Hillsdale Shopping Center, recently renovated, anchors the retail corridor at 31st Ave and El Camino Real, with Whole Foods, restaurants, and a movie theater. Bridgepointe Shopping Center off 3rd Ave provides additional big-box and restaurant options on the east side near 101.
What Homes Look Like
San Mateo's single-family housing stock is predominantly mid-century: 1940s–1970s ranch, split-level, and traditional styles dominate. The western neighborhoods (Aragon, Baywood, San Mateo Park) tend to have the most pre-war character — Craftsmen, Colonials, and Tudors on more generous lots. East of El Camino, homes get smaller and post-war ranch becomes the norm. Bay Meadows is the exception: new construction townhomes and SFRs from 2015 onward, at significantly higher density.
Rough price tiers for SFH, April 2026:
- Entry/east of 101: ~$1.4M–$1.8M (Shoreview, South Shoreview)
- Mid-tier / central: ~$1.9M–$2.6M (Fiesta Gardens, Beresford, College Park)
- Above median / west: ~$2.6M–$4M (Aragon, San Mateo Park)
- Top of market: $4M+ (Baywood, large lots with significant updates)
Tiers derived from SAMCAR MLS data, April 2026. Individual properties vary.
What to Know Before You Buy or Sell
Liquefaction and flood zones: Parts of San Mateo — particularly east of 101 and in the Shoreview area — fall within liquefaction and flood hazard zones. Run the Hazard Disclosure Report on any property east of the freeway before removing inspection contingencies. Zone designations affect insurance availability and cost.
Highway 101 adjacency: Shoreview and properties on the western fringe of Bay Meadows are within earshot of 101. Do your due diligence on noise at different times of day, not just during a weekend open house.
Older housing stock and permits: Many San Mateo homes have additions, garage conversions, or remodels done under prior ownership. Pull permits through the City of San Mateo Building Division before closing on any home with visible work that wasn't permitted — unpermitted square footage doesn't count in your appraisal and can create issues at resale.
Sewer lateral inspection: California (and the City of San Mateo) typically requires a sewer lateral inspection before close of escrow. Budget for this and review the results before waiving repair requests — older laterals in the western neighborhoods are prone to root intrusion.
Bay Meadows HOA: New construction in Bay Meadows carries HOA fees that cover common area maintenance and amenities. Confirm current fees and review reserve fund disclosures as part of your due diligence.
Frequently Asked Questions
What is the median home price in San Mateo, CA? As of April 2026, the median sale price for a single-family home in San Mateo is $2,375,000, according to SAMCAR/MLSListings data. This is above the San Mateo County median of $2,167,500 for the same period.
Is San Mateo a buyer's or seller's market right now? As of April 2026, San Mateo is a strong seller's market. Homes are selling at 113% of list price on average, with just 0.9 months of supply. Under one month of supply indicates significant demand relative to available inventory, and most well-priced homes are drawing multiple offers.
How far is San Mateo from San Francisco? San Mateo is approximately 20–25 miles south of San Francisco. By Caltrain, the San Mateo station is about 35–40 minutes from San Francisco's 4th and King station. By car, the drive on 101 or 280 typically runs 25–40 minutes depending on traffic.
How far is San Mateo from Silicon Valley (Palo Alto / Menlo Park)? San Mateo is roughly 10–15 miles north of Palo Alto. By Caltrain, the ride from San Mateo station to Palo Alto is approximately 15–20 minutes. By car via 101, the drive is typically 20–30 minutes depending on traffic.
What types of homes are available in San Mateo? San Mateo has a wide range of housing: mid-century single-family ranch and traditional homes in the central and western neighborhoods, newer townhomes and condos in Bay Meadows and the downtown corridor, and bayfront single-family homes in Shoreview. Entry prices for single-family homes start around $1.4M east of the freeway; the top of the San Mateo market runs $4M+ in Baywood and along larger lots in San Mateo Park.
Work With Burt on Your San Mateo Home
San Mateo is one of the most consistently active markets on the Peninsula — and in a market where homes sell in days at 113% of list, preparation and timing matter more than in most places. Whether you're buying your first home here, moving up, or getting ready to sell, I can help you navigate the current conditions with data you can rely on.
Call or text Burt Tsuei: 650-274-3598
Burt Tsuei | Team Lead, Burt Tsuei Real Estate Group | Keller Williams Peninsula Estates | DRE# 01906450 | 650-274-3598