Search lands for sale in San Mateo, CA with The Sternsmith Group.
The San Mateo housing market is somewhat competitive as of mid-2025, with homes typically receiving around four offers and going under contract in about 14 days. While buyer activity remains steady, prices have softened year-over-year, with the median sale price dropping 12.3% to $1.8M and the median price per square foot falling 11.7% to $1,000. This suggests that while demand persists, the market is adjusting to shifting affordability, higher borrowing costs, or changing buyer preferences. For sellers, pricing competitively is key to attracting serious offers, while buyers may find more room to negotiate compared to last year’s peak conditions.
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Unlike condos, where inventory is relatively steady, land in San Mateo is scarce due to the city’s mature development and tight zoning regulations. Purchasing land here provides a rare chance to create a truly custom home in a market where most properties are decades old and already built out. This scarcity ensures strong long-term value and positions land as a highly strategic investment, especially compared to regions with more abundant undeveloped parcels.
Owning land in San Mateo allows buyers to design and build a property tailored to their needs, whether it’s a modern single-family home, a multi-unit dwelling, or an investment property aligned with current zoning allowances. In contrast to condos, which come with fixed layouts and HOA rules, land ownership puts full control in the buyer’s hands. In a high-demand, evolving Bay Area market, this ability to customize ensures the property remains functional, adaptable, and competitive over time.
San Mateo’s position in the heart of the Bay Area means that land ownership offers significant leverage in one of the nation’s most resilient economies. With ongoing demand from tech, biotech, and finance sectors, the value of well-located land in San Mateo has historically outpaced less dynamic regions. Compared to holding land in rural or oversupplied markets elsewhere in California or the U.S., owning land here ties the investment directly to one of the most sought-after and supply-constrained regions in the country.
Buying a land in San Mateo, CA, is a significant investment, and understanding what to look for can help you make an informed decision. From prime locations to long-term value, here are six crucial factors to consider before purchasing a high-end property in this sought-after area. If you need more details or wish to schedule a private showing, feel free to reach out.
San Mateo enforces slope-specific rules (setbacks from tops/toes of >15% slopes) and may require soils and/or geology reports before permits are issued. Expect engineered grading, drainage design, and evidence of slope stability—plus strict construction access/haul plans on hillside streets. If you plan deep borings for geotech, separate County health permits apply to subsurface drilling. These hillside protocols materially affect feasibility, budget, and schedule compared with flatter Bay Area cities.
Parts of North Shoreview and bayside neighborhoods have seen FEMA flood zone revisions tied to local levee/creek projects. Buyers should confirm the parcel’s latest FIRM status, historic flood works on San Mateo and Laurel Creeks, and how regional sea-level-rise planning (via OneShoreline) may influence future protection, insurance, and resale. Two similar lots can carry very different flood and elevation requirements.
If a lot sits on or near the Bay, the San Francisco Bay Conservation & Development Commission (BCDC) may have permitting jurisdiction in addition to City reviews. Setbacks, fill restrictions, shoreline access, and habitat considerations can shape building envelopes, grading, and retaining structures—constraints you won’t face in inland cities. Early confirmation of BCDC jurisdiction and permit pathway is essential to avoid redesigns.
San Mateo lies near the San Andreas system; parcels can fall within Alquist-Priolo Earthquake Fault Zones or mapped seismic hazard areas. New foundations, basements, or significant grading may trigger fault-setback verification and enhanced structural design. Site-specific geotechnical studies here are not a formality—they directly drive footprint, depth, and cost in ways that differ from less active regions.
Within single-family zones, California’s SB 9—implemented by the City of San Mateo—can allow ministerial (staff-level) approval of urban lot splits and up to two units per lot, subject to strict objective standards (lot size, setbacks, map recording, services). This can materially change a land deal’s pro forma versus cities with narrower SB 9 pathways. Feasibility hinges on the parcel’s exact zoning, utilities, and compliance with the City’s SB 9 criteria.
San Mateo consolidates heritage/street tree protections into a “Protected Trees” framework; permits, replacement ratios, and construction buffers can constrain driveway placement, utility runs, and building pads. For lots near creeks or bayside habitat, additional setbacks and agency reviews may apply. Rules differ inside City vs. unincorporated County, so verify which regime governs your parcel. These local protections are more prescriptive than in many peer markets.
Unlock the opportunity to build in one of the Bay Area’s most sought-after cities. Whether you have questions about zoning, hillside development, or floodplain requirements, our team can guide you every step of the way. Contact us today to discuss your goals or schedule a private site visit.
Thinking about making San Mateo your home? Explore our in-depth neighborhood guide to uncover everything this vibrant community has to offer. From top-rated schools and local dining to real estate insights and lifestyle amenities, we’ve got you covered. Start browsing now and find out why San Mateo is one of the most desirable places to live!
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