San Mateo, CA Real Estate | Sternsmith Group

San Mateo, CA Housing Market Trends

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.

San Mateo is a city of distinct neighborhoods—each with its own character, price trends, and livability factors. Areas like Baywood and Aragon are known for historic charm and tree-lined streets, while Shoreview offers more affordable options near the Bay. Hillsdale and Laurelwood provide larger lots and suburban feel, whereas Downtown San Mateo boasts a walkable lifestyle with restaurants, shops, and Caltrain access. Understanding these micro-markets is essential in choosing a property that aligns with your lifestyle, investment goals, and future resale value.

San Mateo is strategically located between San Francisco and Silicon Valley, making it highly desirable for tech professionals. Commute times to major employers like Meta, Google, and Oracle vary depending on your location within the city. Properties near Highway 101 or Caltrain stations are especially sought-after for their accessibility. If your work or rental investment strategy is tied to the tech sector, prioritizing locations with minimal commute stress can significantly impact long-term satisfaction and tenant demand.

School zoning in San Mateo plays a critical role in property value and buyer demand. The San Mateo-Foster City School District and the San Mateo Union High School District have high-performing schools like Baywood Elementary and Aragon High. However, district boundaries can vary by block, and even within a neighborhood, different homes may feed into different schools. Buyers with families—or investors targeting family renters—should verify assigned schools before committing to a property.

Being close to the Bay, parts of San Mateo face increased risks from sea-level rise, liquefaction zones, and floodplain exposure. Meanwhile, hillside areas may face landslide or wildfire risks. Understanding a property’s climate resilience, insurance requirements, and potential need for mitigation (like drainage systems or elevation improvements) is increasingly important—not just for safety but for long-term property value and insurability.

San Mateo has seen steady population growth, and with it, evolving zoning policies and interest in ADUs (Accessory Dwelling Units). Some properties, especially those with larger lots in R-1 zones, may offer potential for adding a rental unit or converting a garage—especially valuable in a high-rent market. However, zoning and permitting requirements can be strict. Buyers should assess not just what’s on the lot, but what’s possible on the lot based on city regulations and future housing plans.

San Mateo is actively expanding around transit corridors, particularly near the Downtown and Hillsdale Caltrain stations. These areas are benefiting from infrastructure investment, mixed-use development, and increasing walkability. Properties within walking distance to these hubs tend to appreciate faster, especially as the Peninsula pushes for sustainable, car-lite living. For buyers looking at appreciation potential or strong rental ROI, proximity to these nodes can be a strategic advantage.

San Mateo, CA Guide

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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