Bay Area Home Shock! See What $1.8 Million Really Buys in San Mateo County

Think you know the Bay Area housing market? Think again. From tech billionaires bidding on bungalows to families competing for fixer-uppers, San Mateo and Santa Clara Counties are at the center of one of California’s most intense real estate markets. Homes are selling faster than ever, and what you get for your money might surprise you.

In San Mateo County, the median home price now sits around $1.8 million. That could mean a modern condo near downtown San Mateo, a classic Craftsman in Burlingame, or a sunlit ranch in Menlo Park. Move south into Santa Clara County, and the average is closer to $1.6 million, with options ranging from Sunnyvale townhomes to Los Gatos hillside estates.

The market’s energy comes from a mix of low inventory, strong job growth, and shifting buyer priorities. Tech professionals, remote workers, and investors are all vying for the same limited pool of homes. Open houses can still draw crowds, and many properties receive multiple offers within days of hitting the market.

For buyers, success starts with preparation. Getting pre-approved by a local lender shows sellers you’re serious and ready to move quickly. Jumbo loans are common across both counties, and today’s buyers often use creative strategies like rate buydowns, bridge loans, and early inspections to stay competitive.

Each neighborhood has its own rhythm. Palo Alto remains a hub for innovation and education, while Mountain View and Cupertino attract those seeking a balance between work and lifestyle. Burlingame and San Mateo are ideal for walkability and quick access to Caltrain. Los Altos and Saratoga appeal to those who value privacy and top-tier schools. South County areas such as Morgan Hill and Gilroy offer newer homes, larger lots, and more affordability.

Understanding market trends can make all the difference. The average home in these counties spends less than two weeks on the market, and well-maintained properties continue to command strong prices. Buyers are increasingly drawn to homes with energy-efficient upgrades, ADUs, and smart home systems, which add both comfort and long-term value.

The details matter when buying here. It’s essential to review disclosures, inspections, and local regulations carefully. San Mateo and Santa Clara Counties have unique environmental considerations such as flood zones, seismic retrofits, and hillside building rules. Knowing these ahead of time helps prevent surprises later.

Despite the headlines, the Bay Area remains one of the best places to build long-term equity and community. The region’s combination of strong schools, thriving job markets, and limited land supply continues to support healthy property appreciation.

When it comes to navigating the competitive housing markets of San Mateo and Santa Clara Counties, Lisa Lum at Coldwell Banker Realty, stands out for her deep local expertise and client-first approach. With years of experience helping Bay Area buyers secure their dream homes, Lisa blends market insight with strategic guidance, ensuring every client is informed, confident, and well-prepared. She understands neighborhood dynamics, knows what makes offers stand out, and works tirelessly to make each transaction smooth from start to finish. Whether you’re buying your first home or upgrading to your forever home, Lisa is the trusted partner who helps you win in today’s fast-paced market.

Whether you’re a first-time buyer or returning to the market, having a trusted local expert on your side makes all the difference. Connect with Lisa to explore your next move across San Mateo and Santa Clara Counties.