San Mateo County Real Estate Market Trends August 2025 | Move-Up Buyer Guide
For move-up buyers in San Mateo County, California, understanding the current housing market dynamics is crucial in making informed decisions about buying a new home. This market update provides key insights into the latest trends and what they might mean for your home-buying strategy.
With a current inventory of 1.79 months, San Mateo County is firmly in a seller's market. This means there is a high demand for homes compared to the supply available. For move-up buyers, this suggests that competition for homes is robust, and acting quickly is often essential to secure a desirable property.
The inventory trend over the past month has decreased by 17%, and over the past year, it has declined by 7%. These figures indicate a shrinking availability of homes, which continues to favor sellers. For buyers, this trend suggests that waiting to purchase might result in fewer options and potentially higher prices in the future.
Homes in San Mateo County are selling for about 101% of their asking price. This sold-to-list price ratio highlights the competitive nature of the market, where buyers are frequently willing to offer slightly above asking prices to win bids. As a move-up buyer, it's essential to be prepared to make competitive offers that reflect the true value of the homes you are interested in.
The median days on market for homes is 17, indicating a fast-paced market. Properties are selling quickly, which means buyers need to be decisive and well-prepared to move forward with offers as soon as they find a suitable home. Having financing in place and being ready to act can be advantageous.
The median sold price in San Mateo County is currently $1,650,000. This figure provides a benchmark for setting realistic budgeting expectations. Understanding this price point can help you evaluate affordability and align your property search with your financial capabilities.
Navigating this competitive real estate market can be challenging, but you don't have to do it alone. For personalized guidance tailored to your specific needs and goals, feel free to contact Lisa M. Lum at Coldwell Banker Realty. She can provide expert advice and help you make the most informed decisions possible in today's market.
August 2025 City Highlights
While countywide numbers provide a big-picture view, every city tells its own story—and these local details matter most when you’re deciding where to buy your next home. Here’s a closer look at how August unfolded in key San Mateo County markets:
Atherton 🏡: Median sale price of $8.56M, with 15 homes sold averaging 51 days on market. Buyers paid 99% of list price, showing that ultra-luxury homes remain steady but take longer to closeSF_202508.
Belmont 🏡: Homes sold fast, averaging 31 days on market. The median price reached $2.25M, and buyers often paid 105% of list price, highlighting strong competitionSF_202508.
Burlingame 🏡: With a median sale price of $3.1M, homes averaged just 21 days on market. Buyers continued to compete, paying full price or slightly aboveSF_202508.
Hillsborough 🏡: Luxury buyers moved decisively, with 25 homes selling at a median of $7.56M. Homes averaged 23 days on market, showing steady high-end demandSF_202508.
Menlo Park 🏡: One of the most active markets, with 27 homes selling at a median of $3.1M. Buyers paid 105% of list, underscoring continued demand in tech-adjacent neighborhoodsSF_202508.
Millbrae 🏡: Among the fastest markets in the county—homes sold in just 12 days at a median of $2.02M, often with multiple offers and 106% of list priceSF_202508.
San Carlos 🏡: With 15 homes sold at a median of $2.2M, properties averaged 25 days on market. Buyers acted quickly, keeping this city highly competitiveSF_202508.
San Mateo 🏡: A standout this month with 49 homes sold at a $2.12M median. Homes averaged only 15 days on market and sold for 106% of askingSF_202508.
This mix of countywide trends and city-level insights paints a clear picture: San Mateo County is a fast-moving market where buyers need both strategy and speed. Sellers continue to benefit from low inventory, while buyers—especially move-up buyers—need expert guidance to navigate timing, pricing, and competition.