What San Mateo County's Two-Speed Market Means for Buyers and Sellers Right Now
- joshualee
- Jun 23
- 2 min read
What San Mateo County's Two-Speed Market Means for Buyers and Sellers Right Now
If you have been following the San Mateo County real estate market, you have probably seen numbers that look contradictory.
Some data shows prices up. Some shows prices down. Both are right.
The reason: this is a two-speed market. Single-family homes and condos are moving in completely opposite directions.
Single-Family Homes
In January 2026, single-family homes in San Mateo County posted a median sale price of $1.93M, up 7% year over year. Average days on market: 36. Sale-to-list ratios above asking are common for well-priced properties.
The market for well-located, well-prepared single-family homes is competitive. That has not changed.
Condos and Townhomes
Condos posted a median of $830K, down 9% year over year, with average days on market around 60. Buyers have more negotiating leverage in this segment than at any point in the past two years.
For patient buyers who do not need a single-family home, the condo market right now offers real opportunity.
What This Means for You
If you are a seller of a single-family home in an established neighborhood: you are in a strong position. The strategy matters but the demand is there.
If you are a seller of a condo: pricing and presentation need to be sharper than they would have been in 2021 or 2022. The buyer pool is more selective.
If you are a buyer: knowing which segment you are in changes your strategy completely. Single-family requires speed and preparation. Condos give you more room and time.
Advisor Take
The headline number does not tell your story. Your neighborhood, your property type, and your specific situation do.
If you want to understand what the market actually looks like for your home or your search, that is a conversation worth having.
That is the conversation worth having before you list or before you start looking.
Joshua Lee | Real Estate Advisor
joshua_lee@kw.com | (650) 881-2972
Sources: Nona Ehyaei, Buying a Home in San Mateo in 2026: nonaehyaei.com/san-francisco-real-estate-blog/buying-a-home-in-san-mateo-in-2026
Burlingame Properties Q1 2026 Market Update: burlingameproperties.com/articles/san-mateo-county-real-estate-market-update-q1-2026
Redfin San Mateo Housing Market: redfin.com/city/17490/CA/San-Mateo/housing-market
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