The market in San Mateo County is shifting and Heckenberg Realty is keeping a close eye on it - for buyers, seller and investors alike. Our real estate market shift is not in the way sensational headlines might suggest. Single-family home prices have stabilized after years of sharp gains, buyer behavior is evolving, and the overall tone is one of balance, not retreat. If you're considering a move, a sale, or an investment, here's what you need to know heading into the second half of 2025.
Median Prices: A Gradual Reset, Not a Collapse
The median sale price for a single-family home in San Mateo County was approximately $2,000,000 in May 2025—down from $2.1M in April and off from the $2.3M peak reached in mid-2024. While prices have cooled slightly, this is a market recalibration, not a downturn. The Peninsula remains one of the most competitive and resilient real estate regions in the country.
Inventory and Sales Volume: Stable but Selective
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Homes Sold in May: 378 (similar to April and slightly lower year-over-year)
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Days on Market: 19 (up slightly from 16 days in May 2024)
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Average Sale-to-List Price Ratio: 103.8%
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Available Inventory: 2 months of supply, a sign of moderate buyer competition
Well-positioned listings continue to move quickly and attract multiple offers—though bidding wars have cooled. Sellers are receiving slightly less over asking than last year, but timing, pricing, and presentation remain critical to success.
Regional Context: San Mateo vs Silicon Valley
In adjacent Santa Clara County, home values dropped about 2% over the last six months. The regional trend points to normalization across the broader Bay Area, with buyers becoming more cautious and inventory levels slowly rising.
Affordability remains a challenge, particularly for first-time buyers. Median down payments hover around $375,000, and in San Mateo County, a household income over $100,000 still qualifies as “low income” under HUD guidelines.
What It Means for Sellers
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The market is still strong—but not overheated.
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Strategic pricing based on recent comps is more important than ever.
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Over-asking offers are still common, but the gap is tightening.
If you're considering listing this summer or fall, now is the time to prepare: pre-market inspections, smart staging, and premium photography will set your property apart.
What It Means for Buyers
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You’ll likely face less competition, but homes still move fast.
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There’s more flexibility on terms than in past years.
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A well-prepared offer—with strong financing and clean contingencies—can open doors.
Work with a local agent who understands micro-market dynamics. In San Mateo County, pricing trends can vary dramatically from neighborhood to neighborhood.
What It All Means
This market is returning to fundamentals. It’s no longer about panic buying or sky-high overbids. It’s about smart timing, data-driven strategy, and a return to due diligence.
Let’s Talk Strategy - a Heckenberg Realty specialty
Want to know what your home is worth in today’s market? Or explore buying options that align with your goals? Whether you're looking to sell at peak equity, buy into a more balanced market, or simply stay informed—we’re here to help.
