Key Trends Through 2025
As the San Mateo County real estate market moves into the end of the year, activity has entered its typical mid-winter slowdown. November showed a clear seasonal decline in both new listings and closed sales, a pattern that historically continues through December before demand begins to re-emerge in mid-January.
Despite the quieter pace, the underlying data shows that opportunities remain for both buyers and sellers, particularly for those who understand how current conditions are shaping pricing, demand, and negotiation dynamics.
Seasonal Market Slowdown: A Normal Year-End Pattern
November marked the beginning of the market’s usual holiday contraction. Fewer new listings came to market, and buyer activity slowed as many households paused for seasonal travel and year-end commitments.
Historically, December is the slowest month of the year. However, this period can favor buyers who remain active, particularly on properties with longer days on market. At the same time, well-priced, well-prepared, and effectively marketed listings continue to sell efficiently, sometimes at or above asking price.
What’s Selling in San Mateo County?
San Mateo County Home Sales Breakdown – Number of Sales by Property Type & Bedroom Count (COMPASS)
Over the past 12 months, sales activity in San Mateo County has been dominated by 3- and 4-bedroom single-family homes.
Key takeaways from the data:
- 3-bedroom houses represented the largest share of total sales
- 4-bedroom homes followed closely behind
- 5+ bedroom homes accounted for a meaningful portion of activity
- Condos, townhomes, and 2–4 unit buildings made up a smaller but consistent segment of sales
Median sales prices varied significantly by property type, highlighting the importance of tailored pricing strategies depending on home size and configuration.
San Mateo County’s Largest Home Sales of 2025
Table showing San Mateo County’s biggest MLS-reported sales of the year (COMPASS)
Luxury home sales continued to play a significant role in the county’s overall market activity in 2025. The highest sales were concentrated in Atherton, Woodside, Portola Valley, and Hillsborough, with prices ranging from the mid-$20 millions up to $85 million.
These transactions included:
- Large estates with substantial acreage
- A mix of historic residences and newer construction
- Wide variation in price per square foot
The data underscores that demand at the upper end of the market remains resilient, even as overall transaction volume moderates.
Long-Term House Price Trends: Perspective Matters
San Mateo County House Price Trends Since 2005 – 3-Month Rolling Median (COMPASS)
Looking beyond short-term fluctuations, San Mateo County house prices continue to show long-term resilience. As of November 2025, the county’s 3-month rolling median house price rose approximately 1.5% year over year.
Short-term ups and downs are common, which is why year-over-year and multi-year trends provide a more meaningful view of market direction.
Condo Market Trends Tell a Different Story
San Mateo County Condo Price Trends Since 2005 – 3-Month Rolling Median (COMPASS)
The condominium market has followed a different trajectory than single-family homes. Over the past several years, condo prices have generally experienced lower appreciation rates and greater sensitivity to seasonal and economic shifts.
As of November 2025:
- The 3-month rolling median condo price declined approximately 4.5% year over year
- Monthly and seasonal fluctuations were more pronounced than in the house market
- Longer-term trends remain more informative than short-term changes
This divergence highlights how property type continues to influence pricing behavior and buyer demand.
Looking Ahead
As the calendar turns to January, the market typically begins to reawaken, with demand building into the spring selling season. While economic conditions continue to evolve, San Mateo County real estate remains defined by limited inventory, long-term appreciation, and sustained interest in well-located, well-presented homes.
Considering Your Next Move?
Thinking about selling or buying a house? Connect with the Local Experts:
For expert guidance on buying or selling your house, contact Caviness, Straub & Associates today!
📞 Call Now: (650) 288-3230
📧 Email Us: [email protected]
Brett Caviness // DRE01935984
Don Straub // DRE01896844
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