The March 2026 market report reflects residential activity from February and provides a clear snapshot of pricing, inventory, and market pace across San Mateo County. The data continues to highlight a split dynamic between single-family homes and condos or townhomes, with each segment offering distinct opportunities depending on your goals.
Single-Family Homes
The single-family market remains competitive, with steady pricing and limited inventory continuing to shape buyer and seller behavior.
In February, there were 422 new listings, and 228 homes sold. Inventory measured 1.9 months, indicating a strong seller’s market. When inventory falls below 2 months, it typically indicates high demand relative to the number of available homes.
The median sale price held at $1.9 million, reinforcing price stability across the market. Homes sold at 106.9% of list price, indicating continued overbidding and strong competition for well-prepared properties.
Properties moved quickly, averaging 24 days on market. This reflects how long it takes for a home to go under contract and continues to demonstrate that buyers are acting decisively when the right opportunity arises.
Overall, the single-family segment remains fast-moving and highly competitive, driven by limited supply and consistent demand.
Condos and Townhomes
The condo and townhome market offers a more balanced environment, giving buyers greater flexibility and a broader range of options.
There were 169 new listings, and 68 units sold in February. Inventory reached 3.7 months, offering more selection than in the single-family segment.
The median sale price came in at $855,000, maintaining a more accessible entry point into the San Mateo market. Homes sold at 99.6% of list price, suggesting most properties are closing very close to asking price, with fewer instances of competitive overbidding.
The average days on market was 51, which is more than double the pace of single-family homes. This longer timeframe allows buyers more time to evaluate properties, negotiate terms, and move forward with confidence.
This segment may present opportunities for buyers seeking value, flexibility, and less urgency in their home search.
What Does This Mean For Buyers?
Buyers in the single-family market should be prepared for competition. With just 1.9 months of inventory and homes selling above list price on average, desirable properties are attracting strong interest. Preparation, strong financing, and a clear offer strategy remain important.
In the condo and townhome market, buyers may find more room to negotiate. Increased inventory and longer days on market create opportunities to take a more measured approach and explore options carefully.
Understanding how these two segments behave differently is key to making informed decisions.
What Does This Mean For Sellers?
Single-family home sellers remain in a favorable position. Limited inventory and strong sale-to-list ratios indicate that well-priced homes can attract significant interest and competitive offers. Presentation and pricing strategy continue to play an important role in maximizing results.
Condo and townhome sellers should focus on standing out in a more competitive inventory environment. Strategic pricing, strong marketing, and thoughtful preparation can help reduce time on market and improve overall outcomes.
Conclusion
San Mateo County continues to demonstrate resilience across both housing segments. Single-family homes remain highly competitive amid limited supply and consistent overbidding, while condos and townhomes offer a more balanced pace with greater opportunities for buyers.
If you are considering buying or selling in San Mateo County, reach out to me directly. A personalized strategy based on current market conditions can help you move forward with clarity and confidence.
San Mateo County Homes for Sale
Here are the most recent single-home listings just added to the database in the median sale price range for San Mateo County. All homes here are priced at $1,900,000 or less.
San Mateo County Condos for Sale
Here are the most recent condominium listings just added to the database in the median sale price range for San Mateo County. All homes here are priced at $855,000 or less.