San Mateo October 2025 Market Update

Gerald Perino November 21, 2025

As we move through fall, the San Mateo County housing market is still running hot. From the coastal charm of Half Moon Bay to the tech-driven neighborhoods closer to Silicon Valley, buyers and sellers are navigating a fast-paced, low-inventory environment.

Here’s a closer look at the October 2025 numbers—and what they actually mean for you.

Inventory stays low, competition stays high

Months supply of inventory: 1.8
MoM change: -16%
YoY change: -6%

A balanced market typically has around 5–6 months of inventory. At 1.8 months, San Mateo County is firmly in seller’s market territory.

The month-over-month drop of 16% and year-over-year decline of 6% tell us that supply isn’t keeping up with demand. Buyers have fewer homes to choose from, and well-priced properties stand out immediately.

For sellers, this creates an opportunity: fewer competing listings and more eyes on your home. For buyers, it means you need to be prepared, decisive, and strategic.

Prices push higher

Median sold price: $1,690,000
MoM change: +4%

The median sold price climbing to $1.69M (up 4% month-over-month) reinforces what we’re seeing on the ground: San Mateo County remains a high-demand, high-value market.

From family homes in San Mateo and Belmont to view properties in Pacifica and coastal homes near Half Moon Bay, buyers are still willing to pay a premium for the right home and location.

If you’re a seller, this is encouraging—especially if you’ve owned your home for several years and built up equity. If you’re a buyer, it’s a reminder to make sure your budget and expectations are aligned with current pricing realities.

Homes are selling quickly

Median days on market: 14
MoM change: -18%

Homes in San Mateo County are going pending in about two weeks on average, and days on market dropped another 18% month-over-month.

That tells us:

Buyers are watching the market closely
Good homes are getting strong attention right away
Hesitation can cost you the opportunity

For buyers, that means having pre-approval in hand, being clear on your must-haves, and being ready to write when the right home appears. For sellers, it means that if your home is priced and presented correctly, you shouldn’t expect it to sit on the market for long.

Sold-to-list: buyers are still bidding up

Sold-to-list price: 103.76%
MoM change: +1%

On average, homes are selling for almost 4% over list price.

That typically signals:

Multiple-offer situations
Buyers writing aggressive terms to win
Strong demand in core neighborhoods and popular school districts

For sellers, this is the type of market where thoughtful pricing can generate excitement and strong offers. For buyers, it’s important to remember that the list price is often the starting point, not the ceiling.

Even with low months of inventory, we’re still seeing a solid flow of new listings, and a very high number of pendings relative to actives. That tells us that homes are cycling through the market quickly—they’re not sitting, they’re moving.

What this means if you’re buying and selling at the same time

In a market like San Mateo County, where inventory is tight and homes move quickly, clients who are buying and selling concurrently need a very intentional game plan.

We’re helping clients navigate questions like:

Do we sell first or buy first?
Can we negotiate a rent-back to give us time to find the next home?
How do we structure timelines so we’re not left without a place to go?

The combination of 1.8 months of inventory, quick 14-day median market times, and strong 103.76% sold-to-list means timing your move matters just as much as the price.