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Market Pulse

San Mateo market insights

A local market update for All Residential, refreshed monthly with Redfin housing market data.

Monthly market wrap

MONTHLY MARKET WRAPSan MateoAll home types · May 2026San Mateo held steady in May: the keymarket signals were mixed.Median sale price$1.8M▲ +2.3% vs AprTime to pending14d▲ 1 day slower vs AprSold over asking59%▼ -3 pts vs AprActive listings117+0.0% vs AprGenerated by ListingCopilot.ioSource: Redfin housing market data

Sale price vs asking

SALE PRICE VS ASKINGSan MateoAll home types · May 2026Most San Mateo homes are still sellingover asking (59%). Price to invitecompetition.106.8%average sale price vs. asking priceSold over asking59%vs. a year ago+8 pts105.8%103.5%101.3%Sold at asking price106.8%Jun 2024Jun 2025May 2026Generated by ListingCopilot.ioSource: Redfin housing market data

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The negotiation gap

THE NEGOTIATION GAPSan MateoAll home types · May 2026San Mateo homes are closing +6.8% aboveasking. The list price is the floor, notthe ceiling.+$148Kmedian sale price minus asking priceMedian asking price$1.65MMedian sale price$1.8M$1.78M$1.57M$1.37MSoldAskingJun 2024Jun 2025May 2026Generated by ListingCopilot.ioSource: Redfin housing market data

Median sale price

MEDIAN SALE PRICESan MateoAll home types · May 2026San Mateo home values edged up +2.1%year over year.$1.8Mmedian sale priceYear over year+2.1%Homes sold last month88$1.69M$1.5M$1.31M$1.8MJun 2019Dec 2022May 2026Generated by ListingCopilot.ioSource: Redfin housing market data

Time to sell

TIME TO SELLSan MateoAll home types · May 2026San Mateo homes are flying off themarket in 14 days.14 daysmedian time to pendingGone within two weeks48%vs. a year agounchanged31d21d10d14dJun 2024Jun 2025May 2026Generated by ListingCopilot.ioSource: Redfin housing market data

Active listings

ACTIVE LISTINGSSan MateoAll home types · May 2026San Mateo inventory is down 19.3% yearover year, keeping buyer choice tight.117active listingsYear over year-19.3%Months of supply1.313910775117Jun 2024Jun 2025May 2026Generated by ListingCopilot.ioSource: Redfin housing market data

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Price cuts

PRICE CUTSSan MateoAll home types · May 202622% of San Mateo listings cut theirasking price last month, down 10 ptsfrom a year ago.22%of active listings cut their asking pricevs. a year ago-10 ptsActive listings11726%21%16%22%Jun 2024Jun 2025May 2026Generated by ListingCopilot.ioSource: Redfin housing market data

The two-speed market

THE TWO-SPEED MARKETSan MateoAll home types · May 2026San Mateo moves at two speeds: 48% ofhomes were gone inside two weeks whilethe rest sat longer.48%of listings went pending within two weeksMedian time to pending14 daysvs. a year ago-0 pts52%36%20%Half of listings48%Jun 2024Jun 2025May 2026Generated by ListingCopilot.ioSource: Redfin housing market data

Best month to buy

BEST MONTH TO BUYSan MateoAll home types · May 2026December is historically San Mateo'scalmest month for buyers: 5.2 pts lessover-asking than May.Decemberhistorically the calmest month for buyersBuyer's edge vs May-5.2 ptsYears of Redfin data11+Yearly averageJFMAMJJASOND-2.6 ptsBars over/under-asking vs the yearly average Line price seasonalityGenerated by ListingCopilot.ioSource: Redfin housing market data

10-year price growth

WAITING HAS A PRICESan MateoAll home types · May 2026San Mateo home values are up +50% overthe past 10 years.+50%median sale price growth since 2016Median price in 2016$1.2MAverage gain per year+4.1%$1.53M$1.35M$1.17M$1.8MMay 2016May 2021May 2026Generated by ListingCopilot.ioSource: Redfin housing market data

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