Eight cities, one month of closed sales, two very different stories depending on what you were buying. Here is how the Peninsula looked in July 2026, pulled from San Mateo County MLS. I read these reports the way I used to read dashboards — looking for the number that contradicts the headline. This month, the contradiction is sitting one row down on every card.
The one-line version
Single-family homes stayed a seller’s market: every city closed over asking, most with well under a month and a half of inventory, many selling in two weeks or less. Condos and townhomes told a quieter story — more inventory, prices landing around or just under list, and homes sitting weeks longer. Same county, two separate games.
Single-family homes
| City | Median Sale Price | Sold | Months of Inventory | Sale vs. List | Avg Days on Market |
|---|---|---|---|---|---|
| Belmont | $2.3M | 25 | 1.1 | 105.9% | 19 |
| Burlingame | $3.1M | 20 | 0.7 | 108.2% | 8 |
| Daly City | $1.3M | 31 | 1.0 | 113.7% | 19 |
| Foster City | $2.1M | 7 | 2.3 | 103.0% | 28 |
| Millbrae | $2.3M | 16 | 0.7 | 107.5% | 12 |
| Redwood City | $2.3M | 65 | 1.0 | 106.8% | 20 |
| San Carlos | $2.6M | 24 | 0.8 | 104.4% | 13 |
| San Mateo | $2.4M | 64 | 0.7 | 109.9% | 14 |
Everything closed over asking. The “sale vs. list” column never dipped below 100% — Daly City led at 113.7%, with San Mateo, Burlingame, and Millbrae all above 107%. The list price was a starting line, not a ceiling. If you are buying, budget for the premium; if you are selling, price to invite competition rather than to capture the last dollar up front.
Inventory stayed thin. San Mateo, Burlingame, and Millbrae each held around 0.7 months of supply, and San Carlos 0.8. Anything under roughly two months favors sellers, so most of these markets weren’t close. Foster City, at 2.3 months on just seven closings, was the one loosening at the edges.
Speed held. Burlingame’s median single-family home went in an average of eight days. Millbrae took 12, San Carlos 13, San Mateo 14. Well-prepared, well-priced homes were still moving in about two weeks.
Condos and townhomes
| City | Median Sale Price | Sold | Months of Inventory | Sale vs. List | Avg Days on Market |
|---|---|---|---|---|---|
| Belmont | $985K | 3 | 3.7 | 96.9% | 40 |
| Burlingame | $1.2M | 5 | 1.8 | 103.2% | 28 |
| Daly City | $605K | 7 | 3.0 | 103.4% | 54 |
| Foster City | $1.2M | 10 | 3.2 | 99.6% | 31 |
| Millbrae | $980K | 5 | 0.6 | 97.8% | 42 |
| Redwood City | $780K | 15 | 1.9 | 97.4% | 39 |
| San Carlos | $772K | 6 | 2.8 | 99.7% | 29 |
| San Mateo | $895K | 26 | 2.8 | 99.5% | 40 |
The story flips. Where single-family homes closed over ask, condos and townhomes mostly settled around or just under list — Belmont at 96.9%, Redwood City at 97.4%, Millbrae at 97.8%. A handful still cleared asking, but the fever pitch was gone.
More room, more time. Condo inventory ran two to five times higher than single-family in the same city, and homes sat longer — Daly City averaged 54 days, Millbrae 42, Belmont and San Mateo 40. For a patient buyer, that is the corner of the Peninsula where negotiating leverage actually exists this month.
What it means, depending on where you stand
If you are shopping single-family, the June-into-July math hasn’t softened: come pre-approved, expect competition, and don’t let the list price anchor your budget. If you are open to a condo or townhome, you have more selection and more time — and, in several cities, the ability to negotiate rather than just react.
A note on small samples
Several of these cities closed only a handful of homes — Belmont had three condo sales, Foster City seven single-family. With counts that low, one unusual transaction can swing a median or a sale-to-list ratio noticeably. Treat one month as a data point, not a verdict, and lean on the direction more than the decimal.
Numbers tell you what happened. They do not tell you whether it was the right house. That part is still a conversation.
If you want to know what these trends mean for a specific street, price band, or timeline, that is exactly the kind of question I like to dig into. Tell me which city is yours and I will pull the numbers that actually matter for your block.
Data from San Mateo County MLS, July 2026. Deemed reliable but not guaranteed.
