Before you head into open houses this weekend — a quick read on where the Peninsula actually stands.
San Mateo County, April 2026 (single family)
- 565 new listings · 415 sold
- 1.4 months of inventory
- 106.5% of list price
- 18 days on market
The “market is cooling” headline doesn’t match what’s closing. Well-priced single-family homes are still going over ask, often with multiple offers, and they’re moving in under three weeks. If you’re a buyer waiting for prices to break, that break isn’t showing up in the data.
What is showing up: a real split between single-family and condos/townhomes. Condo inventory is sitting longer and selling closer to list — which means there’s actually negotiating room there, even while SFH stays competitive. Same county, two very different conversations.
If you’ve been sitting on RSUs or a vest cliff waiting for the “right time,” the right time depends entirely on what you’re buying, not when you’re buying. Or read more on the For Buyers page if you want to talk through your specifics.
