San Mateo County Market Update February 2026
Even Though the Market Is Slow,
There Is Still a Lot to Love
Late winter and early spring are usually when we expect the Bay Area real estate market to wake up in a noticeable way. More listings hit the market, buyers become more active, and momentum starts to build. This year, movement is happening, but it is more measured. The pace is slower, the tone is more cautious, and the activity is concentrated around specific homes and specific neighborhoods.
And yet, there is still a lot to love about this market.
I say that not as a slogan, but as an observation from what I am seeing every week across San Mateo County and the surrounding areas. Even with economic concerns, global uncertainty, and mixed consumer confidence, people are still planning their lives. They are still forming households, growing families, relocating for work, and thinking long term. For many Americans, long term stability still includes homeownership. That underlying demand has not disappeared. It has simply become more selective and more thoughtful.
What I Am Seeing Right Now in the Bay Area Market
We are firmly in the late winter, early spring window, but overall activity is only just beginning to move. The market is not frozen, but it is not broadly fast either.
There are active buyers in the market right now. Some properties are drawing strong attention, multiple disclosure downloads, and competitive offers. These tend to be homes that check the right boxes: strong location, good condition, realistic pricing, and functional layouts. When those homes appear in desirable neighborhoods, buyers respond quickly.
At the same time, much of the rest of the market is calmer. Some listings are seeing fewer showings and longer days on market. Inventory remains tight, especially in the most in demand areas, where available homes are surprisingly scarce for this time of year. In several neighborhoods my buyers are watching closely, there is simply very little to choose from.
This creates a split market. Highly desirable homes are active and competitive. Average or overpriced homes are quiet. That contrast is one of the defining features of the current season.
A Real-Time Example of Buyer Energy
One of the clearest reminders of this came recently with 131 Yawl Court in Foster City.
I expected this home to be well received. It is a strong property in a desirable neighborhood. Even so, the level of interest during the first weekend exceeded expectations. The open houses were very busy, and the property received multiple offers right away.
That kind of response might sound surprising given the broader sentiment around the market feeling slow, but it reinforces what I am seeing again and again. When the right home comes to market, buyers are absolutely ready to engage. They may be cautious, but they are paying attention, and they are prepared to act when something aligns.
Watching How the Market Responds Going Forward
As we move further into spring, I am watching closely how upcoming listings perform. Bringing additional homes to market, including a single-family home on Vera Avenue in Redwood City and a townhome on Lark Lane in Foster City, will offer valuable insight.
Each home is different, and each micro market responds in its own way. Comparing how buyers engage with these properties, how quickly offers materialize, and what pricing strategies resonate will help clarify where momentum is building and where it remains measured. This is how we truly understand the market, not through headlines, but through real results, week by week.
Why There Is Still a Lot to Love
Even in a slower cycle, there are real advantages for both buyers and sellers.
For buyers, there is more room to think. You may not be competing against ten offers on every property. You often have more time to review inspections and reports. In some cases, you have negotiating power on price or terms. You can structure your purchase instead of rushing it.
For sellers,
serious buyers are still very much present. The people touring homes right now are typically motivated and qualified. They are not browsing for entertainment. They are looking to act when the right property appears. With less overall inventory, a well prepared and well priced home can still stand out and perform very well.
There is also something more human that I notice every year around this time. Despite geopolitical tension, economic worries, and uncertainty in the news cycle, people continue forward. They still want a place that is theirs. They still want stability, community, and a sense of home base. Real estate is not just a financial asset, it is where life happens. That motivation is durable.
Guidance for Buyers Right Now
If you are a buyer in this market, preparation is your advantage.
- Have your financing fully reviewed. Know your comfort range, not just your maximum approval.
- Know the neighborhood level pricing, not just citywide averages.
- Be patient, but you have to be ready. Inventory is tight in the most desirable areas, the right home may appear suddenly, along with a dozen other buyers. When it does, you want to be in a position to act decisively and confidently.
Do not assume that slow headlines mean no competition.
The best homes are still competitive.
Guidance for Sellers Right Now
If you are considering selling,
focus on positioning and presentation.
In a selective market, details matter more.
- Pricing must be grounded in current comparable sales.
- Condition and staging matter.
- Marketing reach matters.
Also, the time of the season means you have time to plan. Not every seller should rush to list first in early spring. For some homes and some financial situations, a different window of time may produce a better result.
My role is to help you evaluate that honestly.
Steady Does Not Mean Stalled
This season’s market is steady, cautious, and selective. It is not loud, but it is alive. People are still making moves, just with more care and more intention.
Even though the market is slow, there is still a lot to love: thoughtful buyers, prepared sellers, and opportunities that reward strategy over speed.
The best time to start your strategy was yesterday. The next best time is today.
If you are thinking about buying or selling a Bay Area home this year, reach out. Let us build a plan based on your goals, your numbers, and today’s real market conditions.
Success in 2026 Starts with a Clear Strategy.
Contact me for a private consultation to evaluate your goals with honesty and build a strategic plan that truly serves your future.
January 2026 Market Reports
Below you'll find market information for San Mateo County, San Mateo (City), and Foster City
San Mateo County Equity Report. This report covers changes in median home sales prices over the last month, year, five years, and ten years using rolling 3-month data.
San Mateo County Market Report. This report covers changes in median home sales prices, comparing year-over-year data for a single month.
San Mateo City Equity Report. This report covers changes in median home sales prices over the last month, year, five years, and ten years using rolling 3-month data.
San Mateo City Market Report. This report covers changes in median home sales prices, comparing year-over-year data for a single month.
Foster City Equity Report. This report covers changes in median home sales prices over the last month, year, five years, and ten years.
Single Family Residences
Condominiums
Townhomes
