San Mateo County Market Update November 2025

Rumana Jabeen • November 3, 2025

The Buyers Are Back, and They’re Ready to Close Before Year-End: The Market Shift We’ve Been Waiting For

Bay Area real estate market trends and negotiation strategies for home buyers and sellers in Foster City, San Mateo, and surrounding Peninsula communities.

For months, I have been saying this shift was coming. Back in the spring, we saw the first signs of movement: open houses were busy again, showing requests were rising, and buyers were talking to lenders. But many of those buyers were not quite ready to act. They were exploring, learning, and waiting for the right moment. That moment is now.

The Surge We Anticipated Has Arrived

The pattern we predicted in the spring is playing out almost exactly as expected. Buyers who were out early in the year getting pre-approved and studying the market have now returned with purpose. They are financially ready, emotionally committed, and determined to secure a home before the end of the year.

We are also seeing an important factor that was missing earlier in 2025: improved affordability. Interest rates have been trending down, which gives buyers renewed confidence. Even a small reduction in rates can make a major difference in purchasing power, especially in Bay Area markets where every fraction of a percent counts.

This combination of serious buyers and improving conditions has created a noticeable surge in activity. Open houses that once drew a handful of visitors are now welcoming steady traffic. Listings that might have lingered in summer are going pending after the first weekend. Multiple-offer situations have returned, and well-presented homes are achieving strong results.

Real Examples of Momentum Returning

We are seeing the results firsthand across San Mateo County.

2929 Monterey Street, San Mateo sold 25 percent over asking after just one weekend of jam-packed open houses and a preemptive offer.
675 Edna Way, San Mateo drew 11 offers and sold well above asking after strong buyer activity.
2627 Ohio Avenue, Redwood City, is now pending after welcoming over 100 groups during its first weekend, reflecting incredible buyer interest.

These examples reflect the energy we have been waiting for. The buyers making offers right now are not casual browsers; they are decisive and qualified. One couple I recently worked with had been searching since April. They took the time to understand pricing trends, follow interest rate changes, and refine their priorities. When the right home appeared, they moved immediately. Because they were prepared, they were able to make a compelling offer and secure their new home ahead of competing buyers.

Why This Market Feels Different

Momentum is everything in real estate, and right now, momentum favors those who are ready. Sellers who list strategically in late fall benefit from two powerful forces: reduced competition from other listings and concentrated demand from buyers determined to close before year-end.

Many sellers assume that the holidays are a quiet time, but the truth is that serious buyers never stop searching. The casual crowd may step back during November and December, but motivated buyers are out in full force. They want to move before the next rate change, take advantage of current loan approvals, and begin the new year in a new home.

At the same time, inventory remains relatively tight across San Mateo County, which gives well-prepared sellers a meaningful advantage. Homes that are priced correctly, staged effectively, and marketed with precision are drawing strong attention.

Four Lessons From This Shift

Preparation Wins: The buyers winning right now are the ones who took time to study the market earlier this year. They understand value and can act with confidence.
Timing Matters: Waiting for “the perfect time” often means missing it. The best window is when serious buyers and lower rates align, and that is happening now.
Presentation Pays: Sellers who invest in presentation—staging, photography, and repairs—create urgency among buyers. The result is stronger offers and smoother escrows.
Experience Counts: Markets in transition require expert guidance. Whether it is interpreting shifting comps or managing multiple offers, experience makes the difference between good outcomes and great ones.

Advice for Sellers

For sellers, this is the moment to leverage buyer urgency. While the number of active listings is slightly lower, the quality of buyers has improved dramatically. These are serious, financially capable buyers who are ready to close quickly.

If your home has been on the market without results, it may be time for a strategic refresh: adjust pricing, update marketing, or reintroduce it with a stronger presentation. I can help you analyze what today’s buyers are responding to and ensure your home stands out in this market.

For homeowners considering a sale in early 2026, now is also the time to begin preparing. We can review your property, discuss updates that deliver the best return, and schedule photography to capture your home at its best.

Advice for Buyers

If you are planning to buy, treat this as your call to action. Get pre-approved, review your budget under current rate conditions, and be ready to write a strong offer when the right home appears.

There is still competition, but many buyers have stepped back, assuming the holidays are not a good time to purchase. That assumption can work to your advantage.

Focus on long-term value rather than short-term timing. If you find a home that fits your needs and finances, do not wait until spring when competition is likely to intensify again.

Looking Ahead

We have been waiting for this moment, the point when preparation, motivation, and market conditions align. That time has arrived. The buyers are back, the energy is real, and opportunities are here for those who are ready to act.

The best time to start your strategy was yesterday. The next best time is today.

If you are ready to make your move, contact me to create your plan. I would be honored to help you succeed in this next chapter.

Curious what that means for your next move?

Call Rumana for your complimentary market snapshot — before the holiday lull sets in.

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The Fall Market Is Building Before It Begins

By Rumana Jabeen • August 20, 2026

Summer didn't bring enough new homes to meet buyer demand. Now, a growing pool of motivated buyers could be setting the stage for a very active fall across San Mateo County. Summer is winding down, and normally this is the point when I look back at the season and see a market that has taken a bit of a breather. This year, I see something different. We did get some new inventory over the summer, but not nearly enough to keep pace with demand, particularly for single-family homes. At the same time, buyers never really went away. Many are financially prepared, motivated, and actively searching, but they simply haven't found the inventory they need. That leaves us heading toward fall with an interesting combination: limited supply, persistent demand, and buyers who are becoming increasingly eager to make a move. I don't know yet exactly how the fall market will play out, but the ingredients are in place for a very active season. Summer Never Delivered the Inventory We Needed Summer usually gives buyers more choices. New listings arrive, activity spreads across more properties, and the market tends to settle into a somewhat more relaxed rhythm. That wasn't really the story this year. Single-family home inventory remained particularly tight across San Mateo County. When desirable homes did come to market, buyers often competed aggressively for them. Since May 1, 1,067 single-family homes have sold across San Mateo County. Of those, 798 sold above their asking price, and 125 sold for at least 120% of asking. That tells me something important. Demand isn't missing. In many cases, buyers simply haven't had enough homes to choose from. We're seeing an even more extreme version of that dynamic in San Francisco, where more than 140 homes sold for at least $1 million above asking during the first half of 2026. That is an extraordinary increase from only eight such sales during the same period last year. San Mateo County is its own market, and I would never suggest that San Francisco's results automatically translate to the Peninsula. But both markets demonstrate what can happen when motivated buyers compete for limited desirable inventory. Where Did All the Buyers Go? They are still here. I'm currently working with three highly motivated buyers who are financially prepared and ready to purchase. Their challenge isn't deciding whether they want to buy. It is finding the right single-family home to buy. And they are certainly not alone. Every buyer who spent May, June, July, and August waiting for the right property does not simply disappear when summer ends. Many carry that search into September and October with even greater motivation. That is the pent-up demand I am watching now. If fall brings a meaningful increase in new listings, we could see that demand spread across a healthier selection of homes. If inventory remains constrained, competition for the best properties could become even more pronounced. Either way, buyers should be preparing now rather than waiting for the fall market to officially "begin." Sellers, You Haven't Missed Your Window For homeowners, I think this is the most important takeaway from the summer. If you considered selling earlier this year but didn't, you haven't necessarily missed your opportunity. In fact, time may be on your side. There is a pool of buyers who have spent months searching without finding the right home. If your property matches what those buyers have been waiting for, coming to market this fall could put you in front of an unusually motivated audience. That does not mean every home will automatically receive multiple offers or sell substantially over asking. The fundamentals still matter. Your price has to match your product. Your home has to be positioned against the other choices buyers have across the Peninsula, not just the house down the street. Presentation, condition, location, and pricing strategy will determine whether buyers see your home as the opportunity they've been waiting for. A strong market can create opportunity, but strategy is what converts that opportunity into a successful sale. Advice for Buyers This Fall If you have been waiting for more inventory, use the remaining weeks of summer to get completely prepared. Make sure your financing is current, know your true comfort range, and be clear about which features are essential versus negotiable. More homes may come to market this fall, but the best single-family properties are unlikely to sit around waiting for you to decide. Patience has been necessary this summer. This fall may require decisiveness. Advice for Sellers This Fall If you have been wondering whether you waited too long to sell, let's change the question. Instead of asking whether you missed spring or summer, ask what your specific home would be competing against if it came to market this fall. That is something we can evaluate now. We can look at recent sales, current inventory, buyer activity, your home's condition, and where it fits within its price bracket. If the opportunity is there, the next few weeks give us time to prepare intentionally rather than rushing to market. Summer left us with fewer homes for sale, not fewer buyers. That distinction could define the fall market. The best time to start your strategy was yesterday. The next best time is today.