February 2026 San Mateo County Real Estate Market Update

Market Update Jeff Lang February 16, 2026

Get a closer look at prices, inventory levels, interest rates, and buyer demand shaping the local market right now.

Are San Mateo County home prices going up, slowing down, or getting ready for another jump? If you’re thinking about buying or selling a home here, you’re probably wondering what’s really happening in the local housing market.

Here’s a quick breakdown of the current trends, and what they mean for home prices.

Current market update. San Mateo County has been one of the strongest housing markets in the Bay Area for a long time. Over the past 26 to 27 years, home prices here have grown much faster than inflation. In fact, appreciation has been about four times higher than inflation during that period.

That means homeowners who held onto their property over time have seen strong long-term growth. This steady rise in value shows how desirable the area remains. Strong schools, great weather, and a location between San Francisco and Silicon Valley all help keep demand high.

Interest rates and buyer demand. Interest rates play a big role in how many people can afford to buy a home. Right now, mortgage rates are slightly above 6%. Just a couple of years ago, they were closer to 7.8%.

Even though rates are not as low as they were during the pandemic, they have improved from their recent highs. When rates drop even a little, more buyers feel confident stepping back into the market. Lower rates mean slightly lower monthly payments, which helps buyers qualify for homes.

Because of this, we are already seeing strong buyer activity at the beginning of the year.

“If demand stays strong and supply remains tight, prices could continue to rise.”

Inventory and supply. To determine whether it is a buyer’s or seller’s market, we look at a metric called months of inventory. A balanced market usually has four to six months of homes available for sale.

In San Mateo County, we have been far below that level for many years. Inventory has mostly stayed between one and two months for over a decade. That is very low.

When inventory is low, there are fewer homes for buyers to choose from. That creates competition and keeps prices under pressure. This is why San Mateo County has remained a strong seller’s market for so long.

Seasonal trends and what happens next. At the start of each year, buyers often come out in large numbers. Many people spend the holidays looking at homes online and make plans to buy once the new year begins.

In January, home sale prices were up 5.3% year over year. That shows real demand. However, many sellers in the Bay Area wait until after the Super Bowl to list their homes. That means more inventory is likely coming soon.

As new listings hit the market, buyers will have more choices. But if demand stays strong and supply remains tight, prices could continue to rise.

What this means for buyers and sellers. San Mateo County continues to benefit from strong job growth, especially between San Francisco and Silicon Valley. Venture capital funding and technology jobs bring high incomes into the region. More high-paying jobs mean more purchasing power.

Strong job growth, limited supply, and better interest rates keep the market competitive. Though conditions may change with more inventory, long-term fundamentals support stable to rising home values.

If you are considering buying or selling in San Mateo County, now is the time to understand your options and develop a smart strategy. Whether you want to know what your home is worth, how interest rates affect your buying power, or where prices may be headed next, I’m here to help. Call or text me at 650-766-6412, or email me at [email protected], for personalized, expert guidance tailored to your goals.

Jeff Lang

Primary phone
(650) 766-6412
License Number
#01221669
Email
[email protected]
Address
1440 Chapin Ave,
Burlingame, CA 94401

About The Author

Jeff Lang's career in real estate is a testament to his strategic, growth-oriented mindset and his dedication to helping clients navigate the unique landscapes of San Mateo County. With his focus on areas from Burlingame to San Carlos and Pacifica since 2011, Jeff has become an invaluable asset to those seeking the perfect balance of urban and suburban life. His appreciation for the county's temperate weather and easy access to a plethora of outdoor activities resonates deeply with his clientele, who seek both the vibrancy of urban living and the tranquility of suburban spaces.

Beginning his journey in commercial real estate in San Francisco in 1997 and later transitioning to residential real estate in La Jolla, Jeff has honed a deep understanding of the industry. Known for his professional, caring, and patient approach, he brings a results-oriented and responsive attitude to every transaction. Jeff's unique strength lies in his ability to outperform competitors by leveraging his extensive experience and education.

Jeff leverages his education having received his JD and an MBA, alongside numerous real estate certifications including Master Certified Negotiations Expert and Certified Luxury Home Marketing Specialist, enabling him to devise winning strategies for each transaction. His approach not only ensures success but also puts his clients at ease, earning their trust and loyalty.

Outside of real estate, Jeff's life is as dynamic and multifaceted as his professional pursuits. His hobbies range from trail running and hiking with his dog to playing golf, tennis, and pickleball, and he's an enthusiastic Peloton user. A proud graduate of law school at the age of 42 and an Ironman triathlon finisher, Jeff's achievements speak to his determination and commitment. These qualities, combined with his professional expertise, make him an exceptional choice for buyers, sellers, and investors—especially in the $2m+ range—who are looking for more than just a transaction but a partnership with a seasoned expert who will turn them into raving fans.

In his over two decades in real estate, Jeff is most proud of partnering with his clients to build the life of their dreams. It helps that Jeff is a negotiations shark, having competed nationally as president of the negotiations team in law school and as a Master Certified Negotiation Expert (MCNE). His MBA and JD also give him and his clients a competitive advantage in every transaction, leading to his listings selling for 4.8% more than the average San Mateo County agent and offers getting accepted 6x more frequently.

If you are looking for an agent who will take on your goal as their own and be relentless in their pursuit of achieving that goal, then you want Jeff as your partner. He’s completed five marathons, including one in Antarctica, and dozens of triathlons, including an Ironman. His passion for taking on a challenge and grinding away to craft creative solutions is unparalleled. Jeff has a natural talent for putting things in perspective, keeping your eye on the prize, and clarifying the strategy to provide opportunities for success in your transaction.

A few of Jeff’s other certifications include NAR’s ePro for advanced digital marketing and NAR’s Green Designations for sustainability in real estate, Pricing Strategy Advisor (PSA) certification, Keller Williams’ BOLD program, and Tony Robbins’ Mastery University. He is also a member of the Institute for Luxury Marketing. These help him and his clients outpace the competition by selling at a higher price and getting offers accepted more often. This track record and partnership continue to provide repeat and referral business, the basis for his growing business.

Reach out to Jeff for a free consultation to discuss your real estate goals. He would be happy to make your goals his and utilize his extensive experience to make it happen.