San Mateo Eichlers / What it's worth
Twelve months to September 2026 · Eichler-era only
The number is easy. The method is the product.
This neighbourhood sells two to five houses a month. At that volume, every monthly median you have read about it — including the ones on the big portals — is a two-sale sample dressed up as a statistic. So here is how we do it instead, and here is the working, so you can disagree with us specifically rather than generally.
Median sale price
$2,750,000
n = 30
Median $/sq ft
$1,521
Range $1,117–$1,842
Mean sale price
$2,763,833
Range $2,150,000–$3,599,992
Median size
1,782 sq ft
Range 1,490–2,460 sq ft
The method
Four rules, stated up front.
One — Eichler-era only. Year built 1956 to 1964. Three sales inside the neighbourhood boundary in this window were excluded because the houses are not Eichlers: a 2022 build on Cobblehill Place at $4,387,500, a 1994 build on Bunker Hill Drive at $3,000,000, and a 1976 build on Bennington Court at $3,350,000. Two of the three were above $3.3 million, so leaving them in would have pushed the median up for reasons that have nothing to do with Eichlers.
Two — a rolling twelve months. Not a month, not a quarter. Thirty sales is a thin sample; twelve sales would be an anecdote.
Three — the same cohort at both ends. When we say the market moved, we compare the Eichler-era cohort in one period against the Eichler-era cohort in another. Comparing a filtered figure now against an unfiltered one then is how you manufacture a trend.
Four — the date and the source ride with the number. Every figure on this page is as at September 2026 and computed from public sold records. They have not been re-verified against MLS, and we say so rather than implying a precision we have not earned.
What it says about direction
Split the same cohort in two and the movement is modest:
| Period | n | Median | Median $/sq ft |
|---|---|---|---|
| Sept–Dec 2025 | 10 | $2,670,000 | $1,488 |
| Jan–Sept 2026 | 20 | $2,750,000 | $1,540 |
| Change | — | +3.0% | +3.5% |
Redfin's neighbourhood page reported a median of $2,748,673 as of August 2026, up 24.9% year over year. Redfin's own housing-market page for the same neighbourhood reported $2,275,000 for February 2025, down 6.4% year over year, on two homes sold.
Those are different months, and both are honestly produced. They are also thirty-one percentage points apart, which tells you exactly how much weight a monthly median deserves in a neighbourhood this size. Our own earlier published figure of around 8% was not wrong so much as undated and unsourced — we have replaced it with this.
The working
Fifteen of the thirty sales.
Published so that the median above is checkable rather than assertable. These are public sold records, single-sourced, not yet MLS-verified. Do not treat any line as a comparable for your house without us looking at condition, and do not treat the per-square-foot figures as interchangeable — the spread between them is the condition story.
| Address | Sold | Price | Sq ft | Bd/Ba | Built | $/sq ft |
|---|---|---|---|---|---|---|
| 40 Roxbury Ln | 2026-07-16 | $3,599,992 | 2,450 | 4/3 | 1960 | $1,469 |
| 1739 Lexington Ave | 2026-08-27 | $3,250,000 | 1,764 | 4/2 | 1956 | $1,842 |
| 1719 Monticello Rd | 2026-08-03 | $3,200,000 | 2,020 | 4/3 | 1956 | $1,584 |
| 40 Powhatan Pl | 2026-09-10 | $3,150,000 | 2,160 | 4/2 | 1956 | $1,458 |
| 2052 Lexington Ave | 2026-09-03 | $3,150,000 | 1,740 | 4/2 | 1957 | $1,810 |
| 1907 Ticonderoga Dr | 2026-03-06 | $3,100,000 | 1,710 | 4/2.5 | 1958 | $1,813 |
| 2027 New Brunswick Dr | 2026-04-22 | $3,100,000 | 1,850 | 4/2 | 1958 | $1,676 |
| 1764 Lexington Ave | 2025-11-18 | $3,050,000 | 2,105 | 3/2 | 1958 | $1,449 |
| 10 Laurel Hill Ct | 2026-06-16 | $3,000,000 | 2,032 | 4/2.5 | 1961 | $1,476 |
| 2219 Allegheny Way | 2025-12-02 | $2,930,000 | 1,858 | 3/2 | 1957 | $1,577 |
| 2272 Bunker Hill Dr | 2025-10-15 | $2,920,000 | 1,710 | 4/2 | 1958 | $1,708 |
| 2275 Allegheny Way | 2026-01-13 | $2,860,000 | 1,670 | 4/2 | 1957 | $1,713 |
| 1708 Yorktown Rd | 2025-12-23 | $2,650,000 | 1,700 | 4/3 | 1957 | $1,559 |
| 1276 Laurel Hill Dr | 2026-03-17 | $2,350,000 | 1,620 | 3/2 | 1964 | $1,451 |
| 30 White Plains Ct | 2025-09-19 | $2,150,000 | 1,670 | 4/2 | 1957 | $1,287 |
Read the per-square-foot column
It runs from $1,287 to $1,842 in the table above, and $1,117 to $1,842 across the full thirty — a spread of more than sixty per cent within one tract, in one year, on houses of broadly similar size.
That spread is not randomness. In a tract with no preservation protection whatsoever, condition and originality vary enormously, and they are what the market is actually pricing. A price per square foot quoted for "the Highlands" without a condition qualifier is close to meaningless.
What we are not going to publish
A single "Eichler premium" percentage for San Mateo. You will see them quoted; we do not have a defensible one. Producing it honestly needs like-for-like pairings — an Eichler and a comparable non-Eichler on the same street, similar size, similar condition, close in time — and no clean pairing exists in this tract at usable volume.
A made-up premium is worse than no premium, because it gets quoted in negotiations. On the list →
The only published median we could find for the other tract is $1.92 million as of March 2026, in a range of roughly $1.4M to $3M, from one source we have not independently confirmed. If it is right, the Highlands carries roughly a 40% premium over 19th Avenue Park.
That is a headline-grade finding, which is exactly why we are labelling it rather than printing it in large type. We are building the same Eichler-only series for 19th Avenue Park; it turns over rarely enough that it will take longer to mean anything. That tract →
Nothing on this page is an appraisal or a valuation of any specific property. Market data is as at September 2026 and will go stale. Figures derived from public records may differ from MLS. Independently verify anything you intend to rely on.
Talk to us
What's yours actually worth?
Not an automated estimate — a written opinion with the comparables named, the cohort stated, the condition adjustments shown and our reasoning where you can argue with it. That is how we would want it done for us.