As we move through the final stretch of 2025, the Bay Area real estate market continues to evolve — and no two counties showcase that dynamic quite like Santa Clara County and San Mateo County. Both are known for strong schools, tech-driven economies, and desirable neighborhoods, yet subtle differences are starting to emerge in pricing, pace, and buyer behavior.
We wanted to provide a quick, side-by-side look at two of the Bay Area’s most sought-after neighborhoods — one in each county — to give you a clear snapshot of what’s really happening across the market.
📊 County Comparison: Santa Clara vs. San Mateo
| Metric | Santa Clara County (SCC) | San Mateo County (SMC) |
|---|---|---|
| Average Days on Market (October 2025) | ~25 days — showing an uptick from previous months | ~32 days — slightly slower pace but comparable trends |
| Median Sale Price (Single-Family Homes) | $1.90M (up ~5% year-over-year) | $1.63M (up ~3.9% year-over-year) |
| Active Inventory | 954 homes currently for sale — still historically low for the region | Lower overall inventory, maintaining a tight supply dynamic |
| Buyer Demand | Consistent across core submarkets (Almaden, Willow Glen, Cambrian) | Steady but selective — strong interest in Burlingame, San Carlos, and Belmont |
| Market Momentum | Healthy competition, especially for move-in-ready homes | Stable activity, with slightly longer marketing periods |
💡 Both counties are seeing a seasonal uptick in days on market — homes are taking longer to sell as we move into late fall. However, pricing remains resilient thanks to tight inventory and lower mortgage rates around 6.19%.
🏘️ Neighborhood Spotlight: Almaden Valley vs. Burlingame
To understand these county-level trends more closely, let’s zoom in on two highly desirable neighborhoods — Almaden Valley in San Jose (Santa Clara County) and Burlingame (San Mateo County).
| Metric | Almaden Valley (SCC) | Burlingame (SMC) |
|---|---|---|
| Median Sale Price (Sept 2025) | ~$2,167,500 (down ~5.1% YoY) | ~$2,730,000 (down ~1.8% YoY) |
| Median Days on Market | ~18–19 days | ~23 days |
| Price per Square Foot | ~$1,050 | ~$1,320 |
| Market Dynamics | Tight inventory, consistent demand in 95120 zip | Smaller volume, luxury-driven market with selective buyers |
🔍 What This Tells Us
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Speed & Demand: Almaden Valley homes are selling a bit faster (around 18–19 days) than Burlingame (23 days), showing slightly more urgency from buyers in Santa Clara County.
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Pricing Power: Burlingame continues to command higher price-per-square-foot values, driven by location, proximity to San Francisco, and premium lot sizes.
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Market Tone: Both neighborhoods reflect a slight softening compared to last year, but the fundamentals — great schools, safety, and lifestyle — continue to attract well-qualified buyers.
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Opportunity Zones: Almaden may offer stronger value per dollar for buyers, while Burlingame maintains its prestige positioning and steady appreciation history.
📈 The Bigger Picture
Mortgage rates, now hovering around 6.19%, have re-energized parts of the Bay Area housing market, encouraging some buyers to jump back in while giving sellers renewed confidence.
Still, with homes taking slightly longer to sell in both counties (averaging 25–32 days), strategy matters more than ever.
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For sellers: Homes that are priced well and presented beautifully are still selling fast — even with longer market averages.
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For buyers: You may have a touch more breathing room than you did a year ago, but desirable properties are still seeing strong competition.
❤️ Final Thoughts
While Santa Clara and San Mateo counties may mirror each other in many ways, each tells a slightly different story this fall. Santa Clara’s value-driven neighborhoods like Almaden and Cambrian are moving quickly, while San Mateo’s luxury enclaves like Burlingame remain steady and strong.
Both markets remain healthy — just nuanced. Understanding those nuances is key to making a confident move.
✨ Thinking about buying or selling this season?
Let’s talk strategy. Whether you’re navigating Almaden’s family-friendly streets or Burlingame’s timeless avenues, The Moles Group can guide you through every step — with data-driven insight and local expertise that gets results.