At the start of a new year, it’s natural to look at the data and ask, “So what does this mean for me?”

The short answer is this: the San Mateo market is still strong, but it’s operating with more intention than it did during the frenzy years.

Over the past few months, we’ve seen average sold prices settle around $2,004,197, down slightly from last month. Days on market increased to 33, and total sold listings dipped to 259. At the same time, homes are still selling at 103 percent of list price on average, which tells us buyers are engaged, just more selective.

This combination matters.

A longer market time does not signal weakness. It signals leverage returning to the process. Buyers have room to think. Sellers need to price correctly and prepare well. Strategy matters again.

One of the most important trends I’m seeing is that the gap between list price and sold price has narrowed. Earlier in the year, aggressive overbidding was more common. Now, buyers are responding to realistic pricing and strong presentation, not inflated expectations. Homes that are priced well and prepared properly are still moving. Homes that are not are sitting.

For homeowners, this means 2026 is not about chasing last year’s peak. It’s about understanding your position, your timeline, and your long-term goals. Equity is still there. Demand still exists. But the market is rewarding clarity over urgency.

For buyers, this is a healthier environment than we’ve seen in years. Competition still exists in the right neighborhoods, but the pace has slowed enough to allow for due diligence, negotiation, and thoughtful decision-making. This is a market where preparation and patience can make a meaningful difference.

What excites me most about this moment is that it feels balanced.

Not driven by fear.
Not driven by hype.
Driven by real people making real decisions about their next chapter.

As we move into 2026, I’ll be watching inventory levels closely, paying attention to how pricing strategies evolve in the spring, and continuing to focus on hyper-local data rather than headlines.

The market didn’t stall in 2025. It matured.

And for those who understand how to navigate it, that maturity creates opportunity.

If you’re curious about what this means for your home, your buying plans, or your long-term strategy in San Mateo County, I’m always happy to have the conversation.

Here’s to a new year rooted in clarity, confidence, and thoughtful growth.