San Mateo Peninsula Intelligence

Real-time macro analysis and proprietary teardown predictions for the Peninsula.

Median Sale Price

$2.65M

Active Listings

698

Recorded Sales Tracked

1200

Avg Days on Market

Latest San Mateo Peninsula market data as of July 2026.

Market Briefings

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Peninsula Teardown & Spec-Build Plays — Week of July 16, 2026

Builders are paying about $545/lot-sqft for teardown dirt on the Peninsula — a 1,690 sqft home in San Carlos just sold for $3,000,000 as a land buy, not a house buy. 7 live teardown and spec-rebuild opportunities crossed our desk this week, each penciling after demolition and new-build costs are netted out. Burlingame is running about 106% sale-to-list. Inside: the market pulse by city, recent land-buy comps, fresh demolition permits, and this week's live opportunities ranked by estimated developer ROI.

Property of the Week

248 Fairmont Ave, San Carlos

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AddressIntel — Peninsula Plays

Week of July 16, 2026

The teardown & spec-build market across the Silicon Valley Peninsula this week — what's selling, what's being built, and the live opportunities worth a look. Scores are model estimates, not appraisals.

Market pulse

| City | Median price | Avg DOM | Sale/List | Demo permits | New-build permits | |---|---|---|---|---|---| | San Mateo | $1,650,000 | 60 | 106% | 0 | 46 | | Burlingame | $2,950,000 | 36 | 106% | 0 | 0 | | San Carlos | $2,289,000 | 45 | 105% | 0 | 2 | | Redwood City | $2,320,000 | 47 | 105% | 3 | 0 | | Hillsborough | $9,800,000 | 155 | 103% | 26 | 0 | | Belmont | $1,988,000 | 41 | 105% | 0 | 0 | | Menlo Park | $2,969,000 | 45 | 105% | 2 | 2 | | Atherton | $9,984,000 | 38 | 101% | 5 | 3 |

What the dirt is selling for (recent comps)

Recent sales of small homes on big lots — i.e. land buys. This is what builders are paying for the lot:

San Carlos — $3,000,000 · 1,690 sqft home on a 5,502 sqft lot · $545/lot-sqft (sold 2026-07-15)
Menlo Park — $4,400,000 · 1,840 sqft home on a 7,000 sqft lot · $629/lot-sqft (sold 2026-07-15)
San Mateo — $2,551,000 · 1,420 sqft home on a 5,401 sqft lot · $472/lot-sqft (sold 2026-07-14)
Belmont — $2,125,000 · 1,320 sqft home on a 6,232 sqft lot · $341/lot-sqft (sold 2026-07-14)
Redwood City — $2,200,000 · 1,900 sqft home on a 6,275 sqft lot · $351/lot-sqft (sold 2026-07-10)

Recent teardown / rebuild activity (permits filed)

2026-07-16 — Los Gatos — Residential - Demolition
2026-07-16 — Palo Alto — Project - Building Permit
2026-07-16 — Menlo Park — Demolition Permit
2026-07-16 — Palo Alto — Project - Building Permit
2026-07-15 — San Mateo — Single Family (New) - New

Live opportunities

1. Redwood City — Teardown · $1,688,000 · est. developer ROI 48.2% · teardown score 90/100
Exact address in the full brief.

2. Los Altos — Teardown · $2,995,000 · est. developer ROI 47.9% · teardown score 88/100
Exact address in the full brief.

3. Saratoga — Teardown · $4,379,045 · est. developer ROI 42.5% · teardown score 98/100
Exact address in the full brief.

4. Burlingame — Teardown · $2,950,000 · est. developer ROI 45.5% · teardown score 90/100
Exact address in the full brief.

5. Santa Clara — Teardown · $2,199,000 · est. developer ROI 45.3% · teardown score 90/100
Exact address in the full brief.

6. Saratoga — Teardown · $3,285,000 · est. developer ROI 45.8% · teardown score 88/100
Exact address in the full brief.

7. Saratoga — Teardown · $5,850,000 · est. developer ROI 45.8% · teardown score 85/100
Exact address in the full brief.

Want the exact addresses — matched to your buy box, off-market where I can find them? Book 30 minutes: https://calendly.com/andrew-addressintel/30min

You're getting this because you subscribed to AddressIntel. — Andrew

Peninsula Teardown & Spec-Build Plays — Week of July 07, 2026

Builders are paying about $413/lot-sqft for teardown dirt on the Peninsula — a 1,290 sqft home in San Carlos just sold for $2,480,000 as a land buy, not a house buy. 7 live teardown and spec-rebuild opportunities crossed our desk this week, each penciling after demolition and new-build costs are netted out. Inside: the market pulse by city, recent land-buy comps, fresh demolition permits, and this week's live opportunities ranked by estimated developer ROI.

Property of the Week

1022 Walnut St, San Carlos

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AddressIntel — Peninsula Plays

Week of July 07, 2026

Market pulse

| City | Median price | Avg DOM | Sale/List | Demo permits | New-build permits | |---|---|---|---|---|---|

What the dirt is selling for (recent comps)

Recent sales of small homes on big lots — i.e. land buys. This is what builders are paying for the lot:

San Carlos — $2,480,000 · 1,290 sqft home on a 6,000 sqft lot · $413/lot-sqft (sold 2026-07-06)
San Carlos — $3,475,000 · 2,000 sqft home on a 12,189 sqft lot · $285/lot-sqft (sold 2026-07-06)
Burlingame — $2,850,000 · 1,990 sqft home on a 12,535 sqft lot · $227/lot-sqft (sold 2026-07-02)
San Carlos — $1,596,000 · 980 sqft home on a 5,001 sqft lot · $319/lot-sqft (sold 2026-07-02)
Menlo Park — $3,500,000 · 1,990 sqft home on a 14,995 sqft lot · $233/lot-sqft (sold 2026-07-02)

Recent teardown / rebuild activity (permits filed)

07/01/2026 — Saratoga — Demolish Non Permitted Yard Co...
07/01/2026 — Saratoga — Swimming Pool Demolition
06/30/2026 — Atherton — New Res - W/Basement
06/29/2026 — Hillsborough — Demolition - Dwelling
06/26/2026 — Atherton — New Res - No/Basement

Live opportunities

1. Redwood City — Teardown · $1,688,000 · est. developer ROI 48.2% · teardown score 90/100
Exact address in the full brief.

2. Saratoga — Teardown · $4,379,045 · est. developer ROI 42.5% · teardown score 98/100
Exact address in the full brief.

3. Saratoga — Teardown · $5,850,000 · est. developer ROI 45.8% · teardown score 85/100
Exact address in the full brief.

4. Los Altos Hills — Teardown · $6,988,000 · est. developer ROI 45.0% · teardown score 85/100
Exact address in the full brief.

5. Woodside — Teardown · $4,750,000 · est. developer ROI 42.1% · teardown score 90/100
Exact address in the full brief.

6. Los Altos Hills — Teardown · $6,490,000 · est. developer ROI 41.2% · teardown score 92/100
Exact address in the full brief.

7. Palo Alto — Teardown · $3,800,000 · est. developer ROI 42.1% · teardown score 85/100
Exact address in the full brief.

Want the exact addresses — matched to your buy box, off-market where I can find them? Book 30 minutes: https://calendly.com/andrew-addressintel/30min

You're getting this because you subscribed to AddressIntel. — Andrew

Peninsula Teardown & Spec-Build Plays — Week of June 23, 2026

Builders are paying about $478/lot-sqft for teardown dirt on the Peninsula — a 1,550 sqft home in San Carlos just sold for $2,485,000 as a land buy, not a house buy. 7 live teardown and spec-rebuild opportunities crossed our desk this week, each penciling after demolition and new-build costs are netted out. Inside: the market pulse by city, recent land-buy comps, fresh demolition permits, and this week's live opportunities ranked by estimated developer ROI.

Property of the Week

967 Mccue Ave, San Carlos

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AddressIntel — Peninsula Plays

Week of June 23, 2026

Market pulse

| City | Median price | Avg DOM | Sale/List | Demo permits | New-build permits | |---|---|---|---|---|---|

What the dirt is selling for (recent comps)

Recent sales of small homes on big lots — i.e. land buys. This is what builders are paying for the lot:

San Carlos — $2,485,000 · 1,550 sqft home on a 5,195 sqft lot · $478/lot-sqft (sold 2026-06-23)
San Mateo — $2,400,000 · 1,840 sqft home on a 5,445 sqft lot · $441/lot-sqft (sold 2026-06-22)
San Mateo — $3,100,000 · 2,000 sqft home on a 9,900 sqft lot · $313/lot-sqft (sold 2026-06-22)
Belmont — $2,250,000 · 1,540 sqft home on a 7,644 sqft lot · $294/lot-sqft (sold 2026-06-22)
San Carlos — $2,150,000 · 1,450 sqft home on a 5,250 sqft lot · $410/lot-sqft (sold 2026-06-18)

Recent teardown / rebuild activity (permits filed)

06/23/2026 — Cupertino — Commercial Demolition
06/23/2026 — Cupertino — Commercial Demolition
06/22/2026 — Half Moon Bay — Demolition (Minor / Major / Pool)
06/18/2026 — Cupertino — Residential Demolition
06/04/2026 — Atherton — Demo - Full Site

Live opportunities

1. Saratoga — Teardown · $4,379,045 · est. developer ROI 42.5% · teardown score 98/100
Exact address in the full brief.

2. San Mateo — Teardown · $1,085,000 · est. developer ROI 45.0% · teardown score 70/100
Exact address in the full brief.

3. San Jose — Teardown · $1,899,000 · est. developer ROI 38.5% · teardown score 85/100
Exact address in the full brief.

4. Santa Clara — Teardown · $1,138,000 · est. developer ROI 38.5% · teardown score 85/100
Exact address in the full brief.

5. Burlingame — Teardown · $1,590,000 · est. developer ROI 42.0% · teardown score 75/100
Exact address in the full brief.

6. San Jose — Teardown · $1,599,888 · est. developer ROI 35.0% · teardown score 85/100
Exact address in the full brief.

7. San Jose — Teardown · $1,195,000 · est. developer ROI 45.0% · teardown score 60/100
Exact address in the full brief.

Want the exact addresses — matched to your buy box, off-market where I can find them? Book 30 minutes: https://calendly.com/andrew-addressintel/30min

You're getting this because you subscribed to AddressIntel. — Andrew

Global Market Filter

Timeframe

Data points: 956 active listings, 1200 sales | Date range: Jun 2025 to Jul 2026

⌘Geographic Market Heatmap

Real-time geographic density overlay of active listings (slate) vs recent sales (colored by heat).

Loading Geographic Map...

⌘Overview (Aggregated Monthly Averages)

AddressIntel Aggregate Market Statistics
Date	Median Price	Total Listings	Total Sales	Average DOM	Demolition Permits	New Build Permits
2025-06	2602712.285414197	669	468	28.05	25	37
2025-07	2671715.9482532507	659	437	27.35	29	33
2025-08	2724168.0433654203	661	447	27	31	62
2025-09	2851718.6953030224	666	445	26.95	14	67
2025-10	2839909.2830851357	635	429	26.35	26	42
2025-11	2670756.2372722533	629	408	26.1	39	61
2025-12	2708820.1825525756	618	426	25.5	37	43
2026-01	2723631.1152249016	618	434	24.85	38	30
2026-02	2612456.07695984	626	427	24.25	28	49
2026-03	2683334.1260731807	619	431	23.75	26	43
2026-04	2645088.855495895	608	437	23.35	19	71
2026-05	2566107.773064033	597	427	22.9	37	66
2026-06	2636293.033708379	729	4127	87.95454545454545	50	133
2026-07	3201546.7748904196	540	3194	67.63636363636364	51	90

Issued

Development Pipeline

Pre-permit

Land-use decisions from public planning-commission records across San Mateo Peninsula — an earlier signal than filed permits, with what can be built on each parcel.

Property	Action	Buildable	Date
1908 Menalto Ave. Menlo Park	Use permit Hearing scheduled	SB 9 likely~2,874 sqft allowableADU 88/100	Jul 13, 2026
335-355 Pierce Road Menlo Park	Subdivision Hearing scheduled	—	Jul 13, 2026
1300 El Camino Real and 550 Oak Grove Ave. Menlo Park	Use permit Hearing scheduled	—	Jul 13, 2026
624 University Dr. Menlo Park	Subdivision Hearing scheduled	SB 9 likely~3,269 sqft allowableADU 90/100	Jul 13, 2026
1024 Sevier Ave. Menlo Park	Use permit Hearing scheduled	SB 9 likely~2,800 sqft allowableADU 86/100	Jul 13, 2026
1 Montelena Court Woodside	GP amendment Hearing scheduled	SB 9 likely~65,341 sqft allowableADU 96/100	Jul 1, 2026
2995 Woodside Road, Suite 100 Woodside	Use permit Hearing scheduled	—	Jul 1, 2026
301 Olive Hill Lane Woodside	Variance Hearing scheduled	SB 9 likely~59,501 sqft allowableADU 100/100	Jul 1, 2026
624 University Drive Menlo Park	Subdivision Continued	SB 9 likely~3,269 sqft allowableADU 90/100	Jun 22, 2026
503 O'Keefe Street Menlo Park	Use permit Approved	—	Jun 22, 2026
351 McKendry Drive Menlo Park	Use permit Approved	SB 9 blocked~2,800 sqft allowableADU 78/100	Jun 22, 2026
503 Okeefe St. Menlo Park	Use permit Hearing scheduled	SB 9 likely~2,800 sqft allowableADU 86/100	Jun 22, 2026
15 Woodcrest Court Hillsborough	Design review Hearing scheduled	SB 9 likely~15,461 sqft allowableADU 94/100	Jun 15, 2026
931 Parrott Drive Hillsborough	Design review Hearing scheduled	SB 9 likely~9,198 sqft allowableADU 100/100	Jun 15, 2026
210 Uplands Drive Hillsborough	Design review Hearing scheduled	SB 9 likely~31,513 sqft allowableADU 100/100	Jun 15, 2026
1350 San Raymundo Road Hillsborough	Design review Hearing scheduled	SB 9 likely~34,888 sqft allowableADU 100/100	Jun 15, 2026
20 Mckenzie Court Hillsborough	Design review Hearing scheduled	—	Jun 15, 2026
541 Craig Road Hillsborough	Design review Hearing scheduled	SB 9 likely~11,348 sqft allowableADU 99/100	Jun 15, 2026
100 Cornelia Drive Hillsborough	SB 9 / ADU Continued	SB 9 likely~10,976 sqft allowableADU 100/100	Jun 15, 2026
20 Denham Court Hillsborough	Design review Hearing scheduled	SB 9 likely~8,783 sqft allowableADU 86/100	Jun 15, 2026
1495 Crystal Drive Hillsborough	Design review Hearing scheduled	SB 9 likely~8,823 sqft allowableADU 96/100	Jun 15, 2026
20 Calaveras Court Hillsborough	Design review Hearing scheduled	SB 9 likely~10,445 sqft allowableADU 100/100	Jun 15, 2026
10 Stanley Road Burlingame	Design review Hearing scheduled	—	Jun 8, 2026
1433 Drake Avenue Burlingame	Design review Hearing scheduled	SB 9 likely~2,400 sqft allowableADU 80/100	Jun 8, 2026
2245 Avy Ave. Menlo Park	Use permit Approved	SB 9 likely~86,060 sqft allowableADU 69/100	Jun 8, 2026
503 O'Keefe Street Menlo Park	Use permit Hearing scheduled	—	Jun 8, 2026
500 El Camino Real Menlo Park	Design review Approved	—	Jun 8, 2026
763 College Ave. Menlo Park	Use permit Approved	SB 9 likely~3,071 sqft allowableADU 90/100	Jun 8, 2026
1024 Sevier Ave. Menlo Park	Use permit Continued	SB 9 likely~2,800 sqft allowableADU 86/100	Jun 8, 2026
1317 Laguna Avenue Burlingame	Design review Hearing scheduled	SB 9 likely~2,400 sqft allowableADU 76/100	Jun 8, 2026

San Mateo Peninsula Field Guides

Who Tracks Demolition & Building Permits in Silicon Valley?

Where the permit data comes from, city by city, and how to search it free.

Read the guide

SB 9 Lot Split Feasibility & Screener

Which Peninsula lots actually qualify for an SB 9 split, with a live screener.

Read the guide

What Is the Teardown ROI for a Home in Atherton?

The land-basis math behind Atherton teardowns, from recorded sales.

Read the guide

Peninsula Teardown & Developer Reports

The quarterly teardown report and monthly developer market opportunities.

Read the guide

San Mateo Peninsula Market FAQ

Which San Mateo Peninsula cities does AddressIntel cover?

AddressIntel tracks the full Peninsula corridor — including Atherton, Burlingame, Hillsborough, Menlo Park, Palo Alto, Redwood City, San Carlos, San Mateo, Woodside, and more — with live listings, sales, and permit data for each city.

How does AddressIntel predict teardowns on the Peninsula?

Each property is scored on lot value relative to structure value, building age, and recent neighborhood comps. High land-to-improvement ratios in markets like Atherton and Palo Alto flag the strongest teardown and rebuild candidates.

Where does the Peninsula permit data come from?

Building, addition, and demolition permits are pulled from municipal sources across the Peninsula and refreshed regularly, so you can spot new construction and demolition activity as it is filed.

Can I see developer ROI for Peninsula properties?

Yes. AddressIntel projects per-property developer ROI from land cost, build spec, and local comps, helping you compare opportunities across Peninsula submarkets.