Communities
Redwood City
Renowned weather. Hiking trails. Rich heritage.
Redwood City’s location in the heart of the peninsula is an excellent location for working in Silicon Valley and San Francisco. Within close proximity to Atherton, Woodside and Stanford, the downtown is currently undergoing a major renaissance with a new movie theatre and shopping complex recently completed, as well as a new Whole Foods. The town is the county seat with courthouses and an array of county services, and has the only deepwater port on San Francisco Bay south of The City itself. The neighborhood of Redwood Shores is part of Redwood City, although it is not possible to travel by road from one to the other without passing through the neighboring city of San Carlos.
The outdoor enthusiast has plenty to be excited about with what a day of adventure can yield; Edgewood Park’s serpentine grasslands offers relaxing vistas with miles of hiking and equestrian trails, and Redwood Shores has delightful waterways and paved walking trails. The Mount Carmel and Emerald Lake Hills (in unincorporated SM County) neighborhoods reflect the area’s rich cultural heritage with well designed, distinct homes and large wooded, private lots.
Canada Community College, just off 280, is within striking distance of many peninsula homes.
Did you know? The DreamWorks animation division is located in Redwood Shores and produced Shrek, Shrek 2, Shark Tale, and Madagascar. Also headquartered in Redwood Shores is Electronic Arts, the largest video game publisher in the world, and Oracle Corporation.
-
77,745
Population
-
13,657
Homes
-
1.4m - 5m
Price Range
-
$2.1M
Median Sale Price
-
$2.2M
Average Sale Price
Pricing data based on single-family homes
Key features
- Diverse housing
- Very diverse housing opportunities — ranges from urban to suburban to rural
- Shopping options
- Dynamic downtown with myriad dining and shopping options
- Rich heritage
- Classic established neighborhoods with charming period homes
- A variety of neighborhoods
- A range of options from spacious homes in historic Edgewood Park to neighborhoods of ranch style homes to secluded and private larger homes in Emerald Hills
- Green spaces
- Large parks and protected green spaces
On this page
Redwood City
Stats & Trends
Sales Prices
Raziel's Commentary
Redwood City real estate increased 10% in value for 2022, with most of the increase coming during the first half of the year. However, the city did better than most of its neighbors during the second half of 2022, posting slight increases in property values in all but two months and losing only 10% of value during its most trying month (December). Redwood City real estate peaked in March, when its average sale reached $2.5 million (an increase of 22% year-over-year) and finished the year with prices reduced to an average value of slightly above $2 million. Prices have declined slightly since the calendar turned over and now are hovering right at the $2 million mark (average) or a bit under it (median).
Sales Prices for single-family homes in Redwood City
2023 YTD Average
$2.14M
8.4%
2022 Average
$2.34M
12%
2023 YTD Median
$2.06M
8.4%
2022 Median
$2.25M
12.5%
2022 HOME SALES BY PRICE RANGE
Raziel's Commentary
Overall home sales were down 23% in San Mateo County’s second-busiest market in 2022, which makes the fact that more than twice as many Redwood City buyers paid $4 million-plus for their homes even more startling. For the year, 60% of Redwood City homes sold for $2 million or more, a market share increase of 20% from 2021. Homes selling for between $1 and $2 million lost 19% of their market share but still make up the busiest segment of the market. 37.6% of buyers paid that amount for their Redwood City home in 2022, compared to 46.6% in 2021.
| Beds Bedrooms | 1M - 1.5M | 1.5M - 2M | 2M - 2.5M | 2.5M - 3M | Over 3M |
|---|---|---|---|---|---|
|
2 |
36 | 27 | 7 | 1 | 0 |
|
3 |
39 | 85 | 65 | 46 | 9 |
|
4 |
3 | 11 | 43 | 43 | 52 |
|
5 |
0 | 2 | 9 | 6 | 27 |
|
6 |
0 | 2 | 0 | 1 | 1 |
| Total | 78 | 127 | 124 | 97 | 89 |
2022 HOME SALES BY PRICE RANGE for single-family homes in Redwood City
1M - 1.5M
13%
1.5M - 2M
20%
2M - 2.5M
20%
2.5M - 3M
16%
Sale Price to List Price Ratio
Raziel's Commentary
After peaking at 119.5% in February, the percentage of asking price paid by buyers in Redwood City buyers declined slowly and steadily throughout the rest of 2022, falling below 110% in June and finally below 100% in October as the market continued to soften. At year’s end the data showed Redwood City homes commanding 107.8% of their asking price, essentially the same figure as in 2021, but a monthly breakdown of the year shows buyers moving consistently toward paying less than 100% of asking price — and continuing to do so into 2023.
Sale Price to List Price Ratio for single-family homes in Redwood City
2023 YTD
101.1%
5.7%
2022
107.2%
0.6%
Number of Home Sales
Number of Home Sales for single-family homes in Redwood City
2023 YTD
224
56.4%
2022
514
26.3%
2021 Home Sales by Neighborhood
2021 Home Sales by Neighborhood for single-family homes in Redwood City
Highschool Acres
98
sales
Central Park/Woodside Plaza
90
sales
Cordilleras Heights/Emerald Hills
72
sales
Average Days on Market
Average Days on Market for single-family homes in Redwood City
2023 YTD
22
days
10%
2022
20
days
25%
Redwood City Neighborhoods
Central Park/Woodside Plaza
Comprised of distinct – and distinctly different – neighborhoods Palm Park and Woodside Plaza, the Central Park area is bordered by El Camino Real to the east, Alameda de...
Clifford Heights
Forgive the less than 1,000 residents of the unincorporated Clifford Heights neighborhood if they feel neighboring Emerald Lake Hills is too crowded. With a population...
Cordilleras Heights/Emerald Hills
Unincorporated Emerald Hills, included in the MLS area 336, is a singular place whose large, hillside homes, panoramic views and narrow, winding residential streets have...
Dumbarton
Like all of Redwood City’s Multiple Listing Service-designated areas, Dumbarton is a large area encompassing multiple neighborhoods. Parts of what the MLS calls “Dumbarton”...
Farm Hill Estates
The differences between Farm Hills Estates, Redwood City’s westernmost district, and its next-door neighbor, Emerald Hills, can be summed up with one word: annexation. Both...
Highschool Acres
There are several distinctive neighborhoods contained under the umbrella district called “High School Acres.” Within boundaries reaching from Roosevelt Avenue to the San...
Horgan Ranch
Horgan Ranch is the Redwood City neighborhood closest to Atherton, and much of the character of its southern subdivisions comes from their proximity to one of the most...
Lenolt
What the MLS calls “Lenolt” is actually three neighborhoods: Staumbaugh Heller, Centennial (which includes downtown) and Lenolt, commonly called “the ABC streets” for its...
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