Serene community. Beautiful views. Waterfront homes.
Redwood Shores is a serene and modern waterfront community located just east of 101. Though it is located on the eastern edge of Belmont, Redwood Shores is actually part of incorporated Redwood City. Filled with newer homes (last thirty years), Redwood Shores has a park-like classic suburban feel throughout, and it’s quite common to see residents jogging and meandering through its many lagoons and pathways. Nearly all of the homes and condos have beautiful wide water or greenbelt views, making the Shores a relaxing place to get away.
Homes in Redwood Shores generally range from $900,000 for a smaller three bedroom up to $1,600,000 for a five bedroom, 3,000 square foot home on the wide water on an 8,000 square foot lot.
Redwood Shores is home to the Pacific Athletic Club, the premier athletic facility on the peninsula, as well as the headquarters of Oracle, DreamWorks Animations, and Electronic Arts, one of the biggest video game manufacturers in the world.
2m - 3.2m
Median Sale Price
Average Sale Price
Pricing data based on single-family homes
- Waterfront homes
- Planned community built around lagoons and canals
- Convenient location
- Located exactly halfway between San Francisco and San Jose
- Serene community
- Lots of modern, post-1980s single-family homes and condominium communities; plenty of view and waterfront properties
- Tech hub
- Headquarters of Oracle Corp. and other technology companies
Stats & Trends
Redwood Shores’ small real estate market (28 sales in 2022, 41 in 2021) makes analysis a challenge. Last year, the master-planned waterfront community showed significant month-to-month volatility due to a tiny handful of sales in a month, with values fluctuating sometimes by a third from one month to another. Eight of 10 recorded months showed gains or losses greater than 10% year-over-year, and three months ended with average home prices over $3 million. Looking at the larger whole, though, we see average prices Redwood Shores at $2.653 for 2022, up 8% from 2021, and a median of $2.55 million, up 3%. However, Redwood Shores values trended consistently with neighboring cities, growing during the first half of the year and receding in Q3 and Q4.
2023 YTD Average
2023 YTD Median
2022 HOME SALES BY PRICE RANGE
Redwood Shores buyers definitely moved toward the high end in 2022, with homes priced between $3 and $4 million doubling their market share, from 14.6% to 28.6% and homes priced below that level losing significant chunks of their market share. Homes priced between $2 and $3 million, which made up 68.4% of the Redwood Shores market in 2021, lost 15% of their share, landing at 53.6% last year. Homes priced at the lower end also lost market share but not as dramatically as homes in the middle of the market. 14.3% of buyers paid between $1 and $2 million in 2022 compared to 17.1% who paid that the year before.
|Beds Bedrooms||1M - 1.5M||1.5M - 2M||2M - 2.5M||2.5M - 3M||Over 3M|
2022 HOME SALES BY PRICE RANGE for single-family homes in Redwood Shores
1.5M - 2M
2M - 2.5M
2.5M - 3M
Sale Price to List Price Ratio
Redwood Shores finished 2022 with a sale price to list price ratio of 108.1%, which is fairly impressive for a community with an average home value over $2.6 million but 4% lower than 2021’s 112.9%. Looking more closely, we see that months with lower sale price to list price ratios are generally those with the highest average and median home values, which is consistent with overall real estate trends and not necessarily due to the general health of the sellers’ market. Looking into 2023, buyers are paying a little over 100% of asking price, regardless of average and median price, but Redwood Shores’ small market makes it difficult to know if this is a downward trend or a short phase.
Number of Home Sales
2021 Home Sales by Neighborhood
Average Days on Market