Ryan Tract

Ryan Tract neighborhood is lower Hillsborough’s most desirable location.

Many of my colleagues would concur that the Ryan Tract is “lower Hillsborough’s most desirable location.” Ryan Tract is Hillsborough’s past and present come to life. Home to many of the town’s grand original estates, the neighborhood continues to be a destination for those seeking convenience (Ryan Tract is the Hillsborough neighborhood closest to Burlingame Avenue shopping and dining, the Burlingame Caltrain station and El Camino Real) and opulence.

Not incidentally, the Hillsborough Town Hall, Police Department, and Central County Fire Department (a collaboration with Burlingame) is in Ryan Tract, at 1600 Floribunda Avenue at El Camino, a logical location. Where else should official Hillsborough business happen than in this convenient, elegant neighborhood?

Another Hillsborough neighborhood whose 2022 real estate market ran counter to prevailing trends, Ryan Tract posted the highest price per square foot in Hillsborough last year — $1,993. It also posted Hillsborough’s third-highest average and median home prices, $8.033 million and $7.725 million, slight increases from 2021’s $7.78 million and $7.6 million, respectively. Its overall sales held fast at six, continuing a trend of activity unseen prior to 2020 (between 2017 and 2020, Ryan Tract averaged just under four sales per year), and its average DOM — a minuscule 13 — was down 37% from 2021 and 83% from 2020. Since 2020, homes sold in Ryan Tract have increased their average price per square foot by 43%.

To view a detailed google map of the Ryan Tract neighborhood, click here. The MLS area is 453.


  • Arguably Hillsborough’s most desirable location

  • Includes some of Hillsborough’s most notable homes

  • Has many of town’s grand original estates

  • Close proximity to Burlingame Avenue, shopping and dining, the Burlingame Caltrain station and El Camino Real


  • One of the most high-priced neighborhoods in Hillsborough, with the median price around $5.5 million

  • 167


  • $7.73M

    Median Sale Price

  • $8.03M

    Average Sale Price

Pricing data based on single-family homes

Ryan Tract on the Map

Hillsborough Real Estate Market Review

In my 12th annual review of the Hillsborough residential real estate market, I examine 2023 market trends and relevant sales statistics. You'll learn first-hand what’s happening in your neighborhood.

Schools & History


Ryan Tract is served by North Hillsborough Elementary, located in the Country Manor neighborhood on Eucalyptus Avenue. It’s about a 12 minute walk from Ryan Tract.

There is one public middle school in Hillsborough, Crocker Middle School, which is located in the Country Club Manor neighborhood on Ralston Avenue. It’s about a 17 minute walk and a 4 minute drive from Ryan Tract and located next to North Hillsborough Elementary School.

Hillsborough does not have its own public high school. Burlingame High School, located in Burlingame on Margini Way is the closest school to Ryan Tract. The school is about a 6 minute drive. To search a high school by a specific address using a School Locator,click here.


As for Ryan Tract’s original estates, they met differing fates. During World War II Newhall Manor, once the home of the Spreckels family, served as a dining and entertainment hall for U.S. Army officers. Palatial la Dolphine, on Manor Drive, was razed in 1940, its ground subdivided, and Rose Court, still standing on Stacey Court, made a cameo appearance in the cult film “Harold and Maude” in 1971.

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