Why You Shouldn't Move to San Mateo County
You should reconsider living in San Mateo County...
Living in San Mateo County might seem like a dream come true… And it is! We have an amazing quality of life, top-notch jobs, and some of the best cities in the Bay Area.
But there are still many reasons not to want to move to San Mateo County, and I’m about to tell you all about them. No filters, no biases, just facts and experiences from a long-time local!
Watch the full video on YouTube
The True Cost of Living in San Mateo County
Some people might already know this, but I can’t talk about San Mateo without mentioning the elephant in the room: Living and housing costs.
Is San Mateo really that expensive? Well, it's the most expensive of all nine Bay Area counties, so…
Moving to San Mateo means you’ve got to start preparing your wallet because everything here comes with a premium price tag. Food, dining out, construction, kids' activities… you name it, it's expensive. Even throwing a birthday party can sometimes feel like planning a small wedding.
And what about housing? We're talking a median price of $876,000 for a 2-bedroom condo and around $1,802,500 for a typical home. And if you're thinking averages, just know that it climbs to $2,442,249…
Limited Affordable Options
Here's the kicker: Not only is housing pricey, but it's also scarce. If you’re coming here with “Affordable Housing” in mind, I’d suggest giving it a second thought. The San Mateo Daily Journal reports that the county isn't even taking applications for Below-Market-Rate units because there simply aren't any.
The age of these homes is also something to keep in mind; sure, many have been spruced up, but a "newer" home here is often still pushing 20 to 30 years old. That comes with its own bag of tricks:
Drainage nightmares
Floors that make you feel like you're on a ship
Unwanted roommates (rodents)
DIY disasters from previous owners
(Also, take seller disclosures with a grain of salt - they might not tell the whole story.)
In 2019, the average hourly wage for a construction worker in the Bay Area was $105 per hour, the highest in the world, until Hong Kong and Tokyo took the crown in 2021.
What does this mean for you? Well, if you're dreaming of a home renovation…
A basic bathroom remodel: $25,000 to $40,000.
New kitchen: $50,000 to $100,000
Backyard: Even on a modest 5,000-square-foot lot, you're looking at $15,000 to $100,000+
So, buying an old home is costly, but what about new construction?
You’d be looking at around $600 to $1,000 per square foot… Make of that what you will.
Childcare Costs
What happens if you’re moving in with your family? Well, let's break it down:
Private preschool: $15,000 - $25,000 per year
After-school care: Varies, but it isn’t the most affordable in the world.
Babysitters: $20 - $30 per hour
If you want to go even more in-depth about your schooling options in San Mateo County, make sure you read my Ultimate Guide to Moving here!
Even something as small as throwing a birthday party for your kid can get pricey. Sure, you could go the DIY route with a Safeway cake and some balloons… But if you want something more special, there are some things you need to keep in mind.
The good news is that there are tons of options, but the bad news is that they’re all really expensive. I’m talking $400 to $1,000 for taking 10 to 15 kids somewhere, be it laser tag, Safari Run, K1 Speedway, and so on.
Limited Housing Options in San Mateo, CA
In case you didn’t know, San Mateo County is more land-constrained than Manhattan. With about 724,000 people crammed into California's third-smallest county, finding a place to call home is like hunting for a needle in a haystack.
And if you're thinking of retiring here, think again. Affordable senior living options are few and far between.
Labor Shortages in SMC
Sadly, we’ve seen some very serious labor shortages in the county during the last few years. The Grand Hyatt SFO couldn't even open on time because it couldn't find staff, while Twelvemonth in Burlingame was short 80 workers.
Even worse, essential workers like teachers and firefighters often live way out in the East Bay and have to commute all the way in.
What about the high-paying jobs? It’s true that there are plenty of opportunities in tech, biotech, and even finance, but here's the kicker: in the last five years, San Mateo County created about 75,000 jobs but only 5,000 new housing units…
This lack of balance doesn't just affect home prices. Restaurants can't find staff, "Help Wanted" signs are more common than stop signs, and essential workers are being priced out way too fast.
Commuting in the Bay Area
You’ve probably heard about how bad traffic can get in the Bay Area. I honestly think it’s unfair to overlook how much things have improved in the last few years - but it’s also important to know that traffic can still be a bit of a nightmare sometimes.
For starters, Highways 101 and 92 turn into parking lots during rush hour. Even post-pandemic, we're talking 74,600 vehicles crawling northbound daily.
"But what about public transport?" I mean, it's there, but don't get too excited:
Caltrain: Great if you're headed straight north or south
SamTrans: Buses that mostly stick to El Camino Real
BART: Stops at Millbrae… And that’s about it
Weather in San Mateo County
Living in California doesn’t guarantee Californian weather, and San Mateo is proof of that. I’m talking mild weather all year round: Winter highs in the low 60s and summer highs in the 70s.
And here's a fun fact: only about 10-15% of homes in San Mateo County have air conditioning. So when those rare heat waves hit, get ready to join the mad dash for portable AC units at the local hardware store.
Natural Disaster Risks
Let’s not forget that we're sitting pretty on the San Andreas fault, and experts say we're due for a big one. Plus, with climate change, parts of the county are eyeing potential flooding, and places like Foster City are pretty good candidates for that.
Wildfires have become an annual tradition, too, bringing smoky skies and air quality alerts. If you’re moving in from anywhere else in California, you might be a bit used to it already. But if you’re not, it’s important to be prepared!
What To Do Next?
Don’t get me wrong: I love San Mateo County, and there are so many reasons to come live here. I’d even say the positives outweigh the negatives, but if you want to know more about that, check out these 14 reasons why I love living in San Mateo County!
If you’re interested in making the move, make sure you reach out! I’m a top agent in San Mateo County and #1 in Burlingame, and I’d love to help you during your process.
(And if this convinced you to sell your San Mateo home, I can help with that, too!)
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Frequently Asked Questions
Are there affordable areas in San Mateo County?
While most of the county is pricey, some areas like East Palo Alto and parts of South San Francisco tend to be relatively more affordable. If you want to know all about affordable living in the County, give this a read!
How's the job market for non-tech professionals?
It’s true that tech has the upper hand, but there are plenty of opportunities in healthcare, education, and hospitality. However, salaries in these sectors sometimes struggle to keep pace with the cost of living.
How bike-friendly is San Mateo County?
It's improving, with more bike lanes being added. Still, busy roads and hilly terrain in some areas can make biking a challenge.
Is earthquake insurance necessary in SMC?
It's not legally required, but given our history, it's worth considering. Be aware that it can be expensive and often comes with high deductibles!
Be honest: How bad is the fog?
Well, it depends on where you are. Coastal areas can be quite foggy, especially during the summer. If you live inland, you’ll most likely see less fog, but it's still a (quirky) part of life here!
This article is copyrighted by Raziel Ungar and may not be reproduced or copied without express written permission.
