Living in San Mateo County: Best and Worst Cities Ranked

When people talk about living in San Mateo County, they usually talk about the good stuff first. Great weather, strong schools, beautiful neighborhoods, access to San Francisco and Silicon Valley, and some of the most desirable real estate anywhere in California. And that reputation is well earned. San Mateo County consistently ranks among the healthiest counties in the state, and there is a reason so many people want to plant roots here.

But every city has trade-offs.

That is what makes living in San Mateo County so interesting. No single city is perfect for everyone. Some places have better weather. Some have more walkability. Some offer better value. Some feel suburban and sleepy. Others have downtown energy, charming streets, and a stronger sense of community right outside your front door.

Based on local experience and years of helping hundreds of buyers and sellers across the Peninsula, here is our opinionated ranking of San Mateo County’s 11 cities, grouped into five tiers from least appealing to most desirable. This is not about declaring any place “bad.” These are all expensive, sought-after areas. It is really about figuring out which city fits the lifestyle you want.

Table of Contents

• How We Think About Living in San Mateo County
• Tier 5: South San Francisco, Daly City, and San Bruno
• Tier 4: Millbrae and Redwood City
• Tier 3: Redwood Shores and Foster City
• Tier 2: San Mateo and San Carlos
• Tier 1: Burlingame and Hillsborough
• What This Means for Home Prices
• FAQ About Living in San Mateo County

How We Think About Living in San Mateo County

When ranking cities for living in San Mateo County, we are not looking at just one thing. The big factors are:

• Location and commute convenience
• Weather and sunshine
• Downtown quality and neighborhood charm
• Walkability and access to amenities
• Housing stock and architectural character
• Lifestyle fit for families, professionals, and long-term residents
• Real estate value relative to the rest of the county

The further south you go on the Peninsula, the weather often improves. In many cases, tree-lined streets, older architectural character, and stronger downtown districts also tend to push prices higher. On the other hand, more northern or more exposed areas can be windier, foggier, or more utilitarian, which usually makes them more affordable by San Mateo County standards.

Tier 5: South San Francisco, Daly City, and San Bruno

These are not “worst” cities in any absolute sense. They are simply the least compelling when compared with the rest of the county.

All three tend to have less desirable weather, and their commercial districts generally feel less charming than the more polished downtowns farther south. If your dream of living in San Mateo County includes sunny afternoons, cute shops, tree-lined streets, and a highly walkable downtown, these cities may not rise to the top of your list.

San Bruno

San Bruno has San Mateo Avenue, which has some solid restaurants and local businesses, but it is not quite the kind of downtown people usually picture for strolling on date night or casually spending an afternoon shopping. It is functional, with some good spots to eat, but it is not a major destination.

Daly City

Daly City does not really have a traditional downtown core either. Westlake is the major draw, and it is packed with shopping, big box retail, and a movie theater. It is practical. You can get a lot done there. But because the area runs colder and foggier, it feels more like an errands destination than a place where people linger.

South San Francisco

South San Francisco has the strongest identity of the three. It is famous for the hillside sign and for its “Industrial City” roots. But that label does not tell the whole story. South City has a mix of light industrial uses, major employers, and residential neighborhoods that work really well for many households.

It also has more nature than people sometimes expect. Oyster Point Park, Sign Hill, and San Bruno Mountain all add outdoor appeal. Some parts of South San Francisco sit in a valley and get some protection from the typical fog, which can create really nice views across the bay.

One of the biggest advantages of these three cities is price. And yes, “affordable” here is relative.

• South San Francisco: condos and smaller homes start around $750,000, with many homes topping out in the mid to high $1 millions
• San Bruno: a typical home is around $1.3 million to $1.5 million
• Daly City: roughly $800,000 to $1.5 million for many homes

For living in San Mateo County, that is meaningfully less expensive than the county’s priciest enclaves. The catch is that median-priced homes in these cities are often on the smaller side, around 1,300 to 1,500 square feet.

Still, these locations can make a lot of sense. South San Francisco especially stands out for biotech. With Genentech and dozens of biotech companies nearby, living close to work in a relatively better-value market is a very real advantage.

Tier 4: Millbrae and Redwood City

Tier 4 is where things start getting really strong.

These are both desirable cities with a lot going for them. They just happen to sit below the very top tier because each has a few limitations.

Redwood City

Redwood City is extremely well located, especially for anyone working in Silicon Valley. If your work is in San Francisco, the north-to-south commute may feel a bit long for a daily routine, but for many Peninsula and tech commuters, the location is excellent.

The weather is one of Redwood City’s biggest selling points. It has a long-running reputation for near-perfect climate, and anyone who spends real time there understands why. Warm, pleasant, and generally sunnier than the northern part of the county, it gives Redwood City major lifestyle appeal.

The downtown has seen substantial investment over the last decade. It feels thoughtful, energetic, and increasingly polished, with strong restaurants and a good overall vibe. It also retains a sense of history, with places like the Fox Theatre and the San Mateo County History Museum helping preserve local character.

For tech workers, Redwood City also deserves more attention than it sometimes gets. Major employers like Oracle and Electronic Arts have a presence there, and the city also has notable educational and medical anchors, including a Stanford Health Care campus.

Millbrae

Millbrae is known for its thriving downtown on Broadway, tree-lined streets, and friendly community feel. It also scores very high on transportation convenience. With both BART and Caltrain, it is one of the easiest places in the county for commuting into San Francisco.

Broadway is smaller than Downtown Burlingame or Downtown San Mateo , but it is undeniably cute and useful. Millbrae feels tidy, established, and practical in a way that appeals to a lot of buyers.

The drawbacks? Millbrae can get a bit windier than some of the more southern Peninsula cities, and while the downtown is pleasant, it is not as expansive or destination-oriented as some of the county’s top-tier retail and dining corridors.

Price-wise, neither city is cheap:

• Millbrae median: about $1.9 million
• Redwood City median: about $1.7 million

One upside is that these price points can often buy more square footage than some pricier neighboring cities, roughly in the 1,600 to 1,700 square foot range or more.

Tier 3: Redwood Shores and Foster City

If your ideal version of living in San Mateo County is quiet, suburban, safe, and family-oriented, these two communities deserve serious attention.

Redwood Shores

Redwood Shores is east of Highway 101 near Belmont and Redwood City, and it has a very distinctive feel. It is master-planned, full of greenery, and designed with a real sense of space. That planning shows up everywhere.

There are parks, highly ranked schools, walking trails, lagoons, canals, and access to the Bay Trail wrapping around the community. It feels open and calm, and for people who love outdoor movement, it is a beautiful place to live.

The main downside is amenities. Redwood Shores does not have a real downtown, and it only has a relatively small shopping area near the Bay Club and Oracle campus. You can absolutely get what you need with a short drive, but if being close to restaurants, cafes, and shops matters every day, Redwood Shores will feel limited.

It can also feel sleepy, which is either a pro or a con depending on your personality.

Foster City

Foster City shares some of that same master-planned DNA. It is surrounded by water, lined with paths, and built around a very strong community feel. It is especially known for being safe, family-friendly, and easy to navigate.

One of the standout features is the Bay Trail and levee system, including the major renovation project designed to help protect against sea level rise. Foster City also has a strong local tradition around its Fourth of July fireworks show, which says a lot about its community identity.

There are shopping areas that cover most daily needs, but again, they are more practical than destination-style. Another thing to know is that Foster City is more exposed to the bay. That means more afternoon wind in some areas and more airplane visibility and noise, particularly on the eastern side.

Typical home prices sit around:

• Redwood Shores: about $2.4 million
• Foster City: about $2 million

For many buyers, these cities hit a nice middle ground. They are highly livable, very organized, and especially strong for families who prioritize space, parks, and a calmer environment over downtown energy.

Tier 2: San Mateo and San Carlos

This is where living in San Mateo County starts to feel like the full package.

San Mateo

San Mateo is one of the county’s most versatile cities. With more than 100,000 residents and over two dozen neighborhoods, it offers something for almost everyone. That variety is one of its superpowers.

Downtown San Mateo is one of the best in the Bay Area. It is compact enough to feel walkable and easy, but packed with a huge range of restaurants and cafes. Central Park sits right next to downtown and adds another layer of quality of life with its Japanese tea garden and seasonal ice skating setup in winter.

Another thing that makes San Mateo special is the housing stock. In older neighborhoods like San Mateo Park and Baywood-Aragon, the streets are beautifully tree lined and full of architectural variety. You get older homes with real character, arches, hardwood floors, and a classic feel that many buyers love.

At the same time, San Mateo also has more modern and more varied options. San Mateo Village offers one-level ranch homes. The Highlands features around 900 Eichler homes with mid-century modern styling. Bay Meadows provides newer development, townhome-style living, Whole Foods, shops, and restaurants.

The city also benefits from strong weather. It tends to be mild, comfortable, and slightly warmer than more northern cities, which adds a lot to the day-to-day experience.

Pricing in San Mateo varies dramatically because the city itself is so diverse. Entry-level homes east of 101 can start around $1.1 million, while homes in premier neighborhoods like San Mateo Park can range from roughly $3 million to $5 million and climb much higher.

San Carlos

San Carlos is one of the most beloved towns on the Peninsula, and it is easy to understand why. It has a genuinely authentic small-town feel that is harder and harder to find.

Downtown San Carlos, centered on Laurel Street, is fantastic. It is charming, lively, and full of places people actually use. It feels more intimate than San Mateo, and for many people that is exactly the appeal. If San Mateo is broader and more varied, San Carlos is tighter, more residential, and a little more relaxed.

Walkability is a huge part of the San Carlos appeal, especially in flatter neighborhoods like Howard Park and White Oaks. These areas are among the most desirable on the Peninsula. Burton Park is one of the best local parks around, and neighborhoods here really show up for things like Halloween and Christmas lights.

If you live in the hills, you will need a car more often, and while that is not a huge problem, it changes the feel. As in many Peninsula cities, flatter and more walkable areas command higher prices.

Typical pricing looks like this:

• San Carlos median: around $2.7 million
• Lower-end homes in San Carlos: roughly $1.4 million to $1.8 million for smaller homes
• San Mateo median: around $1.8 million, with much wider variation by neighborhood

So why are San Mateo and San Carlos not ranked first? Mostly because the top tier cities offer an even stronger blend of prestige, beauty, walkability, and long-term desirability.

Tier 1: Burlingame and Hillsborough

For us, these are the two winners.

They are different from each other, but both represent the very best of living in San Mateo County depending on what you value most.

Hillsborough

Hillsborough is one of the most affluent and lush towns on the Peninsula. It is entirely residential, with no commercial district of its own, but it sits right next to Burlingame, so access to restaurants and shopping is still easy.

What you get in Hillsborough is space, privacy, and comfort on a scale that is very hard to find elsewhere. Homes are typically on at least half-acre lots, which is enormous by Peninsula standards. The streets are often wider, winding, and less built out with sidewalks and lighting. The whole atmosphere feels exclusive, quiet, and green.

Many homes have beautiful bay views, and even when they do not, the sheer open space between properties creates a level of privacy that buyers at the high end really value. Hillsborough has around 240 acres of open space, and that contributes to the feeling that the town breathes.

The trade-off is social texture. Because homes are so spread out, the community experience often comes more through schools and organized activities than through daily interaction with immediate neighbors.

Pricing starts high. Realistically, many homes begin around $5 million to $6 million, with especially remodeled homes and view properties pushing toward $8 million to $9 million and beyond.

Burlingame

Burlingame is almost the perfect counterpart to Hillsborough. It offers many of the same location advantages, with easy access to Highway 101, San Francisco, and Silicon Valley, but with a much more walkable, connected, and neighborly feel.

This is one of the crown jewels of the Peninsula. Burlingame Avenue is arguably one of the best downtown districts anywhere in the region, and many people would put it above Palo Alto. What is especially impressive is that Burlingame actually has two downtown areas. In addition to Burlingame Avenue, there is Broadway, which adds another lively, tree-lined commercial district with its own character.

The city also has excellent schools, including a highly rated high school, and the flatter neighborhoods are deeply loved for their walkability and community feeling. This is the kind of place where neighbors know each other, kids play outside, and holiday traditions matter. A lot of the flatter sections are what we would call highly trick-or-treating, and that says a lot about the street life.

Lots are typically smaller than Hillsborough, often around 5,000 to 6,000 square feet, but the trade-off is stronger neighborhood connection and easier access to everything.

Pricing in Burlingame overlaps more with Hillsborough than many people expect, especially in the $3 million to $8 million range. Around $3 million in Burlingame might buy a roughly 1,700 square foot three-bedroom home in a flatter location. Around $5 million can get you close to 3,000 square feet on a 6,000 square foot lot, especially in premium neighborhoods like Easton Addition or Burlingame Park.

That overlap is important. Plenty of buyers who could afford Hillsborough still choose Burlingame because they want walkability, a stronger community feel, and less isolation.

View Homes for Sale in San Mateo County

What This Means for Home Prices

If there is one theme that runs through all of this, it is that living in San Mateo County is expensive almost everywhere. The question is not whether a city is cheap. It is whether the price aligns with the lifestyle you want.

Here is the simplest way to think about it:

• Best value: Daly City, South San Francisco, and San Bruno
• Strong all-around options: Redwood City and Millbrae
• Quiet suburban family appeal: Redwood Shores and Foster City
• Best blend of charm and livability: San Mateo and San Carlos
• Top-tier prestige and lifestyle: Burlingame and Hillsborough

Weather, walkability, downtown quality, and architectural charm all matter a lot in this county, and buyers consistently pay a premium for them.

That is why there is no universal “best” city for living in San Mateo County. The right answer depends on whether you care most about commuting, schools, sunshine, privacy, neighborhood feel, access to nature, or getting the most house for the money.

Ready to find the right city for your lifestyle in San Mateo County? Call or text us at 650-822-7088 to talk through your options today. Prefer to review details first? Reach out now and we’ll help you plan next steps.

FAQ About Living in San Mateo County

At the end of the day, ranking cities is fun, but fit matters more than rank. The “best” place for living in San Mateo County is the one that lines up with your routine, your priorities, and your budget. If you want sunshine and nightlife, your answer may be different from someone who wants a big lot, quiet streets, or the shortest possible commute.

That is what makes this county so compelling. There really is something for almost everyone. The hard part is deciding which one fits you best.

READ MORE: Best Places to Live in San Mateo County: Same Budget, Different Lifestyle