San Mateo County is a place people love for good reasons. We have a high quality of living, access to incredible outdoor options, and a strong overall ecosystem with excellent schools and high paying jobs. If you are thinking about moving to San Mateo County , though, it helps to understand the tradeoffs. Some costs and day to day realities are hard to ignore.
Below are the main reasons many people hesitate before making the move, plus what those issues look like in real life.
Table of Contents
- Reason 1: Money And Housing Costs
- Reason 2: Kids Are Expensive Preschool And Birthday Parties
- Reason 3: Traffic And Commute Time
- Reason 4: Public Transportation Is Good But Not Complete
- Reason 5: Weather Is Nice But Not For Everyone
- FAQs About Moving To San Mateo County
Reason 1: Money And Housing Costs
The biggest reason people do not move, or do not move as fast as they planned, is simple: it is expensive. Even if you have a strong income, the math can get uncomfortable quickly.
When people talk about affordable housing, they often mean below market rate units that developers are required to include in certain new construction projects. The issue is that those units can be scarce and, in many cases, already occupied. So the supply that would normally help balance prices is not really there.
What the numbers feel like on the ground
- A one bedroom apartment can be around $2,500 a month which is not budget friendly for many service workers.
- San Mateo County has the highest median home price among the Bay Area counties discussed in the source.
- In one recent snapshot, the median two bedroom condo price was a little under $900,000 in 2023.
- In contrast, last year San Mateo County median home price was around $1.8 million, with an average closer to $2.4 million.
One reason median and average differ so much is that there are many homes at the top end of the price range. That pulls the average up even higher.
Why prices keep rising
High housing costs are not just about demand. They are also about imbalance. In the last five years, San Mateo County created about 75,000 jobs but only about 5,000 new housing units. That gap creates pressure upward on both home prices and rents.
And the ripple effects show up in everyday life. Even restaurants can struggle to staff up when living costs are out of reach for workers. One example mentioned was a restaurant in Burlingame that had trouble finding employees after a major renovation and had to delay operations.
Reason 2: Kids Are Expensive Preschool And Birthday Parties
Having kids anywhere comes with added costs. The difference in San Mateo County is that many of those costs are significantly higher, and you feel it fast.
Even something that seems simple, like birthday parties, can get pricey. There are lots of options for fun experiences, but venues are not cheap when you are planning for a group of kids.
Birthday parties can run $400 to $1,000 depending on the size and what you choose, especially when you are inviting 10 to 15 kids.
Preschool is where many families feel the biggest monthly hit. For private preschool, you can expect roughly $15,000 to $25,000 per year for many programs.
It is not just a profit focused industry. These programs still need to provide a safe environment for learning and social emotional development. But the result for parents is the same: it is a major expense line item.
Reason 3: Traffic And Commute Time
There is one topic that basically dominates conversation here: driving time. Roads may be in good condition, but the schedule is the problem. If your workday requires commuting toward San Francisco, you will likely notice it.
The source referenced traffic volumes like 75,000 cars per day entering San Jose on a specific freeway corridor in 2022. From there north toward San Francisco, things can be even more intense depending on your route and timing.
Common commute chokepoints mentioned include:
- 101 and 92
- 101 and Hillsdale Boulevard
- 101 near San Francisco International Airport area in Millbrae
The lesson is not that traffic ruins everything. It is that traffic swings your commute time dramatically. A trip that takes 25 minutes on a light day can become close to an hour when congestion hits.
And if you have flexibility for off hours, you can sometimes avoid the worst of it. Still, if you are planning around a strict start time, build buffer into your routine.
Reason 4: Public Transportation Is Good But Not Complete
Public transportation exists and can be useful. It is just not built out the way people often expect from other major metros.
What is available
- Caltrain runs north south from San Francisco to San Jose and stops in many cities. Some routes offer express service called baby bullet for faster travel.
- SamTrans serves much of the El Camino Corridor with bus routes, but it does not spread deeply into every side street. You may need to walk or use another mode to finish the trip.
- BART is useful for access to San Francisco and parts of the East Bay. Its southernmost station is in Millbrae, so it does not extend as far south as many commuters would want.
The practical reality
Many residents use Caltrain to connect to BART when traveling into the city and beyond, but most San Mateo County commuters are not trying to reach the East Bay. They are going to San Francisco. That means convenience depends heavily on your specific destination and your willingness to plan routes in advance.
Also, some transit options can feel older compared to systems in other parts of the country, even if upgrades are ongoing.
Reason 5: Weather Is Nice But Not For Everyone
The weather is generally pleasant and fairly stable year round. That said, it is not for everyone, especially if you want distinct four season weather.
What the seasons feel like
- Winter nights often dip into the high 30s to low 40s where you can sometimes see frost in the car.
- Winter daytime highs often reach the 60s.
- During warmer months, lows are usually in the 50s and highs may climb into the 70s and sometimes approach the 90s.
One detail people do not always plan for is that many homes may not have air conditioning. The estimate given is that not more than 10 to 15 percent of households may have it. Some residents add heat pumps and cooling over time, especially if they want comfort during warmer spells.
And if your goal is more warmth, the East Bay can offer homes that feel a little more comfortable thermally, often with different pricing and inventory dynamics.
FAQs About Moving To San Mateo County
Is moving to San Mateo County worth it if housing is expensive
It can be, especially if you value the job market, schools, and access to outdoors. The key is going into the decision with a realistic budget for rent or mortgage and for day to day costs, since the expense level is part of what defines the county.
What is the biggest cost pressure for families
For many households, the biggest category after housing is childcare. Private preschool costs can be around $15,000 to $25,000 per year, and even activities like birthday parties add up quickly.
How bad is traffic for commuting into San Francisco
Traffic varies by route and time, but the general issue is commute time volatility. Off hours can be much easier, while peak commuting can add a lot of extra time.
Does public transportation cover most of San Mateo County
Not completely. Caltrain is strong for north south travel, and SamTrans helps along key corridors, but reaching exact locations often requires additional walking or planning. BART access is convenient for the city but only extends as far south as Millbrae.
What is the weather like year round
Expect mild to cool winters and warm summers without strong four season swings. Nighttime winter temperatures can reach the high 30s to low 40s, and summer days can reach the 70s to sometimes the 90s, with many homes not having air conditioning.
Where should we look if we want similar benefits but lower costs
Many people compare San Mateo County with the East Bay and South Bay. You may not always spend less on housing, but weather and home inventory can differ enough to feel meaningfully different, depending on the neighborhood.
Read More: Top Spots to Score Under $2M Townhomes in San Mateo County
