Blog > Hillsborough Home Prices by Neighborhood
Hillsborough sells about 103 houses a year, spread across 6 neighborhood guides, so this post looks at five years to give each guide a steadier sample: the 515 single-family houses that sold in the five years to October 27, 2026, by the MLS records we can read with repeat records removed, placed inside our guide outlines. Where two years of sales are enough, we show those too, and the last section compares prices with ten years ago.
The short answer
- Hillsborough: median house $5.6M, $1,430 per sq ft; the typical sale closed at its list price and 36% sold over asking (515 sales). Highest median among guides with at least 8 sales: Ryan Tract, Homeplace & Brewer ($7.32M); lowest: Lakeview & Crystal Springs ($4.76M).
- The last two years (to Oct. 27, 2026): median house $6M, $1,518 per sq ft (223 sales).
Next steps in Hillsborough
- What’s my Hillsborough home worth? Request an estimate, and ask us for the recent sales on your street.
- See Hillsborough homes for sale, then use Save Search to get new listings by email.
- Book a strategy call with a Property Nerd.
Hillsborough as a whole
Single-family houses sold in the five years and in the two years to Oct. 27, 2026. “Typical sale vs. asking” is the median of each sale price divided by the list price on its sale record; lot size is the size given on the listing.
| Period | House sales | Median price | Median $/sq ft | Typical sale vs. asking | Sold over asking | Median lot (as listed) | Median house size |
|---|---|---|---|---|---|---|---|
| Five years | 515 | $5.6M | $1,430 | at asking | 36% | 0.55 acres | 4,008 sq ft |
| Two years | 223 | $6M | $1,518 | at asking | 42% | 0.55 acres | 4,236 sq ft |
Hillsborough, neighborhood by neighborhood
Guides with at least 5 house sales in the five years, highest median price first. Each name opens its guide, with live listings and recent sales.
| Neighborhood | House sales | Median price | Median $/sq ft | Typical sale vs. asking | Sold over asking | Median lot (as listed) | Median house size |
|---|---|---|---|---|---|---|---|
| Ryan Tract, Homeplace & Brewer | 70 | $7.32M | $1,637 | at asking | 32% | 0.50 acres | 4,425 sq ft |
| Hillsborough Park & Hillsborough Knolls | 131 | $5.8M | $1,482 | at asking | 38% | 0.55 acres | 4,150 sq ft |
| Skyfarm & Oaksbridge | 113 | $5.6M | $1,344 | at asking | 28% | 0.59 acres | 4,102 sq ft |
| Tobin Clark Estates | 37 | $5.5M | $1,251 | at asking | 38% | 0.60 acres | 4,300 sq ft |
| Carolands | 95 | $4.78M | $1,418 | at asking | 41% | 0.53 acres | 3,550 sq ft |
| Lakeview & Crystal Springs | 58 | $4.76M | $1,296 | at asking | 43% | 0.56 acres | 3,500 sq ft |
Ten years of prices
The town as a whole, houses sold in the two years to Oct. 27, 2016 against the two years to Oct. 27, 2026. Prices are as recorded, not adjusted for inflation, and these are different houses in each period.
| Town | Then: sales | Then: median price | Then: $/sq ft | Now: sales | Now: median price | Now: $/sq ft | Change in $/sq ft |
|---|---|---|---|---|---|---|---|
| Hillsborough | 220 | $4.05M | $1,022 | 223 | $6M | $1,518 | +49% |
The top of the market
House sales at $5 million and $10 million or more in the five years to Oct. 27, 2026, and the highest sale (with its neighborhood guide where it falls inside one).
| Town | House sales | $5M+ | $10M+ | Highest sale |
|---|---|---|---|---|
| Hillsborough | 515 | 332 (64%) | 53 (10%) | $70M (Carolands) |
When to sell
Hillsborough has too few sales in most months for a year-by-year calendar; Best Month to Sell shows its pooled numbers, alongside the year-by-year calendars for larger nearby cities.
Reading it right
- Five years mixes markets. The window runs from late 2021 through 2026, so a guide with more sales in one part of it can look higher or lower than its neighbors for that reason alone; the two-year and ten-year figures are town-wide for the same reason.
- Lot size is as listed. Listings round or estimate lot sizes, and a few give none.
- Sale-to-list measures price against asking, not value, and it uses the list price on the sale record, usually the last one.
- Small samples swing. Every row shows its sale count.
- Each sale counts once; none falls inside two of our guide outlines.
- Past sales aren’t a forecast or the value of any one home.
How we counted
Closed sales of single-family houses reported to the MLS, read through the IDX feeds that power our home search, with one record per MLS number. Price per square foot and house size use sales with a recorded living area between 400 and 20,000 square feet and a map position; sale vs. asking uses sales with a final list price; lot size uses the listing’s lot size where it is 1,000 square feet or more. Each sale is placed inside our neighborhood guide outlines by its map position. 504 of the 515 sales fall inside at least one guide.
Go deeper
The Luxury Market Report follows the top of the market in Hillsborough with live MLS data, and the Price Ladder shows where its top end sits against other cities. For streets, see the most expensive streets in Burlingame and Hillsborough. The Hillsborough city guide links every neighborhood guide.
More on Hillsborough: Hillsborough housing market by the numbers · the most expensive streets in Burlingame and Hillsborough · lots by neighborhood · Hillsborough city guide
Selling in Hillsborough?
A Property Nerd will pull the closest sales to your home, often across several years in towns this size, and walk you through what they say about price. Call (408) 373-1660 or (650) 383-8606, or book a strategy call. Commissions are negotiable, and we offer bundled services, so ask us what’s included.