Blog > San Carlos vs. San Mateo: Home Prices, Sizes and the City Line (2026)
San Carlos and San Mateo sit about 5 miles apart, center to center, both in San Mateo County. Here’s how they compare on what houses, condos and townhomes sold for in the 12 months to October 27, 2026, and on the things that change at the city line: trains, electricity and transfer tax.
The short answer
- Houses: the median sale was $2.74M in San Carlos and $2.22M in San Mateo, so a typical San Carlos house cost 23% more than one in San Mateo.
- Per square foot: $1,439 in San Carlos and $1,309 in San Mateo; the median house was 1,988 sq ft in San Carlos and 1,728 sq ft in San Mateo, on a 6,562-sq-ft lot versus a 5,866-sq-ft lot.
- Competition: 64% of San Carlos houses sold over asking, against 75% in San Mateo.
- Condos and townhomes: a median of $1.25M in San Carlos (70 sales) and $866K in San Mateo (298 sales).
- At the city line: they differ on transfer tax ($2,200 versus $12,200 on a $2 million sale).
See it live
- Open San Carlos vs. San Mateo in the City Match-Up: homes for sale now and the last 90 days of sales, side by side.
- Talk to a Property Nerd about the streets that fit in either city.
Houses, side by side
Houses (MLS property type “single family home”) sold in the 12 months to October 27, 2026. The last three rows count listings whose description says so, so they undercount.
| San Carlos | San Mateo | |
|---|---|---|
| Sales | 248 | 506 |
| Median price | $2.74M | $2.22M |
| Median per sq ft | $1,439 | $1,309 |
| Median size | 1,988 sq ft | 1,728 sq ft |
| Median lot | 6,562 sq ft | 5,866 sq ft |
| Median bedrooms | 3 | 3 |
| Sold over asking | 64% | 75% |
| Median sale vs. asking | 3.6% over | 9.0% over |
| Sold for $2 million or less | 16% | 43% |
| Listing says single-story | 12% | 13% |
| Listing mentions a pool | 8% | 10% |
| Listing mentions an ADU or in-law unit | 6% | 8% |
Condos and townhomes, side by side
Condos and townhomes sold in the same 12 months.
| San Carlos | San Mateo | |
|---|---|---|
| Sales | 70 | 298 |
| Median price | $1.25M | $866K |
| Median per sq ft | $884 | $772 |
| Median size | 1,239 sq ft | 1,216 sq ft |
| Sold over asking | 39% | 28% |
At the city line
Some costs and services follow the city, not the mailing address.
| San Carlos | San Mateo | |
|---|---|---|
| County | San Mateo County | San Mateo County |
| Caltrain | San Carlos | San Mateo, Hayward Park and Hillsdale |
| BART | none | none |
| VTA light rail | no | no |
| Electricity | WestLight Energy, delivered by PG&E | WestLight Energy, delivered by PG&E |
| Transfer tax on a $2 million sale | $2,200 | $12,200 |
| Eichler tracts | none on our index | 2 tracts on our Eichler index |
Electricity is the default provider for most homes; some addresses differ. Transfer tax is the county tax plus any city tax, by the rates on our calculators page; who pays it is set in the contract. School district lines don’t follow city lines, so check the district’s own boundary lookup for any address. See City of San Mateo’s transfer tax.
How we counted
Closed sales reported to the MLS and read through the IDX feeds that power our home search, with repeat records removed (same MLS number and sale date). A sale is placed by the city in its MLS address, so a few homes in unincorporated pockets count under the nearby city. Medians follow the mix of homes, and cities are averages: blocks within each can differ a lot. Past sales aren’t a forecast or the value of any one home.
Go deeper
- San Carlos: San Carlos guide page, San Carlos neighborhoods compared, San Carlos home types by the numbers and the San Carlos housing market by the numbers.
- San Mateo: San Mateo city guide, San Mateo neighborhoods compared, San Mateo home types by the numbers and the San Mateo housing market by the numbers.
- More comparisons: Redwood City vs. San Carlos, San Carlos vs. Belmont, San Mateo vs. Burlingame, Belmont vs. San Mateo, San Mateo vs. Foster City and San Mateo vs. Redwood City.
Weighing the two?
We’ll compare the homes and streets you’re actually considering, on both sides of the line, and set up a search that catches new listings the day they hit. 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.