Eichlers in San Mateo: 19th Avenue Park and the San Mateo Highlands

San Mateo has two Eichler neighborhoods, and they follow different rules. 19th Avenue Park is inside the City of San Mateo. The San Mateo Highlands, in the hills to the west, is unincorporated county land with San Mateo mailing addresses. That one difference changes the closing costs, the tenant rules and who reviews a remodel. Here’s what to know about each, and where to see what’s for sale.

19th Avenue Park

• What it is. Almost 240 Eichlers built from 1953 to 1955, designed by Jones & Emmons, in the area bounded by Delaware Street, Concar Drive and Grant Street.
• Getting around. The Hayward Park Caltrain station is nearby. Our Sunnybrae and 19th Avenue Park guide covers the streets, parks and flood-zone notes.
• Rules. City of San Mateo rules apply. We found no single-story overlay in the city.

The San Mateo Highlands

• What it is. About 650 houses built from 1955 to 1964, designed by Jones & Emmons, Anshen & Allen and others. It is the largest Eichler neighborhood on our Peninsula and San Francisco index.
• A landmark. The Highlands includes Eichler’s experimental X-100 house, listed on the National Register in 2016, the only individually listed Peninsula Eichler we found.
• Rules. Because the Highlands are unincorporated, San Mateo County, not the city, governs remodels. County staff reports describe the zoning as R-1/S-8, and we found no Eichler-specific county design review. See our Highlands guide.

City versus county, side by side

• Transfer tax. The City of San Mateo adds 0.5% of the price below $10 million under Measure CC, so a $2 million sale in 19th Avenue Park carries about $12,200 with the county’s tax. The city tax applies within city limits, so a Highlands sale would normally carry only the county’s $2,200. Confirm with your escrow officer. See our transfer tax guide.
• Tenant rules. The City of San Mateo’s tenant protection program, adopted December 1, 2025, gives no-fault just-cause protection after 11 months and requires relocation of one month’s rent. It covers city addresses; the Highlands follow county rules. See rent rules by city.
• Electricity. Both get power from WestLight Energy (formerly Peninsula Clean Energy), delivered by PG&E.
• School districts. Check the district’s boundary lookup for any address.

The Eichler market in San Mateo

On October 18, 2026, our live Eichler Market Report showed 24 Eichler sales with San Mateo addresses in the previous 12 months, at a median of $2.5 million and $1,547 per square foot, up about 3% from a $2.4 million median on 29 sales in the 12 months before. The report counts homes the MLS or the listing identifies as Eichlers, so it can miss a few. For homes for sale now, see our San Mateo Eichler homes page.

Nearby on the Peninsula

According to an Eichler publication, Burlingame’s Mills Estates has about 100 Eichlers that opened in late 1963, and Foster City has more than 200 built from 1963 to 1968 in clusters among other builders’ homes. Our Peninsula and San Francisco Eichler tracts index covers them all, and Remodeling an Eichler covers radiant heat, roofs and the energy code.

Thinking about a San Mateo Eichler? Call the Boyenga Team at (408) 373-1660 or (650) 383-8606. Commissions are negotiable, and we offer bundled services, so ask us what’s included.