sell · redwood city
Selling a home in Redwood City
In Redwood City, 59% of sales since January 2024 closed over asking, with a median overbid of $132K, but houses sold over asking far more often than condos and townhomes, and the hills bring fire zones. Here’s what the numbers say, what’s different about selling here, and what we’ve sold in town.
redwood city by the numbers
What the Redwood City market says right now
Redwood City closed 612 sales in the last 12 months, at the 11th-highest median price of the 25 cities with 100+ sales in the last 12 months. Price per square foot came in at $1,250 in July–September 2026, against its high of $1,268 in the three months ending April 2022.
- median sale price$2.10Mlast 12 months, 612 sales; Silicon Valley $1.65M
- over asking59%of 1,493 sales since January 2024; median overbid $132K
- $2M–3M75%of 496 sales in that band since January 2024 closed over asking
- best closing monthApril71% over asking, against 48% in January; June is busiest
Source: closed MLS sales, Boyenga Team analysis, October 2026. Recent 12 months = October 2025 to September 2026; over and under asking = January 2024 to September 2026; best month = averaged over 2012–2025. See Redwood City by the numbers.
what’s different here
What sellers in Redwood City should plan for
What we plan for on Redwood City listings.
Bidding depends on the neighborhood
measured: 24 months
In the 24 months to October 27, 2026, Friendly Acres, Mount Carmel & Eagle Hill and Roosevelt sold furthest over asking, a typical 4% to 8% over. In Emerald Hills and Redwood Shores the typical sale closed at asking, and in Palomar Park (10 sales) 1.3% under. A citywide figure won’t price your house, so we start from your neighborhood’s record.
Houses and condos sell differently
measured: houses vs. condos
83% of Redwood City’s sales in the last 12 months were single-family houses. In the two years to October 27, 2026, 66% of house sales closed over asking, against 28% of condo and townhome sales, and the median condo or townhome closed 1.4% under its list price. In Redwood Shores, 55 of 138 sales were houses; they sold a typical 2.4% over, while the typical sale there closed at asking.
Fire zones in the hills
measured: 10% of lots
Across our 13 Redwood City guides, 1,883 of 18,290 single-family lots (10%) touch a CAL FIRE fire hazard severity zone: 377 High and 1,506 Moderate, none Very High. Emerald Hills and Palomar Park hold 1,802 of them (96% and 84% of their lots), and they have the largest median lots, 11,690 and 20,960 sq ft. Both are unincorporated San Mateo County with Redwood City addresses, so the building department for the address (the county’s, on unincorporated land) can say which rules apply. Farm Hill & Canyon has 82 lots in a Moderate zone. Depending on the zone and the kind of area, a zone can bring stricter building standards, defensible-space rules and a line on the seller’s natural hazard disclosure.
Flood zones in two neighborhoods
measured: 1% of lots
Only 240 of the 18,290 single-family lots in our Redwood City guides (1%) sit in a FEMA high-risk flood zone, but they cluster: 121 in Friendly Acres (18% of its lots) and 98 in Greater Downtown (15%), all in zone AE. In Redwood Shores, just one of 2,301 single-family lots does. If the house itself is in an A or V zone, lenders on federally backed mortgages require flood insurance, so we order a flood zone determination for the address before launch.
Eichlers, and no single-story overlay
our Eichler index
Redwood City has Atherwood, an Anshen & Allen tract released in November 1950 (in our Horgan Ranch guide), and five Eichler duplexes on Roble Avenue from 1956. We found no single-story overlay in Redwood City, though design review and neighborhood guidelines still apply in many places. Since 2018 we’ve listed 2 Redwood City homes whose listings described them as Eichlers or mid-century homes; both closed over the final list price.
Timing and transfer tax
measured and county
Averaged over 2012–2025, April closings sold over asking most often (71%), January least (48%); June is busiest. Redwood City adds no city transfer tax, so the San Mateo County tax of $1.10 per $1,000 comes to $2,200 on a $2 million sale. By local custom the seller pays it, and in San Mateo County the buyer usually pays the escrow fee and the owner’s title policy, the reverse of Santa Clara County. All of it is negotiable, and the purchase contract decides.
our sales
Homes we’ve listed and sold in Redwood City
Since 2014 we’ve matched 19 Redwood City sales to MLS records: 9 homes we listed and 10 where we represented the buyer. The most recent homes we listed:
sold Sep 2024 · redwood city
$2.30M
1156 Parkwood Way · Horgan Ranch & Redwood Oaks
3 bd · 2 ba · 1,530 sq ft
0.1% over the final list price of $2.30MListed by the Boyenga Team at Compass
sold Apr 2024 · redwood city
$5.05M
1200 Stockbridge Ave · Horgan Ranch & Redwood Oaks
6 bd · 5.5 ba · 4,320 sq ft
1.0% over the final list price of $5.00MListed by the Boyenga Team at Compass
sold Jun 2023 · redwood city
$1.77M
32 Markham Avenue · North Fair Oaks
3 bd · 2 ba · 1,560 sq ft
18.0% over the final list price of $1.50MListed by the Boyenga Team at Compass
sold May 2022 · redwood city
$825K
464 Clinton Street #302 · Mount Carmel & Eagle Hill
2 bd · 2 ba · 1,141 sq ft
3.4% over the final list price of $798KListed by the Boyenga Team at Compass
sold Jun 2021 · redwood city
$4.45M
1758 Stockbridge Avenue · Horgan Ranch & Redwood Oaks
6 bd · 4.5 ba · 3,836 sq ft
11.3% over the final list price of $4.00MListed by the Boyenga Team at Compass
sold Jan 2020 · redwood city
$1.60M
630 Warren Street #13 · Greater Downtown
3 bd · 3.5 ba · 1,579 sq ft
at the final list priceListed by the Boyenga Team at Compass
For all 9 homes we listed here, the sold record shows the final list price: 9 closed at or above it, 8 of them over asking. The final list price is the asking price after any price changes. Source: closed MLS records, read October 27, 2026.
See all 19 on our Redwood City sales map
Neighborhoods with the most of our sales (listing and buyer side): Horgan Ranch & Redwood Oaks (5), Woodside Plaza (3), North Fair Oaks (2), Palm Park & Central (2), Greater Downtown (2).
our plan
How we’d sell your Redwood City home
The same Property Nerd plan we run on every listing, tuned to Redwood City.
Price against the right sales
We start with the closest recent sales in your neighborhood and of your kind of house, then read the competition that week. In Redwood City that means pricing to your neighborhood’s record and your kind of home: houses and condos sell very differently here.
Prepare what buyers notice
Paint, light, landscaping and staging, budgeted in the Prep Lab, with Compass Concierge to front eligible costs. For a condo or townhome, where 28% of sales in the two years to October 27, 2026 closed over asking, preparation and price have to be right on day one.
Disclose early
Inspections and disclosures ready before launch, so buyers make offers on facts. In Emerald Hills, Palomar Park and Farm Hill & Canyon that includes the fire zone and the building rules for the address; in Friendly Acres and Greater Downtown, a flood zone determination.
Launch on purpose
A private or Coming Soon start if it fits, then the full launch; the Launch Lab shows the plan. April closings sold over asking most often, so a spring sale is planned in winter.
Negotiate and close
We compare offers on price, terms and certainty, then run escrow to closing.
The Redwood City data series
our own analysis
More from the series
by price and place
Seller tools
plan your numbers
Looking for an agent rather than a plan? Our Redwood City real estate team page · Redwood City neighborhood guides
questions
Questions Redwood City sellers ask us
How often do Redwood City homes sell over asking?
From January 2024 to September 2026, 59% of 1,493 Redwood City sales closed above the final list price, with a median overbid of $132K. 32% closed below it, with a median discount of $57K. In the $2M–3M band, 75% of 496 sales closed over asking. Across Silicon Valley, 60% closed over asking.
When is the best time to sell in Redwood City?
Averaged over 2012–2025, Redwood City closings in April sold over asking most often (71%) and January closings least often (48%). June has the most closings, about 11% of the year’s sales. Because closing comes about a month after the offer, plan a spring sale in winter.
Is my Redwood City house in a fire hazard zone?
Across our 13 Redwood City neighborhood guides, 1,883 of 18,290 single-family lots (10%) touch a CAL FIRE fire hazard severity zone, 377 High and 1,506 Moderate; none touch a Very High zone. Emerald Hills and Palomar Park hold 1,802 of them, and both are unincorporated San Mateo County with Redwood City addresses; Farm Hill & Canyon has 82 lots in a Moderate zone. Depending on the zone and the kind of area, a zone can bring stricter building standards, defensible-space rules and a line on the seller’s natural hazard disclosure, and the building department for the address can say which apply. We check your parcel and line up the paperwork before you list.
Is my Redwood City house in a flood zone?
Few are: 240 of the 18,290 single-family lots in our 13 Redwood City guides (1%) sit in a FEMA high-risk flood zone, 121 of them in Friendly Acres and 98 in Greater Downtown. If the house itself is in an A or V zone, lenders on federally backed mortgages require flood insurance. A flood zone determination for the address settles it, and we order one before you list.
How do Redwood City condos and townhomes sell?
In the two years to October 27, 2026, 196 condos and townhomes sold in Redwood City. The typical one sold for $1.14M, or $807 per square foot, against $2.27M for a typical house. 28% closed over the final list price, against 66% of houses, and the median sale closed 1.4% under the list price.
Does Redwood City charge a transfer tax?
No. Redwood City adds no city transfer tax, so only the San Mateo County tax applies: $1.10 per $1,000 of the sale price, or $2,200 on a $2 million sale. By local custom the seller pays the county tax, and in San Mateo County the buyer usually pays the escrow fee and the owner’s title policy, the reverse of Santa Clara County. All of it is negotiable, and the purchase contract decides.
What do you charge to sell a Redwood City home?
Commissions are negotiable. We offer bundled services, so ask us what’s included.
talk to a property nerd
Thinking about selling in Redwood City?
We’ll pull the closest sales to your house, walk through prep and timing, and tell you what we’d do. No pressure and no obligation.
eric boyenga dre 01254725 · janelle boyenga dre 01254724 · compass · equal housing opportunity
Thinking about selling in Redwood City? Send us a note.
Eric & Janelle Boyenga
Realtors DRE01254724 / 01254725
Realtors DRE01254724 / 01254725