sell · san bruno
Selling a home in San Bruno
In San Bruno, 60% of sales since January 2024 closed over asking, in line with Silicon Valley’s 60%, but houses went over far more often than condos, and 34% of the city’s single-family houses have part of the lot in a CAL FIRE fire hazard zone. Here’s what the numbers say, what’s different about selling here, and the homes we’ve listed in and near San Bruno.
san bruno by the numbers
What the San Bruno market says right now
San Bruno closed 232 sales in the last 12 months, at the 4th-lowest median price of the 25 cities with 100+ sales in the last 12 months, and 34% of its 2025 sales closed under $1 million, against 19% across Silicon Valley. Price per square foot came in at $849 in July–September 2026, against its high of $965 in the three months ending June 2022.
- median sale price$1.26Mlast 12 months, 232 sales; Silicon Valley $1.65M
- over asking60%of 719 sales since January 2024; median overbid $102K
- $1.5M–2M80%of 220 sales in that band since January 2024 closed over asking
- best closing monthsApril, Maytied at 76% over asking, against 54% in January; August 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 San Bruno by the numbers.
what’s different here
What sellers in San Bruno should plan for
What we plan for on San Bruno listings.
Houses and condos sell differently
measured: houses vs. condos
73% of San Bruno’s sales in the last 12 months were single-family houses. In the two years to October 27, 2026, 71% of house sales closed over asking, against 29% of the 141 condo and townhome sales, and the median condo or townhome closed 1.0% under its list price. The typical condo or townhome sold for $450K ($704 per sq ft), against $1.46M ($983 per sq ft) for a house.
Less bidding under $1 million
measured: by price band
From January 2024 to September 2026, 34% of 254 San Bruno sales under $1 million closed over asking, against 68% of 227 between $1 million and $1.5 million and 80% of 220 between $1.5 million and $2 million. So we price against recent sales in your price band and neighborhood, not the city figure.
Bidding depends on the neighborhood
measured: 24 months
In the 24 months to October 27, 2026, among neighborhoods with 10+ sales, Mills Park (7.8% over), Rollingwood & Monte Verde (7.3%) and Huntington Park & Lomita Park (5.4%) sold furthest over asking, by the typical sale. Counting all home types, Crestmoor & Shelter Creek closed at asking (houses alone, 6.1% over) and Bayhill & Cherry Avenue 0.8% under. A citywide figure won’t price your house, so we start from your neighborhood’s record and your kind of home.
Fire hazard zones
measured: 34% of houses
Of the 10,227 San Bruno parcels the county assessor codes as single-family homes, 3,516 (34%) have part of the lot in a CAL FIRE fire hazard severity zone: 1,349 Very High, 1,111 High and 1,056 Moderate. In Crestmoor & Shelter Creek it’s 1,524 of 1,549 houses (98%), 869 of them Very High, and Pacific Heights & Portola Highlands has 943. Depending on the zone and the kind of area, a zone can bring stricter building standards for new construction and additions, defensible-space rules and a line on the seller’s natural hazard disclosure; the city’s building department can say which apply.
Older houses, one flood pocket
measured: median built 1956
The median San Bruno house was built in 1956, and 335 of the 9,333 houses with a year on record (4%) were built in 2000 or later. Neighborhood medians run from 1940 in Downtown San Bruno & Belle Air to 1963 in Pacific Heights & Portola Highlands, so we line up inspections before launch. 274 of the 10,227 houses (3%) have their parcel center in a FEMA high-risk flood zone, 268 of them in Downtown San Bruno & Belle Air (23% of its houses, zone AE). 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.
Timing and transfer tax
measured and county
Averaged over 2012–2025, April and May closings tied for the most bidding (76% over asking) and January closings had the least (54%); August has the most closings. An April or a May closing typically means an accepted offer in March or April, with the listing before that. San Bruno adds no city transfer tax, so the San Mateo County tax of $1.10 per $1,000 comes to $1,375 on a $1.25 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.
Best month to sell in San Bruno · San Mateo County transfer tax
our sales
Homes we’ve listed and sold in and near San Bruno
Since 2023 we’ve matched one San Bruno sale to MLS records, a home we listed:
sold Apr 2023 · san bruno
$1.25M
2280 Evergreen Drive · Rollingwood & Monte Verde
3 bd · 2 ba · 1,140 sq ft
13.8% over the final list price of $1.10MListed by the Boyenga Team at Compass
For the one home we listed here, the sold record shows the final list price: it closed over asking. The final list price is the asking price after any price changes. Source: closed MLS records, read October 27, 2026.
The homes we’ve listed closest to San Bruno, in nearby cities:
sold Oct 2018 · south san francisco
$1.02M
601 Walnut Avenue · Sign Hill & Parkway
4 bd · 2 ba · 1,530 sq ft
Listed by the Boyenga Team at Compass
sold Apr 2022 · san mateo
$1.73M
1701 Peck Avenue · Shoreview & Parkside
3 bd · 2 ba · 1,150 sq ft
Listed by the Boyenga Team at Compass
sold Oct 2018 · san mateo
$1.53M
815 9th Avenue · Downtown & Central
2 bd · 2 ba · 1,423 sq ft
Listed by the Boyenga Team at Compass
sold Mar 2026 · san mateo
$2.30M
637 Vanessa Drive · Sunnybrae & 19th Avenue Park
3 bd · 2 ba · 1,400 sq ft
Listed by the Boyenga Team at Compass
sold Jun 2020 · san mateo
$1.30M
1619 Echo Avenue · Shoreview & Parkside
3 bd · 2 ba · 1,584 sq ft
Listed by the Boyenga Team at Compass
The neighborhood of our San Bruno sale: Rollingwood & Monte Verde.
our plan
How we’d sell your San Bruno home
The same Property Nerd plan we run on every listing, tuned to San Bruno.
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 San Bruno 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, where 29% of condo and townhome 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 Crestmoor & Shelter Creek and Pacific Heights & Portola Highlands that includes the fire zone for the address; in Downtown San Bruno & Belle Air, 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 and May 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 San Bruno 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? Meet Eric & Janelle Boyenga · San Bruno neighborhood guides
questions
Questions San Bruno sellers ask us
How often do San Bruno homes sell over asking?
From January 2024 to September 2026, 60% of 719 San Bruno sales closed above the final list price, with a median overbid of $102K, and 30% closed below it, with a median discount of $24K. In the $1.5M–2M band, 80% of 220 sales closed over asking; under $1 million, 34% of 254. Across Silicon Valley, 60% closed over asking.
When is the best time to sell in San Bruno?
Averaged over 2012–2025, San Bruno closings in April and May tied for the most bidding: 76% of them sold over asking, against 54% of January closings. August has the most closings, about 10% of the year’s sales. An April or a May closing typically means an accepted offer in March or April, with the listing before that.
Is my San Bruno house in a fire hazard zone?
Of the 10,227 San Bruno parcels the county assessor codes as single-family homes, 3,516 (34%) have part of the lot in a CAL FIRE fire hazard severity zone: 1,349 Very High, 1,111 High and 1,056 Moderate. The most are in Crestmoor & Shelter Creek (1,524) and Pacific Heights & Portola Highlands (943); Downtown San Bruno & Belle Air has none. A seller’s natural hazard disclosure report states the zones for the property, and we check your parcel before you list.
Is my San Bruno house in a flood zone?
Few are in FEMA’s high-risk zones: 274 of the 10,227 houses (3%) have their parcel center in one, 268 of them in Downtown San Bruno & Belle Air, all of those in zone AE. Maps change, so we check the current FEMA map. 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.
How do San Bruno condos and townhomes sell?
In the two years to October 27, 2026, 141 condos and townhomes sold in San Bruno, 140 of them condos. The typical one sold for $450K, or $704 per square foot, against $1.46M for a typical house. 29% closed over the final list price, against 71% of houses, and the median sale closed 1.0% under the list price.
Does San Bruno charge a transfer tax?
No. San Bruno adds no city transfer tax, so only the San Mateo County tax applies: $1.10 per $1,000 of the sale price, or $1,375 on a $1.25 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 San Bruno home?
Commissions are negotiable. We offer bundled services, so ask us what’s included.
talk to a property nerd
Thinking about selling in San Bruno?
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
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Eric & Janelle Boyenga
Realtors DRE01254724 / 01254725
Realtors DRE01254724 / 01254725