As we wrap up the year, the San Mateo County real estate market is shifting into its typical winter rhythm. Activity has naturally slowed with the holidays, but there is still plenty happening beneath the surface. Inventory, buyer behavior, and pricing are all adjusting as we head into 2026.
This month’s data gives us a clear look at where the market is settling and what both buyers and sellers should be paying attention to right now. Whether you are watching from the sidelines or starting to think about your next move, these trends offer helpful clues about what the new year may bring.
Let’s take a closer look at what December revealed.
New Listings Coming on Market
New listings followed their normal seasonal pattern and dropped sharply as we moved into November and December. This happens almost every year as sellers pause during the holidays and wait for the new year to list.
While the number of new listings dipped month to month, this slowdown is expected and not a sign of weakening demand. It simply reflects the seasonal rhythm of the market. For buyers, this often means fewer choices right now. For sellers planning for early 2026, it signals that competition may grow quickly once spring listings return.
Active Listings at the Start of December
As of December 1, 2025, the number of homes for sale dropped noticeably from the previous month but was still slightly higher year over year. About 64 percent of active listings were houses, 28 percent were condos, and 7 percent were townhomes.
This tells us that while inventory is tightening for the winter, buyers still have more options than they did last year at this time. If you are actively shopping, this window may offer more negotiating room before spring competition kicks in.
How Long Homes Have Been Sitting on the Market?
By early December, nearly half of all active listings had been on the market for more than two months. About 31 percent had been listed for over three months, and 11 percent for more than six months.
This is important for buyers. Homes that have been sitting longer often present stronger negotiating opportunities, especially during the winter when buyer activity is naturally lower. This is typically when motivated sellers become more flexible on price and terms.
Monthly Sales Volume
Sales activity in November dipped slightly from October but was still up about 7 to 8 percent compared to last year. In fact, it was the strongest November for sales since 2021.
This shows that even with higher rates and seasonal slowdowns, buyers are still stepping in when the right homes hit the market. Demand remains steady, even during what is typically a quieter time of year.
Days on Market and Speed of Sale
The average days on market in November 2025 rose by about 7 days compared to November 2024. At the same time, houses and townhomes sold about three times faster than condos.
This tells us that single family homes and townhomes remain highly desirable, even as buyers take a little more time to make decisions overall. Condos are moving more slowly, which may offer opportunities for buyers looking in that segment.
What This Means as We Head Into 2026
December confirms what many of us are feeling in the market right now. Inventory is tightening for the winter, buyers are more selective, and sellers who price correctly are still finding success. At the same time, homes that linger on the market are giving buyers leverage, especially during the holiday season.
As we move into 2026, early signs point to a more active spring ahead, especially if interest rates stabilize and new listings return at typical levels.
Want to dig deeper into the full San Mateo County data, charts, and trends?
Click here to view the complete December 2025 market report.
Thinking About Buying or Selling in 2026
If you are planning to buy or sell in 2026, now is a great time to start the conversation. I would love to help you understand what today’s numbers mean for your specific goals and timeline.
Reach out anytime and let’s build a smart plan together for the year ahead.
