February marks the transition from the winter slowdown to early spring momentum in San Mateo County real estate.
Inventory is beginning to build. Buyers are re-engaging. And while we are not at peak spring intensity yet, the market is clearly shifting.
Here is what the latest data shows and what it means moving forward.
Inventory Is Rebounding from Winter Lows
As of February 1, 2026, there were approximately 588 active and coming-soon listings in San Mateo County.
This reflects the typical seasonal pattern. Inventory tends to bottom out around the holidays and begins rising through late winter and spring.
For buyers, that means more options are gradually coming to market.
For sellers, it means competition will increase as the season progresses.
Timing and positioning matter.
Homes Are Still Selling at a Healthy Pace
Speed of sale remains an important indicator of market strength.
Average days on market in January 2026 rose by 3 days compared to January 2025. While that suggests a slightly slower pace year over year, homes are still moving efficiently overall.
Houses are selling much faster than townhouses and condos, reinforcing continued strength in the single-family segment.
Homes typically sell fastest in spring as buyers respond to the rush of new listings, and we are now entering that seasonal window.
Competitive Market Leads to Higher Bids
Even with inventory beginning to rise, buyer demand remains meaningful.
In January 2026, 44 percent of homes sold above their asking price.
When nearly half of properties are closing over list, it tells us:
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Well-prepared homes are attracting strong interest
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Strategic pricing is critical
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Buyers are willing to compete, but selectively
As we move deeper into spring, this percentage often increases as more buyers re-enter the market.
Sales Volume Follows a Predictable Seasonal Pattern
January sales volume typically hits its annual low, reflecting contracts accepted during the holiday season.
Because sales in one month mostly reflect accepted offers from the previous month, February and March numbers will provide a clearer picture of current demand strength.
As new listings continue to come online, activity typically builds through spring.
What This Means for Buyers
Inventory is improving, but competition has not disappeared.
Late winter can provide opportunity before peak spring intensity builds. Buyers who are financially prepared and decisive may benefit from acting before bidding activity accelerates further.
Preparation creates leverage.
What This Means for Sellers
The market is already active.
With nearly half of homes selling over list price and inventory still below long-term historical norms, properly positioned listings are generating strong engagement.
As more homes hit the market in the coming months, pricing precision and strong presentation will become increasingly important.
The homes that stand out will command attention.
Final Thoughts
The San Mateo County market is shifting into its spring phase.
Inventory is rising from winter lows.
Homes are still selling at a healthy pace.
Buyer competition remains present.
Understanding where we are in the seasonal cycle allows buyers and sellers to act strategically instead of reactively.
If you would like a customized look at how these trends apply to your specific neighborhood or property, connect with us anytime we are happy to provide a tailored market analysis and help you build a smart plan for the months ahead.
