Real Estate Update – Mid Peninsula
Dan Gilmartin reviews the weekly home inventory numbers.
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So, what’s going on with the housing market on the Mid-Peninsula in San Mateo County? Welcome to the Monday Morning Market Minute, where I go over the weekly housing inventory report for the Mid-Peninsula in San Mateo County.
Hi, I’m Dan Gilmartin, part of The Gilmartin Group real estate company in Burlingame, California. It’s July 20th, 2026. Let’s get started.
Single-family inventory from South San Francisco to Redwood City currently stands at 174 homes, down slightly from 176 last week.
For comparison, inventory was 217 at this time last year, 166 in 2024, and 184 in 2023.
We had 42 homes come on the market this week, nearly identical to last week’s 43 new listings.
The good news is that 28 homes went into contract, up from just 17 last week. That breaks a three-week stretch of slower sales activity and is a positive sign that the market is picking up again after the Fourth of July holiday.
The average days on market for the 28 homes that went into contract was 21 days, which is typical for the July market.
Turning to the condominium and townhome market, inventory now stands at 184 homes, down slightly from 186 last week.
We had 21 new condos and townhomes come on the market, compared to 26 the previous week. We also had 14 properties go into contract, up from 10 last week.
One notable change this week is the average days on market for condominiums, which jumped to 61 days. After hovering in the 30- to 40-day range over the past few weeks, this increase suggests that several older listings finally went into contract.
Townhomes performed much better, averaging just 21 days on market before going under contract.
We also had 11 homes expire, cancel, or withdraw from the marketplace, along with 15 price reductions. Both figures are slightly below average for this time of year.
Overall inventory from South San Francisco to Redwood City—including single-family homes, condominiums, and townhomes—now stands at 360 homes, essentially unchanged from last week’s 361.
For comparison, total inventory was 453 at this time last year, 371 in 2024, and 303 in 2023.
The highest total inventory we’ve seen in 2026 was 433 homes. At 360, the market has clearly moved lower from its seasonal peak.
The single-family market continues to show particular strength. With only 174 homes available, inventory remains well below 200, which is considered a very low level for this market.
As we’ve discussed in previous updates, inventory typically peaks during June and July, with the possibility of a smaller rebound in October. So far this year, the highest single-family inventory reached 221 homes back in May. Today, we’re down to just 174.
All signs point to a strengthening market.
If you’re thinking about selling your home, now may be an excellent time to take advantage of low inventory and motivated buyers who are still actively searching.
Thanks for listening. Have a great day, and I’ll talk to you next week.