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 27th, 2026. Let’s get started.
Single-family inventory from South San Francisco to Redwood City currently stands at 161 homes, down from 174 last week.
For comparison, inventory was 226 at this time last year. In 2024, it was 182, and interestingly, it was also 182 in 2023.
We had 37 new homes come on the market this week, compared to 42 last week. We also had 30 homes go into contract, up from 28 the previous week.
Those 30 pending sales represent roughly a 5.4-week supply of inventory, while the average days on market for those homes was 20 days.
Turning to the condominium and townhome market, inventory currently stands at 178 homes, down from 184 last week.
Last year at this time, inventory was 226. In 2024, it was 196, and in 2023, it was 120.
We had 17 new condos and townhomes come on the market, compared to 21 last week. We also had 14 properties go into contract, matching last week’s total.
At the current pace of sales, the condo and townhome market represents approximately a 12.7-week supply of inventory.
The average days on market for condominiums that went into contract was 40 days, while townhomes averaged just 12 days, showing that well-positioned townhomes continue to move quickly.
We also had 18 homes expire, cancel, or withdraw from the marketplace, which is slightly above average for this time of year.
Additionally, there were 12 price reductions, a fairly typical number for late July.
Overall inventory from South San Francisco to Redwood City—including single-family homes, condominiums, and townhomes—now stands at 339 homes, down from 358 last week.
For comparison, total inventory was 452 at this time last year, 360 in 2024, and 302 in 2023.
One of the most interesting trends we’re seeing is that inventory continues to contract during July—a time when inventory would normally be increasing.
Instead, fewer homes are coming onto the market while buyer demand remains healthy. That combination is creating a more competitive environment for sellers.
If you’re thinking about selling your home, this appears to be an excellent opportunity. With fewer competing listings available, well-priced homes are in a strong position to attract buyers.
Historically, we often see inventory rise again with a fall market “retest” in October. If that pattern holds true this year, sellers who are planning to list may benefit from acting sooner rather than later.
Thanks for listening. Have a great day, and I’ll talk to you next week.