An up-and-coming Silicon Valley city with a booming downtown
Redwood City is where parents take kids to little league games at the local ballpark, dine out at upscale restaurants and walk to parks and trails from established suburban neighborhoods. Located on the San Francisco Peninsula in the heart of Silicon Valley, the city’s blend of Bay Area suburbia, downtown cultural offerings and its proximity to major Bay Area employers have made it increasingly popular – and more expensive.
The city is home to 81,000 residents, making it the third-largest city in San Mateo County. It’s home to international tech companies like Oracle, Box and Electronic Arts, and is close to the corporate headquarters of Meta, Apple and Google. It’s also home to a Caltrain Station for those commuting to San Francisco and San Jose.
For much of the late 20th century, Redwood City was known as a quiet suburb, but that changed drastically during the region’s tech takeover. Downtown Redwood City, once known as “Deadwood City,” is now seeing tall apartment and office buildings being constructed, in addition to an influx of new restaurants, shops and retail. “I grew up here and I’ve seen it change over the years. Back in the 90s, it was a sleepy little downtown, but there’s been a renaissance there over the past decade or so,” says Robert Pedro, owner of Signature Realty, who now lives next door in Foster City.
A family enjoys a leisurely stroll through downtown Redwood City.
Newly built apartment complexes are available in Downtown Redwood City.
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Downtown has historic buildings, upscale restaurants and new housing
Downtown Redwood City is a walkable, vibrant district filled with diverse restaurants and shops housed in a mix of historic facades and sleek, contemporary buildings. At one end of Courthouse Square, the district’s focal point, is Fox Theater, a former movie palace built in 1929 that later became a popular music venue. It’s large, ornate structure and bright marquee tower over the square, and hosts events on a regular basis. At the opposite side of the square is San Mateo County History Museum, which occupies a domed, neo-classical former courthouse built in 1910. The streets surrounding the square are packed with eateries, shops, office buildings and apartment complexes. Restaurants range from cozy cafes to cocktail bars, Michelin-rated sushi spots and Central American fare.
Centennial performing arts fans can see live shows at nearby Club Fox.
Some regulars at Talk of Broadway enjoy their morning coffee.
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Community parks, bayside panorama and mountainous open space
Community parks and outdoor recreation are abundant in Redwood City and the surrounding area. The city backs up to the Santa Cruz Mountain range where hiking and biking trails are carved through thick stands of oaks and redwoods, while the opposite end skirts the chilly waters of the San Francisco Bay. Purisima Creek Redwood Open Space Preserve, Pulgas Ridge Open Space Preserve and Edgewood Park are popular spots to enjoy the great outdoors close to home. There are also more than 30 parks in the city that range from large sports complexes to tiny neighborhood playgrounds and picnic areas.
Stroll through Stafford Park's garden tunnel, a hidden gem in Redwood City.
Go for a walk through the redwoods in Huddart Park.
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Diverse neighborhoods from the hills to the waterfront
Much of Redwood City’s housing stock was built during the early 20th century and the post-war construction boom. Ranch homes and bungalows are a central feature, many of which have been spectacularly renovated. Others have been torn down completely to make way for luxury homes and trendy modern farmhouses. Neighborhoods include luxurious hillside communities like Emerald Hills and waterfront destinations like Redwood Shores. Historic, upscale homes can be found in Mt. Carmel. “Anything in Mt. Carmel is going to have a 1920s vibe. There’s a lot of Craftsman style architecture there,” Pedro says. The median home price in Redwood City is $1.7 million, putting it about 25% higher than the Bay Area median. Silicon Valley home prices are among the steepest in the United States because of the area’s abundance of high-paying tech jobs.
Centennial occupies a sweet spot between the hills and the water.
There are plenty of beautiful hillside homes in the Farm Hill neighborhood.
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Public, private and charter schools
Students attend schools in the Redwood City Elementary School District, which earns a B rating from Niche. For high school, students attend schools in the Sequoia Union High School District, which has an A-plus. The city is home to Sequoia High School, an A-rated high school that Niche puts in the top 10 for San Mateo County. In addition to its high ratings, it’s also situated on a sprawling 35-acre campus with towering coastal tree specimens, a Japanese Garden and a performing arts venue. “There are wide range of options, both public and private. We’ve got some really unique schools here. One of our charter high schools, Design Tech, or D-Tech, is on the Oracle campus,” Pedro says.
Sequoia Highschool front entrance serves students in Redwood City, CA
McKinley Institute Of Technology creates a safe and supportive learning environment.
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Highways, Caltrain and San Francisco International
Redwood City is traversed by two major highways, State Route 101 and Interstate 280, both of which lead north to San Francisco and south to San Jose. It’s 15 miles to the San Francisco International Airport, one of the state’s busiest. There’s a Caltrain commuter train station in the center of town, offering commuter service up and down the coast. Air travelers can catch nonstop flights to places as far-flung as Australia, Ireland and China. The city is home to several hospitals, including Kaiser Permanente Redwood City Medical Center.
Rising crime
Redwood City’s violent and property crime rates are on the rise, according to FBI stats. Until 2021, the crime rate was very low, but it’s since climbed and today sits at just about even with California’s statewide average.
On average, homes in Redwood City, CA sell after 57 days on the market compared to the national average of 70 days. The median sale price for homes in Redwood City, CA over the last 12 months is $1,560,000, up 22% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$1,540,000
Median Sale Price
$1,560,000
Median Single Family Sale Price
$2,800,000
Median Townhouse Sale Price
$1,560,000
Median 2 Bedroom Sale Price
$1,051,000
Median Change From 1st List Price
0%
Last 12 months Home Sales
37
Median Home Sale Price YoY Change
22%
Average Price Per Sq Ft
$943
Neighborhood Facts
Number of Homes in Neighborhood
19,593
Number of Homes for Sale
0
Median Year Built
1953
Months of Supply
0.00
Average Single Family Home Size Sq Ft
1,732
Below the national average
1,924
Average Townhouse Size Sq Ft
2,599
Average 2 Bedroom Size Sq Ft
1,223
Average 1 Bedroom Size Sq Ft
855
Average Studio Size Sq Ft
409
Median Lot Size Sq Ft
6,098
Average Home Value
Source: Public Records
Top Schools in Redwood City, CA
Source:
Best Public Elementary Schools
#1 Brittan Acres Elementary School
A
Niche
10
GreatSchools
#2 White Oaks Elementary School
A
Niche
10
GreatSchools
#3 Woodside Elementary School
A+
Niche
9
GreatSchools
#4 Redwood Shores Elementary School
A
Niche
9
GreatSchools
#5 North Star Academy
A-
Niche
9
GreatSchools
#6 Foster City Elementary School
A
Niche
8
GreatSchools
#7 Encinal Elementary School
A
Niche
7
GreatSchools
#8 Sandpiper Elementary School
A
Niche
7
GreatSchools
#9 Roy Cloud Elementary School
A-
Niche
7
GreatSchools
Best Public Middle Schools
#1 Woodside Elementary School
A+
Niche
9
GreatSchools
#2 Central Middle School
A
Niche
9
GreatSchools
#3 North Star Academy
A-
Niche
9
GreatSchools
#4 Hillview Middle School
A
Niche
8
GreatSchools
#5 Ralston Intermediate School
A
Niche
8
GreatSchools
#6 Bowditch Middle School
A
Niche
7
GreatSchools
#7 Sandpiper Elementary School
A
Niche
7
GreatSchools
#8 Roy Cloud Elementary School
A-
Niche
7
GreatSchools
#9 John F. Kennedy Middle School
B
Niche
6
GreatSchools
Best Public High Schools
#1 Carlmont High School
A+
Niche
9
GreatSchools
#2 Hillsdale High School
A+
Niche
7
GreatSchools
#3 San Mateo High School
A+
Niche
7
GreatSchools
#4 Menlo-Atherton High School
A
Niche
6
GreatSchools
#5 Woodside High School
A
Niche
6
GreatSchools
#6 Sequoia High School
A
Niche
5
GreatSchools
#7 Redwood High School
C
Niche
2
GreatSchools
#8 San Mateo County Special Education
#9 San Mateo County Special Education School
Best Private Schools
#1 Acton Academy Silicon Valley
A+
Niche
#2 Compass High School
#3 Harper School - Redwood City
#4 Redeemer Lutheran School
#5 St. Pius School
#6 The Redwoods International Montessori School - Redwood City
Monica earned her J.D. in 2004 from the University of Pennsylvania. She practiced at a global lawfirm representing lenders and rating agencies in structured finance transactions for several years before serving as an Assistant General Counsel at Aramark. Subsequently, she and her family lived in Europe and Asia for a decade prior to relocating to the Bay area. Monica brings her negotiation skills and global experience to help her clients navigate the exciting and ever-evolving real estate landscape.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
