Neighborhood guide · 2026-05-01
10 things to know about Hillsborough before you buy.
A buyer's guide written by Roger Grubb, a 18-year Bay Area realtor (DRE #01845823, Security Pacific Real Estate) who has transacted in Hillsborough repeatedly.
- 01
The median home price
Hillsborough median in 2026: $4,850,000. That's $1276/sqft on a typical 3,800 sqft home.
- 02
How fast homes sell
30 days on market is the Hillsborough average. A correctly priced, well-prepped listing often goes pending in 7-14 days.
- 03
Who lives here
Buyers with $4M+ wanting Peninsula school + half-acre lots, less rarefied than Atherton.
- 04
What Hillsborough isn't
Walkable. Same as Atherton — drive to everything.
- 05
The schools
Key schools: North Hillsborough Elementary (rating 10/10). Crystal Springs Uplands School (rating 10/10).
- 06
What makes it special
Residential-only luxury. Half-acre minimum lots, mature canopy, three private country clubs. Burlingame-adjacent.
- 07
Roger's insider note
North Hillsborough trades fastest. Lower South + Hayne / Tobin areas have the trees + lots. Country Club estates have the prestige.
- 08
Best fit for
Peninsula wealth, Long-term family hold, Move-up from Burlingame.
- 09
Notable amenities
Half-acre minimum lots · Crystal Springs Uplands · Three private country clubs · Burlingame walkability nearby
- 10
Walk score
14/100. Car-dependent suburban.
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