Relocation guide
Relocating to the Peninsula
Moving here for work at Meta, Genentech, Stanford or a Sand Hill Road startup? Tell the guide where you'll work and it points you to the towns worth touring first.
Where will you be working?
Pick one above and I'll suggest where to start.
Compare cities
Tap a column to sort. Open any city for neighborhoods, schools and recent sales, compare two cities side by side, or read Burlingame vs San Mateo. Coming from the city? See moving from San Francisco to the Peninsula.
| City | Median price ↕ | Rail | Area |
|---|---|---|---|
| Millbrae | $2.33M | BART and Caltrain | North |
| Burlingame | $3.21M | Caltrain, 2 stations | North |
| Hillsborough | $6.4M | None in town | North |
| San Mateo | $2.22M | Caltrain, 3 stations | Mid |
| Foster City | $2.2M | Shuttles to Caltrain | Mid |
| Belmont | $2.36M | Caltrain | Mid |
| San Carlos | $2.73M | Caltrain | Mid |
| Redwood City | $2.31M | Caltrain | South |
| Menlo Park | $3.58M | Caltrain | South |
| Palo Alto | See city page | Caltrain, 2 stations | South |
| Los Altos | See city page | None in town | South |
Median sold price, single family homes, MLSListings, November 2025 to October 2026. School districts follow address lines, not city lines, so always check a specific address.
Getting around
Caltrain
Electric trains through every downtown from San Francisco to San José.
BART
Reaches SFO and Millbrae, where it meets Caltrain across the platform.
Airports
SFO for the north end, San José for Redwood City and south.
Driving
101 along the bay, 280 along the hills, 92 to the San Mateo Bridge.
Costs that surprise newcomers
Property tax resets when you buy
Proposition 13 sets the base at 1% of your purchase price plus local bonds, then caps increases at 2% a year. I can pull the exact line items for any address.
A supplemental tax bill follows closing
The assessor bills the difference between the old value and your price for the rest of the tax year. Buy between January and May and you'll get two.
File the homeowners' exemption
It takes $7,000 off the assessed value of your primary home. The form arrives by mail and filing is free.
Transfer taxes vary by city
The county charges $1.10 per $1,000. San Mateo, Hillsborough and Palo Alto add their own city tax. Who pays is negotiable, and we'll cover it before you offer.
Moving within California at 55 or older?
Proposition 19 lets you bring your current tax base to a new home anywhere in the state, up to three times.
Flood zones and HOA dues
Parts of Foster City and Redwood Shores sit behind levees, and many condos carry HOA dues. We check both before you fall for a home.
How buying works here
- 1Call and lenderCommute, schools and budget, then full underwriting so your offer reads like cash.
- 2Tour remotelyI walk homes with you on video or film them, and flag what photos miss.
- 3Read disclosures earlyMany sellers post inspections up front and set an offer date about a week out.
- 4Price with real compsWhat nearby homes actually closed for, not the asking price.
- 5Close and settle inContractor, school and utility referrals through move in.
What clients say
"Managed the selling process for my family's estate so much easier, and they handled the whole process with great care. After only 7 days on the market, over 180 visitors to our open house, and multiple offers, we closed over list price! All cash and a quick escrow."
"He put a lot of thought into making the house stand out. He helped arrange staging and worked closely with the staging team on furniture selections and the overall style. Joseph was always proactive in communicating with buyers and following up."
"He knows the Peninsula very well and can speak to if a street is busy, or if there is a school nearby, or the quality of the neighborhood. He even checked out a few properties for us ahead of time."
"He encouraged us to offer a value that was much more reasonable. This saved us money and made less of a commission for him, but it really speaks to his integrity."
Relocation FAQ
Which Peninsula city is best for a commute to San Francisco?
Millbrae and Burlingame are closest, with BART at Millbrae and Caltrain in both. San Mateo and Belmont work well for a Caltrain commute in either direction.
Which cities are closest to Stanford and Sand Hill Road?
Menlo Park, Palo Alto and Redwood City, with Atherton, Los Altos and Portola Valley nearby.
Can I buy before I move?
Yes. You can buy from out of state with video tours, electronic signatures and a remote closing, and I'll be your eyes on the ground.
Should I rent first?
It can make sense if you aren't sure where you'll work or which schools you want. Try the rent vs. buy calculator or ask me to talk it through.
Moving to the Peninsula?
Tell me where you'll work and what matters most, and I'll suggest two or three towns to start with.
Sources: Caltrain stations; BART: Millbrae; CA Board of Equalization; San Mateo County Assessor: tax bills; Homeowners' exemption; County transfer tax; City of San Mateo transfer tax; Proposition 19; MLSListings for market figures. Tax details change; confirm with your tax advisor and escrow officer.