San Bruno · Millbrae
Single-family
Prepared · Evidence observation dates are listed below.
Focus: Balanced overview
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Explore the full comparison, local research and history
What stands out
This is a comparison of published city evidence and investigation questions, not a city ranking or a forecast. Lower citywide prices do not establish undervaluation or affordability.
Millbrae’s median sale price is 60.2% higher than San Bruno’s, using San Bruno as the denominator. Window: 2026-06-01 to 2026-08-31.
Different homes sell in each city. This does not establish a like-for-like premium, affordability or a negotiating discount.
Evidence 1Evidence 2Millbrae and San Bruno have the same reported median marketing time: 13 days. Window: 2026-06-01 to 2026-08-31.
Different homes sell in each city. This does not establish a like-for-like premium, affordability or a negotiating discount.
Evidence 1Evidence 2San Bruno’s all-homes modeled value changed 64.0% over ten years, compared with 55.8% in Millbrae. Exact period: 2016-07-31 to 2026-07-31.
All homes, regardless of your selected type. Nominal change excludes ownership costs, rent and financing; past change is not a forecast.
Evidence 1Evidence 2Evidence 3Evidence 4Evidence 5Evidence 6Evidence 7
The evidence at a glance
Single-family transactions
| Measure | San Bruno2026-06-01 to 2026-08-31Rolling 3 monthsSource & definition | Millbrae2026-06-01 to 2026-08-31Rolling 3 monthsSource & definition |
|---|---|---|
| Median sale price | $1,457,146 | $2,333,632 |
| Closed sales | 56 | 37 |
| Homes for sale at period end | 15 | 10 |
| Median marketing time (days) | 13 | 13 |
Inventory is a period-end count, not adjusted for city size. Median marketing time may describe homes going under contract rather than the homes in the closed-sale count; each source definition is retained below.
All-homes history
Separate modeled index · 2026-07-31 · The selected home type does not change this index. All selected cities and San Mateo County must share the exact month.
| Measure | San Bruno | Millbrae |
|---|---|---|
| Modeled typical value | $1,308,809 | $2,055,633 |
| 1-year change | 2.3% | 6.5% |
| 10-year change | 64.0% | 55.8% |
These are modeled typical values, not sold-home medians. Past growth does not establish future returns. Exact inputs, baseline dates and source locators ↓
Jobs and completed housing · different scopes and periods
Annual Q2 workplace jobs are not employed residents or households. Reported completed homes include replacement units and do not measure net additions. Do not divide these totals to infer a shortage.
- San Bruno
Workplace jobs · annual Q2 snapshot: 14,821 · 2023-04-01 to 2023-06-30 Evidence 1
Reported completions · all housing types: 172 · 2025-01-01 to 2025-12-31 Evidence 1
- Millbrae
Workplace jobs · annual Q2 snapshot: 5,409 · 2023-04-01 to 2023-06-30 Evidence 1
Reported completions · all housing types: 10 · 2025-01-01 to 2025-12-31 Evidence 1
What to check in each city
San Bruno
Evidence
All-homes modeled value: $1,308,809. 2026-07-01 to 2026-07-31. Evidence 1
Closed sales: 56 homes. 2026-06-01 to 2026-08-31. Evidence 1
Unanswered
City totals cannot establish the price, condition, access or exposure of a particular home. Test these questions at the address.
Next actions
Diligence questions, not established neighborhood facts:
- Does the price difference remain after matching space, condition, lot size, and location?
- Which corridor improvements are already usable from the address, and which are still plans?
Retained research excerpt
San Bruno gained substantial ground against the county over ten years, yet still trades below Millbrae at the city-index level. The evidence supports investigating the gap without assuming it must close.
San Bruno: real catch-up in the index, with more to explain than a low price · Published 2026-09-15T03:07:18.175Z · Revision 2026-09-15T02:52:39.239Z
Current deep dive →Current reading may have changed since this excerpt was saved.
Millbrae
Evidence
All-homes modeled value: $2,055,633. 2026-07-01 to 2026-07-31. Evidence 1
Closed sales: 37 homes. 2026-06-01 to 2026-08-31. Evidence 1
Unanswered
City totals cannot establish the price, condition, access or exposure of a particular home. Test these questions at the address.
Next actions
Diligence questions, not established neighborhood facts:
- What is the complete door-to-door trip at the times you travel?
- How much of the premium remains within the same property type and condition?
Retained research excerpt
Millbrae’s premium to the county widened, while its gap with San Bruno narrowed modestly. Those two facts can coexist—and neither turns a station-area plan into a return forecast.
Millbrae: what the premium buys, and where transit fits · Published 2026-09-15T03:07:17.320Z · Revision 2026-09-15T02:52:38.610Z
Current deep dive →Current reading may have changed since this excerpt was saved.
Go deeper
Full comparison → · Explore market history and ownership costs →
Model Lab carries these cities into market history, rent-or-buy scenarios and jobs/housing comparisons. Its separate experimental price forecasts use the all-homes index, including when this brief is for condos/co-ops. Choose the relevant home type in the lab.
Dates, definitions and sources
Preview content ID: c74d9ec4b844341d561df4158d370075896268ec9f70eef7ca789897bb14b03d.
Read the evidence manifest and limitations
Housing release: baseline-2026-09-14 · Structural release: 2026-09-15-completionreview · Template: shortlist-template-v2.
San Bruno · Single-family
Redfin Data Center · 2026-06-01 to 2026-08-31 · Retrieved 2026-09-15 · Published 2026-09-15T04:34:39.399Z · Edition redfin-2026-08-san-bruno-single-family-20260915.
Redfin Data Center city boundaries; not seasonally adjusted; rolling three-month window. Median price and sales count use closed sales by closing date. Inventory counts homes for sale on the last day, excluding listings older than one year; it is not all listings active during the window. Median days on market uses homes going under contract during the window, from listing to contract, excluding listings older than one year. Property types remain separate. Price-reduction share is unavailable in this extract.
Millbrae · Single-family
Redfin Data Center · 2026-06-01 to 2026-08-31 · Retrieved 2026-09-15 · Published 2026-09-15T04:34:37.774Z · Edition redfin-2026-08-millbrae-single-family-20260915.
Redfin Data Center city boundaries; not seasonally adjusted; rolling three-month window. Median price and sales count use closed sales by closing date. Inventory counts homes for sale on the last day, excluding listings older than one year; it is not all listings active during the window. Median days on market uses homes going under contract during the window, from listing to contract, excluding listings older than one year. Property types remain separate. Price-reduction share is unavailable in this extract.
Housing Element APR Table A2, San Mateo County jurisdictions
California HCD / reporting cities source · Retrieved 2026-09-15T14:47:32.411921Z · Published date unavailable · Methodology
CNTY_NAME=San Mateo; JURIS_NAME and YEAR; NO_OTHER_FORMS_OF_READINESS, CO_ISSUE_DT1 and CO income fields
LODES workplace jobs, California 2023
U.S. Census Bureau source · Retrieved 2026-09-15T14:47:29.262407Z · Published date unavailable · Methodology
ca_wac_S000_JT00_2023.csv.gz; join w_geocode to crosswalk cty=06081; sum C000 by stplc
ZHVI all homes mid-tier smoothed seasonally adjusted cities
Zillow Research source · Retrieved 2026-09-14T00:45:00+00:00 · Published date unavailable · Methodology
Original columns; only documented RegionID rows retained
ZHVI all homes mid-tier smoothed seasonally adjusted counties
Zillow Research source · Retrieved 2026-09-14T00:45:00+00:00 · Published date unavailable · Methodology
Original columns; only documented RegionID rows retained
Exact observations used
- Millbrae · housing_completions: 10 units; 2025-01-01 to 2025-12-31. Source · JURIS_NAME=MILLBRAE; YEAR=2025; sum NO_OTHER_FORMS_OF_READINESS; coverage.json
- Millbrae · workplace_jobs: 5409 jobs; 2023-04-01 to 2023-06-30. Source · sum C000; stplc=0647486
- Millbrae · zhvi_all_homes: 1319633.5671466654 USD; 2016-07-01 to 2016-07-31. Source · RegionID=53327; column=2016-07-31
- Millbrae · zhvi_all_homes: 1930789.097679889 USD; 2025-07-01 to 2025-07-31. Source · RegionID=53327; column=2025-07-31
- Millbrae · zhvi_all_homes: 2055632.7610583622 USD; 2026-07-01 to 2026-07-31. Source · RegionID=53327; column=2026-07-31
- San Bruno · housing_completions: 172 units; 2025-01-01 to 2025-12-31. Source · JURIS_NAME=SAN BRUNO; YEAR=2025; sum NO_OTHER_FORMS_OF_READINESS; coverage.json
- San Bruno · workplace_jobs: 14821 jobs; 2023-04-01 to 2023-06-30. Source · sum C000; stplc=0665028
- San Bruno · zhvi_all_homes: 797962.5263275165 USD; 2016-07-01 to 2016-07-31. Source · RegionID=13691; column=2016-07-31
- San Bruno · zhvi_all_homes: 1279657.1654138835 USD; 2025-07-01 to 2025-07-31. Source · RegionID=13691; column=2025-07-31
- San Bruno · zhvi_all_homes: 1308808.9535811192 USD; 2026-07-01 to 2026-07-31. Source · RegionID=13691; column=2026-07-31
- San Mateo County · zhvi_all_homes: 1596366.2605061976 USD; 2026-07-01 to 2026-07-31. Source · RegionID=2842; column=2026-07-31
History calculations
- San Bruno · 1-year change: 2025-07-31 to 2026-07-31; (end / exact-baseline - 1) * 100; 2.3%.
- San Bruno · 10-year change: 2016-07-31 to 2026-07-31; (end / exact-baseline - 1) * 100; 64.0%.
- Millbrae · 1-year change: 2025-07-31 to 2026-07-31; (end / exact-baseline - 1) * 100; 6.5%.
- Millbrae · 10-year change: 2016-07-31 to 2026-07-31; (end / exact-baseline - 1) * 100; 55.8%.
Limits of this brief
- This is a comparison of published city evidence and investigation questions, not a city ranking or a forecast. Lower citywide prices do not establish undervaluation or affordability.
- Transaction medians reflect homes sold in the stated window. All-homes history is a separate modeled index, smoothed and seasonally adjusted. Exact shared dates and baselines are required; null means unavailable and zero remains zero.
- Small or missing sales counts are shown beside the values. The latest published evidence can be older than today's brief; age notices use the actual market period end.
- Jobs are annual Q2 beginning-of-quarter workplace snapshots, not employed residents, unique workers or an annual average.
- LODES 8.4 all jobs: one California release, 2020 blocks, 2024 place boundaries; 2012–2023.
- Completions are self-reported certificates of occupancy or other readiness, all housing types; 2018–2025. They include replacement units and do not measure net additions or actual occupancy.
- Eight date-conflict city-years are reconciled to original city current-year summaries. Original unfiltered HCD totals remain in reportedUnits; acceptedUnits supplies the chart. San Bruno 2020 and South San Francisco 2024 remain withheld. Audit records retain all positive row IDs and source decisions; no excluded units are reassigned to another year.
- County jobs cover the entire county. No county completion total is provided; the HCD county jurisdiction covers only unincorporated territory.
- Current revised data cannot establish what was known historically. No new predictive rule or forecast is implied.