Redwood City Market Update: April 6 - 12, 2026
This Week in Redwood City (Single-family homes, including Redwood Shores | Week of April 13, 2026)
This week at a glance:
- 15 new listings
- 2 price cuts
- 9 new pending
- 1 new contingent
- 17 sold
- 2 canceled
The market in one line: Redwood City remains a seller's market, but not every home is moving the same way. The gap between fresh listings and stale ones kept widening this week.
1. Affordability
Rates Remain in the Mid-6% Range in a Market Where $2M Is the Starting Line
The median list price jumped to $2,393,000 this week, up from $2,124,000 last week, with new listings coming in even higher at $2,488,000. (Altos Research, 4/13/2026) Altos notes that prices have been climbing for several consecutive weeks and are nearing all-time highs. New listings this week averaged $1,222 per square foot, above the current market-wide figure of $1,176. The highest per-foot price among new listings was $1,614 at 1931 James Avenue, a 1,362 square foot home listed at $2,198,000, a reminder that smaller, well-located homes often command a premium on a per-foot basis. (MLS; Altos Research, 4/13/2026)
The 30-year fixed rate sits at 6.39%, with the 15-year at 5.99%. (Mortgage News Daily, 4/13/2026) The 30-year jumbo rate as of April 3 was 6.60%, down from 6.92% a year ago. (Mortgage News Daily) For buyers financing at these price points, jumbo rates are the number that matters, and the year-over-year improvement continues to quietly support purchasing power even as list prices climb.
2. Supply
15 New Listings, 2 Price Cuts — Sellers Are Arriving With Confidence
Fifteen new listings hit the market this week alongside just two price reductions and two cancellations. (MLS) The contrast with last week's six price cuts is notable. Sellers coming on now are holding firm, and the low cut count suggests fresh inventory is arriving with confidence rather than hesitation. Total active inventory sits at 52 single-family homes, with 34 currently pending. (MLS)
3. Demand:
Buyers Are Selective But Active. The Right Homes Are Moving Fast.
Nine homes went pending this week, with 34 total in the pipeline, a deep pending queue relative to 52 active listings. (MLS) The Market Action Index ticked back up to 60, reversing last week's dip to 59 and returning to the prior month's level. Altos describes the market as strong for several consecutive weeks. (Altos Research, 4/13/2026)
Of the 34 currently pending, the vast majority went under contract within two weeks of listing. Only a handful took longer, including 416 Upton Street at 19 days, 562 Hillcrest Way at 51 days, and 746 6th Avenue at 65 days. Each had a price adjustment or prior history that explains the extended timeline. (MLS)
4. Market Behavior
Fresh Homes Are Selling at 108% of List. Stale Ones Are Still Sitting.
Altos reports a median DOM of 21 and an average of 80, a gap that persists because two very different markets are operating simultaneously. (Altos Research, 4/13/2026)
Looking at the 52 active listings today (MLS):
- 0 to 7 days: 17 listings
- 8 to 14 days: 6 listings
- 15 to 30 days: 12 listings
- 31 or more days: 16 listings
More than a third of active inventory has been on the market for over a month. That group is not moving, and with only two price cuts this week, most of those sellers have not adjusted yet.
The sold data shows what happens when sellers get it right. Seventeen homes closed this week: 12 over list price, 2 at list, and 3 under. The average sale-to-list ratio was 108%, with a median of 109%. (MLS) The standout was 572 Seahorse Lane in Redwood Shores, which sold at 126% of list price in 7 days. Several others closed between 110% and 125%. The three that sold under list, including 139 Alexander Avenue at 93%, had each been sitting well beyond the typical absorption window. Time on market eventually extracts a price. (MLS)
Bottom line
Redwood City remains a seller's market, but it continues to sort itself in real time. Sellers with well-priced, well-presented homes are getting multiple offers and closing above ask. Sellers holding out are watching days accumulate. The market is not turning, but the margin for mispricing continues to shrink.
What to watch: With the Market Action Index back at 60, median list prices approaching all-time highs, and a deep pending queue, the near-term outlook favors sellers. If new listings continue to arrive with confidence and absorb quickly, expect the two-market dynamic to sharpen further in the weeks ahead.
Sources: MLS (Redwood City and Redwood Shores single-family homes), Altos Research (4/13/2026), Mortgage News Daily (4/13/2026)
