Redwood City Market Update: June 15, 2026
This Week in Redwood City (Single-family homes, including Redwood Shores | Week of June 15, 2026)
This week at a glance:
- 26 new listings
- 4 price cuts
- 18 new pending
- 18 sold
- 3 withdrawn, 2 canceled
The market in one line: Buyers competed hard on the right homes this week, with 13 of 18 solds going over asking — but new listings are outpacing absorption, and the stale side of the market keeps growing.
1. Affordability
Rates Ticked Down Slightly, but the Jumbo Rate Remains Elevated
The median list price eased to $2,180,000 this week, down from $2,595,000 six weeks ago (Altos Research, 6/15/2026). Altos attributes this largely to a shift in the mix of inventory — more smaller and lower-priced homes entering the market — and notes that price per square foot has stayed relatively flat at $1,179 even as the headline number moved (Altos Research, 6/15/2026). That said, Altos does describe prices as "moving lower" in recent weeks and the trend is worth watching.
Rates eased modestly. The 30-year fixed is now 6.56%, the 15-year at 6.12%, and the 30-year jumbo at 6.83% (Mortgage News Daily, 6/15/2026). The jumbo rate remains elevated and continues to add meaningful carrying cost for buyers financing at Redwood City price points, where nearly every purchase requires a jumbo loan.
2. Supply
26 New Listings and 4 Price Cuts — Two Different Seller Mindsets
Twenty-six homes came to market this week, including 3 members-only listings not publicly visible on MLS (MLS). Four listings took price cuts, with 3021 Glendale Avenue leading the way at 14% down, and three others between 6% and 7%. Three listings were withdrawn and two were canceled.
Total active inventory stands at 58 standard MLS listings and 13 members-only listings, for a combined 71 active single-family homes (MLS). Altos shows inventory at 61, consistent with recent weeks (Altos Research, 6/15/2026). The four price cuts on 26 new listings suggests that sellers arriving fresh feel confident in their pricing while older inventory is starting to face reality.
3. Demand
18 New Pendings Against 26 New Listings — Supply Is Still Running Ahead
Eighteen homes went pending this week, including one members-only off-market listing, against 26 new listings (MLS). That absorption ratio is better than last week but still shows supply arriving faster than buyers are absorbing it. The Market Action Index held at 62, up from 59 last month, keeping the market technically in seller's territory (Altos Research, 6/15/2026). But Altos's written narrative flags that the market has been cooling, prices are moving lower, and the MAI direction in coming weeks will be the key signal to watch (Altos Research, 6/15/2026).
Several of the week's pendings were long-sitting listings that finally found buyers — 808 Mohican Way at 61 days, 703 Lacewing Lane at 77 days, 303 Lakeview Way at 202 days, and 164 Springdale Way at 50 days. When stale inventory moves, it typically means sellers adjusted on price or terms. The market is absorbing across the board, just not quickly.
4. Market Behavior
130% of List on One End, 98% on the Other
Altos reports a median DOM of 28 and an average of 89 (Altos Research, 6/15/2026). That 61-day spread between median and average is the persistent signature of this market: fresh homes move fast and well above asking, while stale inventory drags the average up.
Looking at the 58 standard active listings today (MLS):
- 0 to 7 days: 23 listings
- 8 to 14 days: 3 listings
- 15 to 30 days: 9 listings
- 31 or more days: 23 listings
An additional 13 members-only listings carry no DOM data. The 8-to-14-day bucket is nearly empty — homes are either brand new or they have been sitting a long time, with very little in between.
Eighteen homes closed this week: 13 over list, 2 at list, and 3 under. Average sale-to-list ratio was 106%, median 102% (MLS). The standout was 601 Spar Drive, which sold at 130% of list — $2,605,000 on a $1,998,000 ask. Also notable: 80 Woodsworth Avenue at 125% of list in 8 days, and 1267 Foothill Street at 110% in 5 days. On the other end, 301 Saint Martin Drive closed at 98% of list after 38 days, and 332 Mindanao Drive at 98% after 69 days. The pattern holds: fresh and well-priced homes get competed on, stale homes eventually sell at a discount (MLS).
Bottom line
The MAI holding at 62 says seller's market. The 26 new listings against 18 pendings says supply is still outpacing demand. Both things are true right now and pulling in different directions. Fresh, well-priced homes are getting strong results — sometimes dramatically so. The stale side of the inventory, now 23 listings at 31-plus days, is where the pressure is accumulating.
What to watch
Altos flags that prices have already begun to soften and expects the trend to continue if the MAI drifts lower. The MAI has held at 62 despite several weeks of mixed signals. Watch new listing volume and price cut frequency over the next two to three weeks — if cuts start outpacing pendings consistently, the conversation shifts from "selective seller's market" to something more balanced.
Sources: MLS (Redwood City and Redwood Shores single-family homes, including members-only listings), Altos Research (6/15/2026), Mortgage News Daily (6/15/2026)
