Baywood, San Mateo

Overview

Spanish and Tudor three-bedrooms from the 1920s–40s, on 6,000 sq ft lots, make up Baywood's stock, and the broker's notes put entry at $2.2M with comps of $1,200–$1,400 per square foot. $1.4M does not buy a detached house here; at that level the broker shifts the search across El Camino to Hayward Park or Sunnybrae for 1,200–1,400 sq ft with two or three bedrooms, or to a 1,600 sq ft townhome.

True Cost

At 1.11% — 1.105% before rounding — the compute model's effective rate comes from the San Mateo County Tax Rate Book FY 2025-26, with TRA-level verification pending. Plugging in $1.6M, 20% down, a 30-year fixed at 6.5%, $2,400 a year of insurance and no HOA, the month runs $8,090 principal and interest, $1,473 tax, $200 insurance, near $9,764 combined. The broker's notes record two local parcel taxes of roughly $300–$400 together, no Mello-Roos, and no HOA on detached houses; townhomes and condos near downtown carry $400–$800 monthly.

Commute Reality

Lower Baywood is a 10-minute walk from San Mateo Caltrain, and Hillsdale, 5 minutes off, takes Baby Bullets to 4th and King in 30 minutes per the broker. Broker AM-peak door-to-door estimates: FiDi SF 45 minutes on Caltrain or by car, 48 via BART; Oakland City Center 45 driving, 62 by BART; Sunnyvale 30 by Caltrain or car. Via 101 or I-280, SoMa runs 25 minutes at 6 a.m. and 50–65 at 8; Highway 92 reaches the East Bay in 20 off-peak.

Hazard/Insurance

Laurel Creek flood zones and some moderate fire mapping on hillside lots west of Alameda de las Pulgas are on record in the broker's notes, along with non-WUI status, no non-renewals seen and standard carriers writing. Check the parcel on the CAL FIRE Fire Hazard Severity Zone map and the FEMA Flood Map Service Center. Liquefaction is not covered in the notes; use California Geological Survey Seismic Hazard Zones. The notes also list original foundations, knob-and-tube wiring and sewer laterals as inspection items.

Who This Fits

A walkable Caltrain commute plus a period house, with either a $2.2M budget for Baywood proper or the flats east of El Camino at $1.4M. Older houses mean foundation, wiring and lateral work.

Broker Field Notes

What the money buys

$1.4M in Baywood does not buy a detached home; the neighborhood's 1920s–40s Spanish and Tudor three-bedrooms on 6,000 sq ft lots start at $2.2M and my comps run $1,200–$1,400 per square foot. At $1.4M I move clients across El Camino to Hayward Park or Sunnybrae for a 1,200–1,400 sq ft two or three bedroom, or into a 1,600 sq ft townhome.

The commute I actually drive

San Mateo Caltrain is a 10-minute walk from lower Baywood; Baby Bullets stop at Hillsdale, 5 minutes away, for a 30-minute ride to 4th and King. Door to door to FiDi is 55–65 minutes. Driving 101 or I-280 to SoMa is 25 minutes at 6 a.m. and 50–65 at 8. Highway 92 to the East Bay is 20 minutes off-peak.

Tax, HOA, Mello-Roos reality

Effective rate is about 1.1 percent with San Mateo-Foster City and San Mateo Union High parcel taxes of roughly $300–$400 combined. No Mello-Roos. No HOA on the detached homes; townhomes and condos near downtown run $400–$800 a month.

Insurance and hazard reality

Not WUI. Baywood's hillside lots west of Alameda de las Pulgas have some moderate fire mapping but no non-renewals I have seen. The disclosure stack here is 1920s foundations, knob-and-tube, sewer laterals and the creek flood zones along Laurel Creek. Standard carriers are writing.

Who this fits (by housing need only)

Buyers who need a walkable Caltrain commute and a period house, and either stretch to $2.2M for Baywood itself or take the flats east of El Camino at $1.4M.