Why Redwood Shores Feels Impossible to Buy and Why It Still Might Be the Best Move

Table of Contents

• Overview
• Why So Few Homes Sell in Redwood Shores?
• Housing Types and Typical Features in Redwood Shores
• Real Estate Market in Redwood Shores
• What Living in Redwood Shores Feels Like
• Practical Considerations Before Moving to in Redwood Shores
• Redwood Shores' Neighborhoods
• How to Approach Buying in Redwood Shores
• Summary: Is Redwood Shores Worth Trying For?
• Helpful Checklist Before Making an Offer in Redwood Shores
• FAQ About Moving to Redwood Shores, CA
• Final Thought

Overview

Redwood Shores is one of those places that looks like a postcard and behaves like a tight‑knit island. It's green, planned, and full of water. It's also one of the hardest markets to break into on the San Francisco Peninsula. This article explains why Redwood Shores is so sticky for homeowners, what the housing mix looks like, the market statistics that matter, and practical strategies if you want to buy here.

What makes Redwood Shores special

• Master planned community with high tree density and carefully designed neighborhoods.
• Waterfront and man‑made lagoons that thread through neighborhoods and connect to the bay trail.
• Balanced housing mix — roughly equal numbers of single family homes and condos/townhomes.
• Extremely low turnover — less than 1% of homes change hands annually.
• Access to tech employers like Oracle and Electronic Arts, yet more affordable than Menlo Park or Palo Alto for similar lifestyle benefits.

Why So Few Homes Sell in Redwood Shores?

The most striking statistic is this: out of about 2,200 single family homes, only 18 sold in the last year. That is shockingly low. For perspective, nearby Burlingame has roughly triple the sales pace even with a different price structure.

Several factors explain the low turnover:

1. “Forever home” community. Many buyers move in and stay. The neighborhood design, parks, and water make it the kind of place families and retirees are reluctant to leave.
2. Balanced stock. With about 2,175 condos and townhomes in addition to the single family inventory, Redwood Shores provides options at several price points. Buyers who get in tend to adapt as life changes rather than leave the area.
3. Location and lifestyle match. The walkable paths, bay trail, parks, and nearby employers mean people can get what they want without moving elsewhere.

Housing Types and Typical Features in Redwood Shores

Redwood Shores leans toward newer construction compared with many Peninsula neighborhoods. That shows up in floor plans:

• Open layouts and higher ceilings are common.
• Two‑car attached garages are standard in many single family homes.
• Practical items appear in the design—laundry rooms on the second floor, mud rooms off the garage, and family‑friendly backyard connections.

Townhomes and condos often sit along the waterways with walking paths on both sides. Apartments for rent exist adjacent to the townhome pockets, making the area diverse in tenure.

Real Estate Market in Redwood Shores

Numbers change every month, but a few data points illustrate the market dynamic:

• Single family homes:~2,200 in inventory, only 18 sales last year (about 0.8% turnover).
• Condos: roughly 15 sales last year, with low price sales near $730,000.
• Townhomes: about 22 sales last year, ranging from just under $1,000,000 to roughly $2.2 million.

The consequence of that low turnover is simple and practical: when something good hits the market, it gets snapped up quickly. Buyers need urgency and readiness.

What Living in Redwood Shores Feels Like

Imagine wide tree‑lined streets, multiple pocket parks, and quiet cul‑de‑sacs where kids ride bikes and neighbors stop to chat. The soundscape is often birds and wind rather than traffic. The whole town has a park‑like quality because of its planning and the presence of water everywhere.

Parks and outdoor life

Redwood Shores parks are abundant and varied. Highlights:

• Dolphin Park: grassy picnic areas and tennis courts.
• Mariner Park: known for concerts and movie nights.
• Marlin Park: baseball diamonds, soccer, basketball, pickleball.
• Preserve Park: hiking trails and picnic spots.
• Shores Dog Park: fully fenced, popular for off‑leash play.

Water, trail access, and sailing

The bay trail circles Redwood Shores for about five miles and links many neighborhoods. The engineered lagoons provide calm water for sailing lessons, windsurfing, and paddle sports. If you enjoy learning sailing, local programs are accessible and family friendly.

Practical Considerations Before Moving to in Redwood Shores

Redwood Shores is idyllic, but there are a few pragmatic topics to consider before you commit.

Sea level and liquefaction risk

Much of Redwood Shores was built on compacted fill after being part of the bay in earlier decades. That engineered fill can increase liquefaction risk during earthquakes. Sea level rise is also a long‑term consideration for any bayfront community.

This is not meant to alarm but to prompt research: review geology reports, consult with an engineer if you are concerned, and factor mitigation and insurance into your decision.

Schools and families

Redwood Shores has elementary schools, but no local middle or high school. High school students typically attend Carlmont in Belmont. For many families this is fine because the commute to middle and high schools is short, but if walking distance to every school is a priority, Redwood Shores may not check that specific box.

Commuting and access

Redwood Shores sits east of Highway 101 and has two convenient freeway exits. It is more centrally placed toward the South Bay than San Francisco, making it ideal for tech workers commuting to Apple, Google, Adobe, and other South Bay employers. For frequent San Francisco commuters, traffic patterns may be a factor.

Redwood Shores' Neighborhoods

Redwood Shores is composed of a dozen named neighborhoods with sub‑complexes inside them. Each pocket has a distinct feel while still carrying the overall Redwood Shores vibe.

• Beacon Shores
• Boardwalk
• Dolphin Park
• Lighthouse Cove
• Marlin Park
• Pelican Cove
• Peninsula Landing
• Seabridge
• Ponderosa
• Shearwater (eastern edge, lagoons)
• Marina Point
• Sunrise

How to Approach Buying in Redwood Shores

Given the slow turnover and high desirability, buyers should prepare differently here than in more liquid markets.

1. Get preapproved and act fast. If you like a property, don’t "sleep on it." Sellers here often attract multiple qualified buyers quickly.
2. Be ready to move on short notice. Travel plans or weekends away can cause missed opportunities; if you're serious, prioritize showings.
3. Understand price range diversity. Redwood Shores includes sub‑$1M condos up to multi‑million single family homes. Know where you fit.
4. Work with a local agent. Neighborhood nuances matter—complex amenities, HOA differences, and micro‑location on the lagoons can change value and lifestyle drastically.
5. Consider off‑market options. With such low turnover, some buyers contact owners directly or explore pocket listings through well‑connected agents.

Ready to explore Redwood Shores or want neighborhood‑specific listings? Call or text me at 650‑822‑7088 or email hello@burlingameproperties.com and I’ll help you get started.

Summary: Is Redwood Shores Worth Trying For?

If you want modern floorplans, attached two‑car garages, water access, and a park‑like setting close to South Bay employers, Redwood Shores should be high on your list. The biggest challenge is scarcity of supply. Homes here are bought and held, so breaking in requires preparation, speed, and strategy.

The tradeoff is straightforward: compete for a community where people stay for decades, or choose a more transactional market with higher turnover. For many buyers, the lifestyle and balance of housing options make Redwood Shores worth the extra effort.

VIEW HOMES FOR SALE IN REDWOOD SHORES, CA

Helpful Checklist Before Making an Offer in Redwood Shores

• Preapproval letter and proof of funds — essential in a low‑supply market.
• Home inspection contingency strategy — discuss repair expectations up front.
• Flood and seismic risk review — assess liquefaction and insurance implications for waterfront or fill areas.
• HOA documents — read them closely for townhomes and condos.
• Local school routes and commute test drives — confirm that daily routines work for your family.

FAQ About Moving to Redwood Shores, CA

How hard is it to buy a home in Redwood Shores?

Very competitive. Turnover is under 1% for single family homes, so ready buyers who move quickly and come prepared have the best chance.

What types of homes are available in Redwood Shores?

A roughly equal mix of single family homes and condos/townhomes. You will find newer floor plans, many with two‑car attached garages, second‑floor laundry, and water‑facing units.

Are there parks and outdoor activities nearby?

Yes. There are seven public parks, miles of bay trail, and hundreds of acres of lagoons. It’s a very outdoor‑friendly community with sailing and paddle sports nearby.

Should I be worried about flooding or earthquakes?

The area was built on engineered fill and parts of Redwood Shores can have higher liquefaction risk. Sea level rise is a long‑term factor. Do your homework: consult geological reports, insurance providers, and local planning documents.

Is Redwood Shores convenient for commuting to tech jobs?

Yes for the South Bay. The location is convenient for Apple, Google, Adobe, and other southern Peninsula employers. It is less ideal for frequent daily commutes into San Francisco.

Final Thought

Redwood Shores is a rare Peninsula gem: calm, green, watery, and remarkably stable. The challenge is supply. If a home appears that matches your needs, you will increase your odds by being prepared, fast, and informed. The place rewards staying power: once people land here, they tend to stay.

If you want to explore specific neighborhoods, price bands, or the nuances of a particular complex in Redwood Shores, use the checklist above and get local help. A targeted approach will give you the best chance at success in this uniquely sticky market.

Read More: Which Waterfront Community Fits You in San Mateo County: Foster City vs Redwood Shores