countyscore
47.6
County Score
Income & Jobs 99.9Health 96.6Weather & Climate 79

County Report Card

About San Mateo County, California

San Mateo punches above the national average

With a composite score of 47.6, San Mateo ranks near the national median of 50.0, placing it in the 48th percentile nationally. For a Bay Area county, this reflects the tradeoffs of premium coastal living: exceptional incomes and health outcomes offset by severe housing affordability challenges and safety concerns.

Top tier among California counties

San Mateo's 47.6 score ranks it well above California's state average of 40.9, placing it among the state's strongest-performing counties. The county's performance is driven by wealth and health metrics that far exceed most peers.

World-class incomes and health outcomes

San Mateo residents earn a median household income of $156,000—among the highest in the nation—and score 99.9 for income, 96.6 for health, and 72.9 for tax burden. These strengths reflect a prosperous, well-educated population with access to top-tier healthcare and relatively favorable tax treatment at the state level.

Housing costs and safety remain steep hurdles

The county's cost score of just 0.1 reflects median home values of $1.49 million and rents of $2,893/month—among California's least affordable. Safety scores of 15.0 and flood risk scores of 0.8 round out the county's vulnerabilities, though the latter reflects limited water-related hazards.

For high earners prioritizing career and health

San Mateo suits affluent professionals and established families willing to pay premium prices for proximity to Silicon Valley jobs, world-class schools, and excellent health services. If housing affordability or personal safety are dealbreakers, this county demands serious financial cushion and careful neighborhood selection.

2040608010072.90.11596.664.899.90.867.179Tax72.9Cost0.1Safety15Health96.6Schools64.8Income99.9Risk0.8Water67.1Weather7947.6/100
This county
National avg
5 above average3 below average

San Mateo County DNA

Foverall

How San Mateo County compares to the national average across 9 dimensions

San Mateo County scores above average across most dimensions. It's a well-balanced county with particular strength in Income (99.9/100).

Dimension Breakdown

Tax
72.9+20.900000000000006
Cost
0.1-47.9
Safety
15-40
Health
96.6+46.599999999999994
Schools
64.8+10.799999999999997
Income
99.9+48.900000000000006
Risk
0.8-46.2
Water
67.1+9.099999999999994
Weather
79+23
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Compare mortgage rates in San Mateo County

Whether buying or refinancing in San Mateo County, compare rates from top lenders to find the best deal.

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Can You Afford to Live Here?

Median Home Price

$1,494,500

National median: $174,650

Median Rent

$2,893/mo

National median: $854/mo

Income Needed (home)

$1,494,500/yr

28% front-end rule

Income Needed (rent)

$115,720/yr

30% rent rule

Affordability Spectrum9.6x income
AffordableNational avgExpensive
Local median income: $156,000/yr
Compare Mortgage Rates

Economic & Education Snapshot

Primary Care

11.1

per 100K

Data from Federal Reserve (FRED), U.S. Department of Education College Scorecard, and CMS NPPES.

Explore this county

Property Taxtaxbycounty.comCost of Livingcostbycounty.comIncome & Jobsincomebycounty.comSafetycrimebycounty.comHealthhealthbycounty.comSchoolsschoolsbycounty.comDisaster Riskriskbycounty.comWater Qualitywaterbycounty.comWeather & Climateweatherbycounty.comSoil Qualitysoilbycounty.comLawn Carelawnbycounty.comFarmers Marketsmarketsbycounty.comView on Mapcountyscore.com/map
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Nearby counties

Santa Clara County
California
42.2
Alameda County
California
40.6
San Francisco County
California
43.6
Santa Cruz County
California
41.6
Contra Costa County
California
40.1
Marin County
California
47.4
Solano County
California
36.4
San Joaquin County
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33.1

Deep Dives

San Mateo County across the ByCounty Network

Detailed analysis from 11 data dimensions — each powered by a dedicated ByCounty site.

Property Tax in San Mateo County

via TaxByCounty

San Mateo taxes dwarf national average

San Mateo County homeowners pay a median of $9,167 annually—more than three times the national median of $2,690. At an effective rate of 0.613%, San Mateo falls below California's state average of 0.714%, but the county's sky-high home values ($1.49 million median) mean the real tax burden ranks in the top 5% nationally.

Mid-pack rates, top-tier prices

San Mateo's effective tax rate places it solidly in the middle range among California's 58 counties, about 40 spots from the highest. However, when measured by actual dollars paid, San Mateo ranks among the state's highest-taxed counties, second only to a handful of wealthier enclaves in the Bay Area.

Pricier than Santa Clara, less than peers

San Mateo homeowners pay $9,167 annually, slightly less than neighboring Santa Clara County ($9,766) despite similar home values near $1.5 million. Santa Cruz County, just south, has cheaper homes ($1.01 million) and lower annual taxes ($6,305), while still maintaining a similar effective rate.

A $1.5M home costs $9,167 yearly

The typical San Mateo homeowner with a $1.49 million home pays $9,167 in property taxes annually. Homeowners with mortgages see effective totals closer to $10,001 when combining principal residence exemptions and other factors.

Overassessments could mean refunds

Many San Mateo County homeowners are unaware they may be overassessed—meaning your home's assessed value exceeds its true market value. Filing a property tax appeal costs nothing and could lower your annual bill significantly, especially in a volatile real estate market.

Full property tax analysis on TaxByCounty

Cost of Living in San Mateo County

via CostByCounty

San Mateo's rent burden rivals the nation

San Mateo renters spend 22.3% of their income on housing—just below the state average of 22.4%—making it more affordable than the typical American county. With a median household income of $156,000, residents here earn more than double the national median of $74,755, cushioning the impact of high rents.

Among the most expensive in California

San Mateo ranks among California's priciest counties, with a median home value of $1.49 million and rents averaging $2,893 per month. Though the rent-to-income ratio sits slightly better than state average, the absolute costs place it firmly in the state's unaffordable tier.

The Peninsula premium over the valley

Renters in San Mateo pay $1,275 more monthly than their Santa Clara County neighbors ($2,893 vs. $2,814), despite similar income levels. Compared to nearby Santa Cruz County ($2,172/month), San Mateo's rental market commands a 33% premium.

Where income goes in San Mateo

The typical household earning $156,000 annually faces $2,893 in monthly rent or $3,278 for ownership costs. Combined with other expenses, housing consumes roughly one-quarter of household income—manageable for high earners, but leaving less for savings and other needs.

Considering San Mateo? Know the tradeoffs

High incomes make San Mateo work for many professionals, but the $1.49 million median home price requires substantial savings or income. Compare these costs against Santa Clara ($1.38M homes) or Santa Cruz ($1.02M) if you're weighing Bay Area options.

Full cost of living analysis on CostByCounty

Income & Jobs in San Mateo County

via IncomeByCounty

San Mateo earns double the nation

San Mateo County's median household income of $156,000 more than doubles the U.S. median of $74,755, placing it among the wealthiest counties in America. Residents here earn roughly 109% above the national average, reflecting the county's concentration of tech workers and high-skill professionals. This income advantage compounds over time, creating substantial wealth-building potential.

Highest earners in California

At $156,000, San Mateo's median household income towers 79% above California's state average of $87,001, ranking it in the top tier of all 58 California counties. The per capita income of $81,980 also crushes the state average of $43,669 by nearly 88%. This is one of California's premier income strongholds.

Silicon Valley's income twin

San Mateo ($156,000) nearly matches neighboring Santa Clara County ($159,674), both anchored by tech corridors and biotech clusters in the Bay Area. Santa Cruz County ($109,266) and Solano County ($99,994) lag significantly behind, earning roughly $47,000 and $56,000 less per household respectively. The Bay Area's geography creates stark income divides within a single region.

High income, higher costs

Despite earning the state's highest incomes, San Mateo residents spend 22.3% of income on rent—above the 30% affordability threshold—because median home values hit $1,494,500. The county's extreme housing costs absorb a significant portion of even these substantial earnings. Financial planning here must prioritize long-term wealth strategies beyond housing.

Leverage Bay Area income gains

With median household income exceeding $156,000, San Mateo households have significant capacity to invest beyond housing costs. Consider diversifying into retirement accounts, index funds, and long-term equity positions to build generational wealth. The county's high earners are positioned to achieve financial independence faster than nearly any other region in America.

Full income & jobs analysis on IncomeByCounty

Safety in San Mateo County

via CrimeByCounty

San Mateo Mirrors the National Average

San Mateo County reports a total crime rate of 2,383.4 per 100K, virtually identical to the national average of 2,385.5. This earns the county a high safety score of 96.2, indicating a secure environment for its residents.

Consistency Across the Golden State

The county's safety score of 96.2 is nearly identical to the California state average of 96.3. This stability reflects a well-managed public safety profile compared to other high-population coastal counties.

Bay Area Safety Comparison

San Mateo maintains a more favorable safety profile than the neighboring urban core of San Francisco. While its property crime rate is 2,079.7, it remains a competitive and generally safer alternative to its more densely populated neighbors.

Understanding Local Crime Trends

Property crimes dominate the local data, occurring at a rate of 2,079.7 per 100K residents. However, the violent crime rate of 303.7 sits well below the national average of 369.8, suggesting physical safety is a strong suit.

Focusing on Property Security

Since property crime accounts for the vast majority of local incidents, residents should prioritize home alarm systems and smart locks. Visible deterrents like security cameras help keep these numbers trending downward.

Full safety analysis on CrimeByCounty

Schools in San Mateo County

via SchoolsByCounty

A Robust Infrastructure for Peninsula Students

San Mateo County supports 83,570 students across a diverse network of 176 public schools. This infrastructure includes 108 elementary, 26 middle, and 37 high schools managed by 38 distinct districts. Families can choose from traditional settings or the 14 charter schools that make up 8% of the county's options.

Strong Graduation Rates Exceed State Averages

The county boasts an 88.5% graduation rate, outperforming both the California average of 87.5% and the national benchmark of 87.0%. While per-pupil spending of $10,097 exceeds the state average, it still trails the national median of $13,000. These investments yield a composite school score of 59.4, notably higher than the state average of 56.0.

Spotlight on San Mateo-Foster City and South San Francisco

San Mateo-Foster City serves as the county's largest district, educating 10,043 students across 22 individual schools. South San Francisco Unified follows closely with 7,844 students, while Jefferson Elementary manages 14 schools. Sequoia Union High District operates several massive campuses, including Carlmont High with 2,322 enrolled students.

Suburban Learning with Large High School Campuses

Education here primarily takes place in suburban locales, which house 117 of the county's 176 schools. While the average school size is 492 students, high schools like Menlo-Atherton and Sequoia High often exceed 2,000 students. This mix offers a quintessential Bay Area suburban experience with highly populated, resource-rich secondary schools.

Investing in Your Child's Future Near Top Schools

High graduation rates and strong academic scores make San Mateo County a premier destination for education-focused homebuyers. Exploring properties near recognized institutions like Carlmont or Aragon High can provide long-term stability for growing families. School quality remains a primary driver for real estate value in this competitive Peninsula market.

Full schools analysis on SchoolsByCounty

Disaster Risk in San Mateo County

via RiskByCounty

San Mateo's disaster risk ranks high nationally

San Mateo County scores 99.24 on composite risk, placing it well above the national average and earning a 'Relatively High' rating. This score reflects significant exposure to multiple hazard types, particularly earthquakes and floods that threaten the Bay Area's dense coastal communities.

Among California's riskiest counties

San Mateo's 99.24 score exceeds California's average of 88.72, ranking it in the state's upper tier for disaster vulnerability. The county faces compounded risk from its position on major fault lines and proximity to the Pacific Ocean.

Riskier than most Bay Area peers

San Mateo (99.24) faces slightly lower overall risk than neighboring Santa Clara County (99.75) but higher risk than Santa Cruz County (97.81). The three-county region represents some of California's most hazard-prone territory, driven by seismic activity and flood exposure.

Earthquakes and floods pose greatest threat

San Mateo's earthquake risk scores 99.71—among the highest in the state—while flood risk reaches 98.44, threatening low-lying areas and infrastructure. Wildfire risk (92.02) is moderate but significant, especially in the county's inland neighborhoods and open space areas.

Earthquake and flood coverage essential here

Homeowners in San Mateo should secure earthquake insurance immediately, as standard policies exclude seismic damage. Flood insurance is equally critical for residents near creeks, bays, or flood plains—especially given the county's 98.44 flood risk score.

Full disaster risk analysis on RiskByCounty

Water Quality in San Mateo County

via WaterByCounty

Strong Drinking Water Compliance in San Mateo

San Mateo County maintains a solid B grade with 19 health violations over the last five years. Its violation rate of 2.4 per 100,000 people is remarkably lower than the California average of 49.1.

One-Quarter of Assessed Watersheds Show Impairment

The 2022 reporting cycle shows that 23.8% of assessed water bodies fail to meet Clean Water Act standards. Pathogens, mercury, and trash are the leading causes of impairment across these 25 water bodies.

Active Water Quality Monitoring Efforts

Local agencies manage 71 monitoring sites, logging 32,510 measurements over the past five years. Data collection focuses heavily on microbiological, nutrient, and physical characteristic groups.

Low Flow at San Gregorio Creek

The USGS gauge at San Gregorio Creek reports a current discharge of 13 cfs. This flow is only 38% of the long-term mean of 34 cfs, indicating significantly drier conditions than typical.

Watch for Mercury and Low Flows

While tap water compliance is high, residents should be aware that mercury and pathogens affect local watersheds. The low current streamflow suggests potential stress on surface water sources.

Full water quality analysis on WaterByCounty

Weather & Climate in San Mateo County

via WeatherByCounty

A Mild Mediterranean Climate Near the Coast

San Mateo's average annual temperature of 57.6°F is warmer than the national median. This reflects a stable, temperate climate that avoids the extreme fluctuations seen in the interior U.S.

Cooler Than the California Average

The county's 57.6°F average is slightly cooler than the California state average of 58.7°F. It ranks in the middle-to-lower tier of warmth among the state's 58 counties.

Moderate Rain Compared to Bay Area Neighbors

With 25.4 inches of annual precipitation, San Mateo is drier than Santa Cruz to the south. However, it receives more moisture than the 21.2 inches recorded in Santa Clara.

Temperate Summers and Frost-Free Winters

July temperatures average a mild 63.9°F, and the county sees only 14 days of extreme heat per year. Snow is non-existent, while winter averages remain comfortable at 51.1°F.

Layered Clothing and Minimal HVAC Needs

The marine influence means residents rarely need heavy heating or cooling systems. Focus on layered clothing to manage the transition from foggy mornings to sunny afternoons.

Full weather & climate analysis on WeatherByCounty

Soil Quality in San Mateo County

via SoilByCounty

A Coastal Landscape with Unique Profiles

While specific taxonomic data for San Mateo is limited in this set, the region's diverse terrain suggests a range of coastal soil identities. Local gardeners often find pH levels fluctuate around the state average of 6.34, though specific site testing is recommended. This coastal belt bridges the gap between the Santa Cruz Mountains and the Pacific.

Understanding the Mixed Coastal Texture

Detailed percentages for sand, silt, and clay are currently unavailable for this county. Without specific survey data, residents should look for signs of local variation from sandy coastal bluffs to heavier hillside loams. A simple jar test can reveal your own yard's specific mix of drainage and workability.

Potential for High Organic Growth

Organic matter and water capacity data remain unrecorded for this specific survey area. However, San Mateo gardeners can aim for the state organic matter average of 3.30% to maximize their soil's health. Adding compost helps your soil reach the state's average water capacity of 0.141 inches per inch.

Navigating Coastal Drainage Challenges

Dominant drainage classes are not currently specified for this county's soil profile. Because the landscape ranges from wetlands to steep ridges, drainage varies wildly by neighborhood. Always observe how your yard handles heavy rain before starting large-scale construction or planting.

Thriving in a Mediterranean Paradise

San Mateo sits in Hardiness Zone 10a, offering a long, frost-free growing season for coastal favorites. Artichokes, kale, and Meyer lemons flourish in this temperate climate. Start your garden today to take advantage of the mild air and reliable sunshine.

Full soil quality analysis on SoilByCounty

Lawn Care in San Mateo County

via LawnByCounty

Prime conditions for a lush lawn

San Mateo County boasts a lawn difficulty score of 70.1, making it significantly easier to maintain turf here than the national median of 50.0. The mild climate in USDA Hardiness Zone 10a provides a stable environment for consistent growth. You face fewer hurdles than most California residents, as the state average score is only 51.3.

Stable coastal weather minimizes stress

With only 14 extreme heat days per year, your grass avoids the scorched-earth conditions common in inland California. The 25.4 inches of annual precipitation falls just under the ideal 30-50 inch range, requiring moderate supplemental irrigation. You benefit from 2,921 growing degree days, ensuring a steady but manageable growing pace.

Preparing your soil for success

While specific county-wide soil data is limited, local coastal terrains often require testing for salt content and drainage capacity. Adding organic compost can improve moisture retention to compensate for the 25.4 inches of annual rain. Aim for a neutral pH between 6.0 and 7.0 to ensure your grass can actually absorb the nutrients you provide.

Resilient landscapes through dry spells

The county has seen 0 weeks of drought over the past year, keeping the area at 0.0% severe drought levels. Despite this current abundance, using smart controllers for your sprinklers helps maintain this stability during future dry periods. Deep, infrequent watering encourages the deep root systems necessary to withstand California’s unpredictable water cycles.

Start your green space today

In Zone 10a, warm-season grasses like St. Augustine or Hybrid Bermuda thrive, though Tall Fescue remains a popular cool-season choice. With the last spring frost typically occurring on February 25, you can begin seeding early in the year. Prepare your ground now to take advantage of the long, mild growing window that lasts until December.

Full lawn care analysis on LawnByCounty

Frequently Asked Questions

What is San Mateo County's county score?
San Mateo County, California has a composite county score of 47.6 out of 100 on CountyScore. This score is calculated from a weighted average of available data dimensions including property tax, cost of living, income, safety, health, and schools.
How does San Mateo County rank among counties in California?
San Mateo County ranks #7 among all counties in California on CountyScore's composite ranking. Rankings are based on available data dimensions and updated as new data is added.
What are property taxes like in San Mateo County, California?
The median annual property tax in San Mateo County is $9,167, with an effective tax rate of 0.61%. This earns San Mateo County a tax score of 72.9/100 on CountyScore (higher = lower taxes).
What is the median household income in San Mateo County?
The median household income in San Mateo County, California is $156,000 per year according to U.S. Census Bureau data. San Mateo County earns an income score of 99.9/100 on CountyScore.
Is San Mateo County, California a good place to live?
San Mateo County scores 47.6/100 on CountyScore's overall county ranking, ranking #7 in California. The best way to evaluate San Mateo County is to compare individual dimension scores — property tax, cost of living, income, safety, health, and schools — based on your personal priorities. Use CountyScore to compare San Mateo County with other counties side by side.
By Logan Johnson, Founder & Data EditorUpdated Reviewed by Logan Johnson, Founder & Data Editor

ByCounty Network

Property TaxCost of LivingIncome & JobsSafetyHealthSchoolsDisaster RiskWater QualityWeather & ClimateSoil QualityLawn CareFarmers Markets

Data from U.S. Census Bureau ACS, FBI UCR, CDC, FEMA NRI, NCES, EPA SDWIS, NOAA — informational only.