Hillsborough vs. Atherton: A Luxury Homebuyer’s Guide to Pricing, Lifestyle, and Long-Term Value
Two of the most exclusive residential communities on the San Francisco Peninsula, Hillsborough and Atherton, consistently attract high-net-worth buyers looking for privacy, space, and long-term value. While both offer estate-level living, they differ meaningfully in pricing, home styles, location, and lifestyle.
If you’re deciding between Hillsborough vs. Atherton, this guide breaks down current home prices, market dynamics, and what buyers should realistically expect in each community.
Home Prices & Market Data
Hillsborough Home Prices
Hillsborough offers luxury estate living at a lower entry point than Atherton, while still commanding premium Peninsula pricing.
Median sale price: Approximately $6M
Entry-level luxury homes: Mid-$4M range
Large estates & trophy properties: $10M–$20M+
Price per square foot: Typically $1,200–$1,500
Homes with views, flat usable land, or newer construction trade at the higher end of the range.
Atherton Home Prices
Atherton consistently ranks among the most expensive housing markets in the United States.
Median sale price: Approximately $8M
Entry-level homes: Often $6M+, even for teardown properties
New construction & gated estates: $12M–$30M+
Price per square foot: Commonly $1,800–$2,300
Atherton pricing reflects limited inventory, strict zoning, and unparalleled demand from Silicon Valley executives and global buyers.
Home Styles & Land Use
Homes in Hillsborough
Greater architectural diversity
Historic mansions, Mediterranean estates, Tudors, and modern custom builds
Many homes sit on hillsides or wooded parcels
Strong sense of character and privacy
Hillsborough appeals to buyers who value views, individuality, and classic estate aesthetics.
Homes in Atherton
Predominantly flat, rectangular lots
Gated modern estates and luxury compounds
Long private driveways and expansive lawns
High emphasis on privacy and security
Atherton homes often prioritize scale, land usability, and new construction.
Location & Commute
Hillsborough Location Advantages
Minutes to Burlingame, San Mateo, and SFO
Easy access to Highway 280 and 101
Shorter commute to San Francisco and biotech hubs
Popular with finance, biotech, and international executives
Atherton Location Advantages
Immediate access to Palo Alto, Menlo Park, and Stanford
Central Silicon Valley positioning
Ideal for tech founders, VCs, and senior leadership
Strong long-term demand driven by proximity to major tech campuses
Schools & Education
Both communities are known for excellent schools and access to top private institutions.
Hillsborough Schools
Hillsborough City School District (elementary & middle)
Small class sizes and strong academic performance
Close proximity to elite private schools in Burlingame and San Mateo
Atherton Schools
Menlo Park City School District
Sequoia Union High School District
Near top private schools and Stanford-affiliated programs
Lifestyle & Community Feel
Living in Hillsborough
Scenic, wooded environment
More relaxed, traditional estate atmosphere
Feels tucked away while still close to amenities
Strong neighborhood identity and history
Living in Atherton
Ultra-discreet and highly private
Minimal traffic and noise
Strong security-focused lifestyle
One of the most exclusive residential ZIP codes in the country
Neither city allows commercial zoning, preserving a purely residential experience.
Zoning, Privacy & Long-Term Value
Both Hillsborough and Atherton maintain strict zoning laws:
Large minimum lot sizes
No multi-family housing
Very limited new development
Atherton’s zoning is among the most restrictive in California, contributing to its consistently high pricing. Hillsborough’s zoning also protects long-term value while allowing for greater architectural variation.
Which Market Is Right for You?
Choose Hillsborough if you:
Want luxury estate living with more pricing flexibility
Prefer scenic views and architectural character
Need proximity to San Francisco or SFO
Value privacy without the absolute highest price point
Choose Atherton if you:
Want maximum prestige and exclusivity
Prefer flat, expansive land
Work in Silicon Valley or tech leadership
Are seeking a long-term trophy asset
Final Thoughts
Both Hillsborough and Atherton represent the top tier of Peninsula real estate, but the right choice depends on how you prioritize price, land, commute, and lifestyle. Many buyers explore both markets before deciding, as the experience of each community is distinctly different. If you’re interested in touring homes in Hillsborough or Atherton, contact Nona.