Redwood City Eichlers / What it's worth
Valuation
One hundred and fifteen houses. Zero for sale.
On 11 September 2026 there were no Redwood City Eichlers on the open market at all. That is not unusual here, and it is the single most important thing to understand about pricing one.
Verified sales
What has actually closed.
County-recorded transactions across all three tracts. Not estimates, not averages.
| Address | Tract | Built | Size | Sold | Date |
|---|---|---|---|---|---|
| 1135 Cedarwood Way | Atherwood | 1950 | 1,448 sf | $2,605,000 | 27 Mar 2026 |
| 1186 Lyons Street | Fairwood | 1953* | 1,800 sf | $2,300,888 | 19 Nov 2025 |
| 1156 Parkwood Way · ours | Atherwood | 1950 | 1,530 sf | $2,300,000 | 17 Sep 2024 |
| 389 Northumberland Ave | Sequoia Meadow | 1954 | 1,140 sf | $2,050,000 | 2 May 2024 |
| 1104 Parkwood Way | Atherwood | 1950 | 1,690 sf | $1,675,000 | 31 Jul 2018 |
| 101 Oakfield Avenue | Atherwood | 1950 | 1,170 sf | $1,325,000 | 20 Jan 2021 |
| 185 Atherwood Avenue | Atherwood | 1950 | 2,040 sf | $1,230,000 | 22 Jan 2019 |
* 1186 Lyons was rebuilt in 2000, so it prices more like new construction on a Lyons Street lot than like an original 1953 house.
The pattern
Both recent sales went well over ask.
- 1135 Cedarwood
- Listed $2,149,000 → sold $2,605,000. Twenty-one per cent over, twenty-nine days. March 2026.
- 1186 Lyons
- Listed $1,699,999 → sold $2,300,888. Thirty-five per cent over, twenty-seven days. November 2025.
- Working range
- Roughly $2.0M to $2.6M on the four sales since May 2024
And the part that is not a straight line
1135 Cedarwood, over fifty years.
- 1976
- $67,500
- 2005
- $821,500
- 2010
- $710,000 — down
- 2026
- $2,605,000
It fell for five years. Any page that only shows the line going up is selling you something.
Position
Against the neighbours.
Asking-price snapshot taken 11 September 2026. Note these are list prices against Redwood City's sold prices, so it is not a clean comparison — but the gap is wide enough to survive the caveat.
| Market | Listings | Median ask | Per sq ft |
|---|---|---|---|
| Palo Alto | 9 | $3,698,000 | $1,896 |
| Sunnyvale | 4 | $3,098,000 | $1,596 |
| San Mateo | 1 | $1,998,800 | $1,428 |
| Redwood City | 0 | — | — |
The same architects. An earlier tract. A roofline Palo Alto does not have. For roughly a million dollars less than a Palo Alto Eichler asks.
The trade is liquidity. In Palo Alto there is always something to compare against and always a buyer pool in motion. Here there is often nothing on the market for months, which cuts both ways: thin comparables make pricing harder, and scarcity is what produced two consecutive sales twenty and thirty-five per cent over ask.
Why the online estimate is wrong
- It has 115 houses to learn from, across 76 years
- It cannot see whether the radiant slab works
- It cannot see whether the roofline is original
- It does not know a butterfly roof from a gable
- It treats a 2000 rebuild and a 1950 original as the same house
- It pulls comparables from ranch stock that is not comparable at all
We price these by hand, from the recorded map outward. It takes longer and it is the only method that works on a market this small.
Talk to us
Tell us the street.
We will come back with what we think it is worth, which sales we are reasoning from, and where the number would move depending on the slab and the roof. No obligation and no drip campaign.