Country Club Manor Real Estate | Hillsborough, CAListings
Country Club Manor Real Estate | Hillsborough, CA
Country Club Manor is a Hillsborough neighborhood positioned near Crystal Springs Country Club — the private golf and tennis facility set along Crystal Springs Reservoir that has been one of San Mateo County’s most storied private clubs since its establishment in the early twentieth century. Properties in Country Club Manor benefit from the immediate adjacency to the club’s grounds and reservoir setting, with many estates oriented toward the visual amenity of the golf course landscape and the reservoir’s undeveloped open space beyond. For buyers who value country club lifestyle proximity alongside Hillsborough’s estate residential character, Country Club Manor’s location provides this combination at one of California’s premier residential addresses.
Country Club Manor Real Estate | Hillsborough, CA
Country Club Manor is a country club estate neighborhood in Hillsborough, adjacent to the Burlingame Country Club at the city’s northern edge. Country Club Manor provides the golf-course-adjacent estate residential setting with the Burlingame Country Club access that distinguishes this Hillsborough neighborhood. The community provides direct access to Hillsborough’s amenities, schools, and employment corridors while maintaining its own residential identity.
Neighborhood Character
Country Club Manor reflects the residential pattern of Hillsborough’s country club estate areas, with the property mix, lot sizes, and streetscape character that the neighborhood’s position within the city defines. Buyers drawn to this area prioritize the specific combination of location, school access, and price point that Country Club Manor delivers within the Hillsborough market.
Market Position
$5.5M–$9M: Entry Country Club Manor. Properties at the more accessible end of this neighborhood’s range, providing the Country Club Manor address within Hillsborough.
$9M–$22M+: The primary Country Club Manor range. Well-positioned properties delivering the neighborhood’s full residential value.
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The data relating to real estate for sale on this site comes from the Broker Reciprocity (BR) of the California Regional Multiple Listing Service. All properties are subject to prior sale, changes, or withdrawal. This site was last updated Jul-23-2026 12:33:57 pm.
Country Club Manor Real Estate | Hillsborough, CA in Hillsborough
Hillsborough Real Estate: The Peninsula's Most Exclusive Estate Town
Hillsborough is the most exclusive incorporated municipality in San Mateo County, a residential town of approximately 11,000 residents between Burlingame and San Mateo where the absence of any commercial establishment within the town boundaries, the minimum residential lot size of one acre in most of the town (with two-acre minimums in the hillside areas), and the private police force create the pure residential enclave that Peninsula estate buyers pursue with the same motivation that drives the Atherton market — the preservation of the estate residential environment against commercial intrusion and residential densification. Hillsborough's architectural heritage spans the full range of California estate traditions: the Mediterranean Revival and Spanish Colonial estates of the 1920s and 1930s, the California Ranch estates of the post-war era, and the contemporary architectural statements of the technology wealth era all coexist on the tree-shaded streets that characterize each of the town's distinct neighborhoods.
The town's history reflects the Peninsula's railroad and financial elite: the Crocker, Burlingame, and other San Francisco banking and railroad families established the country estate community in the early twentieth century, and the town has maintained the exclusivity and the residential character that the founders intended through a century of development pressure. The Crystal Springs Reservoir corridor, along the western edge of Hillsborough, provides the public open space that the Crystal Springs Regional Trail traverses, connecting hikers from Sawyer Camp Trail through the watershed to the San Andreas Lake — creating the access to one of the Peninsula's most significant natural landscapes immediately adjacent to Hillsborough's residential boundaries.
The Hillsborough City School District serves K-8 students, consistently ranking among the highest-performing elementary districts in California. Secondary students attend San Mateo High School or Aragon High School in the San Mateo Union High School District, both of which benefit from the strong academic culture that Hillsborough's professional parent community sustains.
What are the neighborhoods in Hillsborough?
Hillsborough's GeoJSON inventory covers eleven distinct residential zones: Carolands, Country Club Manor, Hillsborough Heights, Hillsborough Highlands, Hillsborough Knolls, Hillsborough Oaks, Hillsborough Park, Homeplace, Lakeview, Ryan Tract, and Skyfarm. Skyfarm and Hillsborough Heights occupy the elevated western portions of the town with the most dramatic Peninsula views. Country Club Manor and the Carolands area (named for the historic Carolands Chateau, a Beaux-Arts mansion now used as an events venue) represent the most storied residential addresses within the town.
How is the Hillsborough real estate market?
$4M–$6.5M: Entry Hillsborough. Older structures on the minimum lot sizes in the lower hillside areas, providing the Hillsborough address and the Hillsborough City School District at the most accessible tier.
$6.5M–$12M: The primary Hillsborough range. Estate properties on one-to-two-acre lots in the town's established neighborhoods with the mature landscaping and the residential character that Hillsborough consistently delivers.
$12M–$40M+: Premium Hillsborough. The Skyfarm and Hillsborough Heights hilltop estates, the most architecturally significant properties, and the largest parcels in the town's inventory.
Country Club Manor’s defining feature is its relationship to Crystal Springs Country Club, a private golf and tennis club established in 1924 along the Crystal Springs Reservoir. The club’s 18-hole golf course — considered one of the most scenic private courses in Northern California, with fairways that move through terrain adjacent to the reservoir — provides a visual and recreational backdrop for properties in the immediate vicinity. Membership in the club is separate from property ownership and is subject to the club’s own application and acceptance process, but the physical adjacency means that Country Club Manor residents can walk to the club’s facilities from their estates, an amenity that comparable golf communities in more distant locations cannot match.
Properties in Country Club Manor reflect Hillsborough’s estate character: generous lot sizes, substantial homes, mature landscaping, and the complete absence of through-traffic and commercial intrusion that defines life within Hillsborough’s residential fabric. Some Country Club Manor estates have golf course frontage, providing views across the manicured fairways to the reservoir beyond — one of the most specific and high-value view orientations available in the Peninsula’s luxury market. Properties with direct course frontage have historically commanded meaningful premiums over comparable homes without this feature, as the view cannot be replicated elsewhere in Hillsborough.
The Crystal Springs Reservoir itself is a significant visual and ecological asset adjacent to Country Club Manor. As a protected San Francisco Public Utilities Commission water supply, the reservoir’s banks are not open to public recreational use, but the undeveloped forested terrain that surrounds the water creates an extraordinary expanse of natural landscape visible from the neighborhood’s elevated western positions. Canada Road runs along the reservoir’s eastern edge and is closed to cars on alternating Sundays for cyclists, runners, and pedestrians — creating a popular recreational event that draws fitness enthusiasts from across the county and that Country Club Manor residents can access by walking from their homes.
The commute from Country Club Manor follows the standard Hillsborough pattern. Highway 280 is accessible in a few minutes via Hillsborough’s street network. San Francisco International Airport is under 15 minutes. For buyers who commute to San Francisco, 280 provides a comfortable commute of 35 to 45 minutes under typical traffic conditions. The country club adjacency means that some daily exercise and recreation needs can be met without leaving the immediate neighborhood, which for frequent golfers and tennis players reduces the effective commute burden of the residential location.
Country Club Manor: Premier Hillsborough Adjacent to the Burlingame Country Club
Country Club Manor is one of Hillsborough’s most distinguished residential neighborhoods — the community’s proximity to the Burlingame Country Club (established 1893, one of the oldest private clubs on the Peninsula) creates the club-adjacent residential prestige that the Country Club Manor address delivers. The neighborhood’s estate-scale homes, the generous lot sizes, and the mature landscaping (many properties in this part of Hillsborough have established grounds with significant specimen trees, formal gardens, and the landscape infrastructure that the estate tradition cultivates) create the residential quality that sustains Country Club Manor’s position as one of Hillsborough’s premium residential addresses. The Burlingame Country Club membership access (for those who join) provides the golf, tennis, swimming, and social programming that the private club lifestyle adds to the Country Club Manor residential experience.
Area Details
What are schools and neighborhoods like in Hillsborough?
Hillsborough is served by the Hillsborough City School District for kindergarten through eighth grade, operating West Hillsborough School, South Hillsborough School, and North Hillsborough School — three K-8 campuses that serve different geographic sections of the town. All three schools have strong academic reputations, benefit from the extraordinary property tax base that Hillsborough’s estate values produce, and maintain the small class sizes and parent community engagement that small-district schools in wealthy communities sustain. For high school, most Hillsborough students attend either Burlingame High School or San Mateo High School, both in the San Mateo Union High School District. Crystal Springs Uplands School — a highly regarded private K-12 institution located along the Crystal Springs Reservoir — is also widely used by Hillsborough families. The Nueva School, in nearby San Mateo, is another prominent private option for students identified as gifted.
Hillsborough’s physical infrastructure is unusual among Peninsula communities of its size. The town has its own police department providing 24-hour residential patrol service — a level of public safety coverage that most comparable-sized communities cannot sustain and that contributes meaningfully to the security that Hillsborough estate properties provide. Canada Road runs along Crystal Springs Reservoir through portions of Hillsborough and is closed to motor vehicles on alternating Sundays for cyclists and runners — a popular recreational event that draws participants from throughout San Mateo County and that gives the reservoir’s scenic environment a community recreational function. The Crystal Springs Reservoir itself is a protected San Francisco water supply with no public boat or swim access, but its forested banks and open water create a significant visual and ecological amenity along the town’s western edge.
Hillsborough’s private school environment is exceptional. Crystal Springs Uplands School on Canada Road provides K-12 education with a strong academic reputation in a campus adjacent to the reservoir. The Nueva School in San Mateo serves gifted students from kindergarten through twelfth grade. These options, combined with Hillsborough’s highly rated public K-8 schools, create an educational environment that is one of the strongest in San Mateo County across both public and private options.
Market Trends
How is the Hillsborough Real Estate real estate market?
Hillsborough is among the most exclusive residential markets in California, with a 2026 median home sale price of approximately $5.8 million — an 11% year-over-year increase that reflects the sustained demand for estate real estate in one of the Bay Area’s most prestigious communities. Individual neighborhoods within Hillsborough vary meaningfully: Skyfarm commands a $5.95 million median driven by its hilltop position and panoramic bay views, while Carolands sits somewhat lower at approximately $4.7 million, reflecting the mix of home sizes and eras within that neighborhood. Transaction volume across the entire town is extremely limited — Hillsborough’s small population and fully built-out land inventory mean that only a handful of properties change hands per month at any given time.
The Hillsborough market is driven by a buyer profile of extraordinarily high net worth, primarily concentrated in Silicon Valley technology founders and executives, venture capital and private equity professionals, and multi-generational wealth that has maintained Peninsula estate ownership across decades. This buyer pool is largely insensitive to mortgage rate fluctuations — cash transactions or low-leverage purchases are common at these price points — and responds primarily to the supply of qualifying properties and the specific characteristics of individual estates. When a Hillsborough property comes to market with the right combination of land area, home quality, school district positioning, and sub-neighborhood character, competitive bidding among a focused set of qualified buyers can drive prices significantly above asking.
Hillsborough has no commercial zoning — by deliberate design, the town maintains a purely residential character without grocery stores, restaurants, or retail within city limits. This design choice produces a residential environment of extraordinary quiet and privacy, but it means that all commercial needs require driving to adjacent Burlingame or San Mateo, which are accessible in 5 to 15 minutes from most Hillsborough locations. Buyers should evaluate this lifestyle trade-off consciously, as the absence of walkable commercial amenities is a material difference from how most Peninsula buyers have organized their daily lives before moving to Hillsborough.
The structural supply constraint in Hillsborough is permanent. The town is fully developed — there is no raw land to subdivide and build new inventory. The minimum lot sizes enforced by the town’s zoning (half an acre in most areas, with larger minimums in some sub-neighborhoods) prevent the teardown-and-densify pattern that drives new supply in other Bay Area cities. This permanent scarcity, combined with a globally positioned buyer pool, has produced Hillsborough’s exceptional long-term price appreciation record and supports the confidence that most buyers bring to acquisitions in this market.
How is the Hillsborough Real Estate real estate market?
Hillsborough is San Mateo County’s most exclusively residential community — the town of approximately 11,000 residents maintains the same residential-only character as Atherton (no commercial development within city limits), combined with a more suburban mid-Peninsula location that makes Hillsborough somewhat more accessible than Atherton’s ultra-luxury tier while still occupying the county’s premium residential tier. Median home prices in Hillsborough typically range from $3M to $8M+ for the town’s estate properties, with significant variation depending on the size of the parcel, the architectural quality, and the specific neighborhood within the town. The town’s residential character is defined by the large lots (minimum lot size is typically 15,000-30,000+ square feet in most of the town), the custom estate homes, and the mature landscaping that the established neighborhood character creates.
Hillsborough’s residential market is driven by the combination of the Hillsborough City School District (elementary; one of California’s top elementary districts by test score metrics), the San Mateo Union High School District’s Burlingame High School (for the northern portions of the town) and Mills High School (for the southern portions), the SFO proximity for the frequent business traveler, and the community’s deliberate preservation of its residential-only, estate-scale character through the zoning and development policies that the town has maintained since incorporation in 1910. TKG’s Peninsula expertise includes the Hillsborough market, with particular depth in the town’s distinct neighborhoods and the architectural heritage properties that define the town’s residential identity.
FAQs
What is Crystal Springs Country Club?
Crystal Springs Country Club is a private golf and tennis club established in 1924, located along Crystal Springs Reservoir in Hillsborough. The club offers an 18-hole golf course set in scenic terrain adjacent to the reservoir, tennis facilities, a clubhouse with dining, and a membership community that has historically included many of the Peninsula’s most prominent business and community figures. Membership is through invitation and application with the club’s own process; property ownership in Country Club Manor does not confer automatic membership. The club’s proximity to Country Club Manor estates, however, means that residents who secure membership can access the facility on foot from their homes.
What is Canada Road and the Sunday closure?
Canada Road is the scenic road that runs along the eastern edge of Crystal Springs Reservoir through Hillsborough and adjacent areas. The road is closed to motor vehicle traffic on alternating Sundays for cyclists, runners, and pedestrians — a popular community event managed by the San Mateo County parks system. The closures attract thousands of participants during peak season and give the reservoir’s scenic environment a recreational public-use function during the closure hours. Country Club Manor residents can access Canada Road’s closure events by walking from their estates, making the Sunday closures a meaningful neighborhood amenity during spring and fall in particular.
Do Country Club Manor properties have golf course views?
Some Country Club Manor properties have direct golf course frontage with views across Crystal Springs Country Club fairways and toward the reservoir beyond. These properties are among the most specifically valued in the neighborhood, as the golf course view orientation is irreplaceable — it cannot be created by landscaping or construction on a property that lacks the specific lot position to provide it. Properties with course frontage have historically commanded meaningful price premiums over comparable homes without this feature. Buyers whose interest in Country Club Manor is specifically motivated by golf course views should focus their search on the estates with documented course frontage.
Is Country Club Manor in a specific school district?
Country Club Manor is served by the Hillsborough City School District for K-8, with the specific campus assignment (West, South, or North Hillsborough School) dependent on exact address location. For high school, students attend Burlingame High School or San Mateo High School in the San Mateo Union High School District. Crystal Springs Uplands School — adjacent to the reservoir near the neighborhood — is a private K-12 option that many Country Club Manor families use. Buyers should verify specific K-8 assignments with the district office and ask about current campus quality metrics for the specific campus that serves their prospective address.
Hillsborough Real Estate FAQs
Why is there no commercial development in Hillsborough? Like Atherton, Hillsborough was incorporated specifically to protect its residential character — the town has maintained residential-only zoning since 1910. Residents use neighboring San Mateo, Burlingame, and San Carlos for commercial needs. The lack of commercial development is a deliberate community choice that preserves the residential character and eliminates the traffic, noise, and visual impact that commercial development would create.
How are Hillsborough’s schools? The Hillsborough City School District (elementary and middle, serving grades K-8) is consistently among the top-performing elementary districts in California. High school students attend either Burlingame High School or Mills High School (San Mateo Union HSD), depending on the specific address within Hillsborough. Both high schools are excellent; many Hillsborough families also use private school options including Crystal Springs Uplands School within Hillsborough itself.
What is the architectural character of Hillsborough? Hillsborough’s residential stock spans the full range of California residential architecture from the early 20th century to the present: Spanish Colonial Revival and Italian Villa estates from the 1920s-1940s, Mid-Century Modern properties from the 1950s-1970s, and contemporary custom-designed homes from the 1990s to the present. The town has no specific architectural style requirements, so the architectural diversity is a characteristic of the Hillsborough landscape — an eclectic mix of very high-quality custom residences from different eras.
