San Mateo Highlands: Eichler’s Mid-Century Modern Community in the Hills
San Mateo Highlands Eichler Community Overview
The San Mateo Highlands – often just called “The Highlands” – is a rare gem in the Bay Area housing landscape. Tucked into the scenic hills west of San Mateo, this neighborhood boasts the largest contiguous collection of Eichler homes in the worldsah-archipedia.org. Developed in the late 1950s and early 1960s by visionary builder Joseph Eichler, the Highlands today is an enclave known for its iconic mid-century modern architecture, strong sense of community, top-rated schools, and enduring desirability among home buyers and design enthusiasts alike. Below, we explore the history, design, lifestyle, and real estate market of this unique Eichler community.
Joseph Eichler and the Birth of “The Highlands”
In 1956, Joseph Eichler began developing the San Mateo Highlands, ultimately building over 700 modern homes here through 1964sah-archipedia.org. This made the Highlands Eichler’s largest planned tract – a master-planned community complete with parks and a central recreation center, reflecting Eichler’s belief in fostering community amenitiessah-archipedia.org. Eichler was not just a builder but a social visionary: he insisted on an open, non-discriminatory sales policy (even resigning from the National Association of Home Builders in 1958 over their refusal to support it) From the start, the Highlands welcomed people of all races and religions, a forward-thinking stance in an era of widespread housing discrimination.
Construction of the Highlands proceeded in phases, with an evolution in home designs over the years. The earliest models (circa 1956–57) were modest single-story 3-bedroom ranches, but by the early 1960s Eichler introduced larger models – including some split-level and two-story homes by the mid-’60ssah-archipedia.org. A major innovation came in 1958, when architects Anshen & Allen designed Eichler’s first atrium model heresah-archipedia.org. This open-air atrium in the center of the house became a signature Eichler feature, seamlessly blending indoor and outdoor space. Eichler also used the Highlands as a testing ground for ambitious experiments: the famous “X-100” steel house was built here in 1956 as a futuristic prototype. The X-100 drew national attention – up to 150,000 visitors toured this “Steel House of the Future” during a three-month open housesah-archipedia.org. Featuring a steel frame, space-age kitchen, and skylight “skydome” windows bringing nature inside, the X-100 showcased Eichler’s cutting-edge approach to modern livingsah-archipedia.org. (Decades later, the X-100 was lovingly restored by its owners and listed on the National Register of Historic Placeseichlerx-100.com, a testament to its architectural significance.) Another notable Highlands showcase was the multi-level “Life House” designed by architect Pietro Belluschi in 1958, which was highlighted in Life magazinesah-archipedia.org. From its inception, the Highlands captured the national imagination as a model for modern suburban design.
Mid-Century Modern Design in the Highlands
At the heart of the Highlands’ appeal is its architecture. Joseph Eichler, inspired by Frank Lloyd Wright’s open-plan ideals, worked with renowned architects like Anshen & Allen, Jones & Emmons, Claude Oakland, and others to create stylish yet accessible modern homessah-archipedia.org. The result is a neighborhood filled with quintessential “California Modern” design. Key architectural features of Highlands Eichler homes include:
Post-and-beam construction: Exposed post-and-beam frameworks allow for open interiors and extensive glass walls. This structural system frees the floor plan from load-bearing walls, enabling the open-concept layouts Eichlers are famous forsah-archipedia.org.
Indoor–outdoor integration: Perhaps the most beloved feature is the central atrium (introduced in 1958 in this very neighborhoodsah-archipedia.org) – an open sky courtyard at the core of the house, surrounded by walls of glass. Living areas and hallways look onto this private outdoor space, blurring the line between indoors and nature. In addition, entire rear facades are often floor-to-ceiling glass facing back patios or gardens, creating a seamless flow to the outsidesah-archipedia.org.
Distinctive roofs and profiles: Highlands Eichlers sport either flat or low-pitched A-framed roofs, extending beyond the exterior walls to form deep overhangssah-archipedia.org. These overhangs provide shade and visual drama. Street-facing facades tend to be minimalist and private, with blank paneled walls or clerestory windows up high, giving many Eichlers a cool, enigmatic “fortress” look from the frontsah-archipedia.org – a deliberate contrast to the rear walls of glass.
Materials and finishes: Mid-century modern materials abound. You’ll find Philippine mahogany or lauan wood paneling on interior walls, redwood beams, tongue-and-groove wood plank ceilings, and concrete slab floors with in-floor radiant heatingsah-archipedia.org. Huge panes of glass, concrete block, brick and occasional steel elements complete the palettesah-archipedia.org. Eichler also pioneered the use of then-novel products like foam insulation, high-gloss plastic interior paints, and insulated skylights to bring in lightsah-archipedia.org. These homes were “machines for living” – combining industrial materials with warm, natural finishes like cork flooring and wood to create comfortable family housessah-archipedia.org.
Open-plan layouts: Inside a typical Highlands Eichler, living, dining, and kitchen areas flow together in one expansive space under a soaring ceiling. Private areas (bedrooms/baths) are in a separate wing. This open layout, with fewer hallways and walls, was revolutionary in the 1950s tract-home market, promoting family togetherness and casual California living. Large sliding glass doors in living rooms open directly to rear patios, enhancing the indoor-outdoor lifestylesah-archipedia.org.
Exterior of 1055 Ticonderoga Drive in the San Mateo Highlands
A quiet street in the San Mateo Highlands, where mid-century modern Eichler homes nestle amid the trees. Many homes retain their original single-story profiles, while a few owners have added second-story expansions over the years.
For mid-century architecture fans, the Highlands is practically an open-air museum of Eichler design. Most houses remain true to their original aesthetic, and any exterior renovations are done with care. The community informally embraces Eichler’s design legacy – for example, many owners opt to restore original elements (like globe light fixtures or Eichler cabinetry) or use period-appropriate materials during remodels. It’s not uncommon to see Eichler owners consulting preservation resources and sharing contractor tips to maintain the mid-century integrity of their homes. That said, homes have been upgraded over time for contemporary comfort – kitchens and bathrooms are often updated, roofs and insulation improved – yet the characteristic “Eichler look” endures. The neighborhood’s architectural cohesion is a big part of its charm. In fact, the handful of non-Eichler houses in the Highlands stand out: at the bottom of Bunker Hill Drive there’s a small cluster of more traditional two-story homes by a different builder, Whitecliff, which only serve to highlight the uniqueness of the surrounding Eichlers.
Hillside Living: Lifestyle and Neighborhood Overview
Living in the San Mateo Highlands offers a rare combination of natural beauty and suburban convenience. The neighborhood is perched on Pulgas Ridge, with many homes terraced along curving streets that offer lovely views in all directions. To the west, residents look out over the Lower Crystal Springs Reservoir and the forested Montara Mountain beyond; to the east, there are vistas of the Bay and the urban peninsulasah-archipedia.org. Streets often end in cul-de-sacs or back up to open space, lending a quiet, private feel. Lot sizes here are generous by Bay Area standards (typically 7,000–8,000 sq ft), providing ample yard space for gardening, play, and outdoor entertaining. Many homes directly border preserved open space along I-280 or the watershed lands, so deer and wild turkeys are not uncommon visitors!
Despite its tucked-away atmosphere, the Highlands is not isolated. It sits right at the intersection of Interstate 280 and Highway 92, two major arteries. Commuters can hop on I-280 and reach downtown San Francisco in ~25 minutes (in no traffic), or get to Silicon Valley job centers in Palo Alto in about 20 minutes. Highway 92 provides an east-west link to the Bayshore (and the Caltrain corridor) as well as to Half Moon Bay over the hills. Being on the edge of San Mateo, the Highlands sacrifices a bit of walking access to downtown in exchange for open space and tranquility – as one long-time local realtor quipped, “it sits on the edge, but it’s not completely remote either”homes.com. You won’t find shops within the residential area (the winding lanes are purely residential), but Crystal Springs Village shopping center is just down the hill. This convenient plaza has a Safeway supermarket and other eateries and serviceshomes.com – including the famous Dianda’s Italian Bakery, a Bay Area institution since 1962 known for its pastries and cakeshomes.com. Residents also love the local Rainbow Pizza (a family-friendly spot for pizza and Greek food) on De Anza Blvd and the Field Club gastropub for a casual night outhomes.com. For anything else, Downtown San Mateo is only about 5 miles away (10-15 minutes by car), offering a wide array of restaurants, boutiques, and a Caltrain station.
Within the Highlands, neighbors enjoy a peaceful, family-friendly lifestyle. The neighborhood’s demographic skews toward families and established professionals – the median household income here is nearly $200,000datausa.io, and owner-occupancy is very high (around 87% of homes are owner-occupieddatausa.iodatausa.io). Many current residents are tech industry and creative professionals, drawn to the Highlands’ unique homes and community vibe. “The Highlands is one of the most expensive neighborhoods in San Mateo and is where everyone wants to be,” says one local real estate agent, noting that its combination of architecture, setting, and schools make it perennially popularhomes.com. Another Highlands realtor (and resident) observes that Eichler neighborhoods tend to “attract creative types and tech workers who commute to San Francisco, Palo Alto and San Jose. You’ve got large lots and great views.”homes.com Indeed, the ability to live in a design-forward home amid nature yet still commute efficiently to job centers is a huge draw.
Walkability inside the Highlands is moderate – it’s a classic mid-century suburb designed with the car in mind, so there are no big commercial strips to stroll to. However, the layout of the community (lots of interconnected residential courts and lanes) makes it pleasant for walking dogs, jogging, or kids riding bikes. There are some sidewalks and plenty of greenery along the streets, and neighbors often run into each other on walks. For outdoor recreation, residents don’t have to go far at all: adjacent to the neighborhood is Laurelwood Park, a 225-acre nature park crisscrossed with hiking and biking trails through rugged hill terrainhomes.com. Laurelwood Park – the City of San Mateo’s largest park – sits just east of the Highlands and is a popular spot for evening hikes, with frequent sightings of deer and hawks in its oak woodlandshomes.com. Additionally, a few miles west lies the Crystal Springs Regional Trail (including the Sawyer Camp Trail segment), which runs along the Crystal Springs Reservoir. Many Highlands residents take advantage of this paved trail on weekends for cycling, jogging or stroller walks with stunning lakeside viewshomes.com. In short, the Highlands offers abundant opportunities to enjoy nature right at one’s doorstep, enhancing the quality of life.
Community Amenities and Traditions
One of the most remarkable aspects of the San Mateo Highlands is its strong sense of community. Unlike many suburban developments that lack a focal point, the Highlands was designed with a heart: the Highlands Recreation Center. Centrally located on Lexington Avenue, “the Rec” is a full-service community center featuring a large swimming pool, a kiddie pool, tennis courts, a gymnasium, fitness room, playgrounds and picnic areashighlandsrec.ca.gov The Rec Center is operated by the Highlands Recreation District (a special local district), and its facilities and classes are open primarily to Highlands residents. “The center is specifically for the Highlands neighborhood, so it’s a huge draw for residents,” notes one local realtorhomes.com. Indeed, it’s a hub of neighborhood life – from summer day camps and after-school programs, to swim lessons and adult fitness classes. Many kids in the Highlands grow up learning to swim at the Rec pool and attending community events there.
Speaking of events, the Highlands has traditions dating back decades. The Highlands Community Association (HCA), a volunteer resident organization, hosts social events that bring neighbors together year-round. In fact, many events have been held annually since 1957, not long after the community’s foundinghighlandsrec.ca.gov. Some beloved Highlands happenings include:
The 4th of July Parade and Festival: The Highlands is famous around San Mateo for its over-the-top Fourth of July celebrations. Each year (2025 will be the 69th annual!), residents organize a day-long festival with a morning footrace, a patriotic parade through the neighborhood, a big picnic BBQ and carnival games, sports tournaments, a pie-baking contest, and even pool raceshighlandshca.org In past years, the night would culminate in a community fireworks show launched from the elementary school field – though recently construction at the school has put the fireworks on holdhighlandshca.org. The Highlands 4th of July is not open to the general public – it’s truly by and for the community (funded by HCA dues and resident donations). Neighbors describe it as “the event that helps define what makes the Highlands a unique place to live”highlandshca.org. The tradition actually began as a safety measure – to keep local kids and families celebrating at home rather than out on busy roads – and it has evolved into a cherished celebration of community spirithighlandshca.org. Preparations bring everyone together: households along the parade route decorate floats, volunteers staff game booths and grills, and local teens lifeguard the pool events. It’s a day of old-fashioned fun that deepens the bond among Highlands residents each year.
Spring “Eggstravaganza” and Easter Egg Hunt: Every Easter season, the Rec District hosts festive egg hunts – including a quirky Underwater Egg Hunt in the pool for older kidshighlandsrec.ca.gov. Families come out for crafts, egg dyeing, and the thrill of searching for prize-filled eggs.
Summer Kickoff & Chili Cook-Off: As summer begins, neighbors gather for a casual cookout and chili cook-off competition at the Rec – a great way to mingle and welcome new residentshighlandsrec.ca.gov. There’s often live music and activities for kids.
Halloween Family Fun Night: Each October, the Rec Center transforms with spooky decorations for a kid-friendly Halloween party, complete with costumes, pumpkin carving, and trick-or-treat gameshighlandsrec.ca.gov. It’s a safe and fun way for Highlands families to celebrate together.
Holiday House Decorating and “Holly Jolly” Event: In December, the community gets festive with many Eichler homes lit up in creative holiday light displays. The Rec District holds a Holly Jolly Holiday Event for families – think hot cocoa, Santa visits, and charity toy drives – to share the holiday spirithighlandsrec.ca.gov.
Beyond these official events, the Highlands has many informal gatherings: from neighborhood block parties and BBQs to interest clubs (garden clubs, mom groups, etc.) that meet regularly. The Highlands Lowdown, a monthly newsletter published by the HCA, keeps everyone informed about upcoming meetings, issues, and celebrations. There’s also a Highlands CERT (Community Emergency Response Team) and neighborhood watch – exemplifying how engaged the residents are in taking care of one another.
All of this translates into an exceptional sense of belonging. Neighbors in the Highlands know each other – it’s the kind of place where people wave on the street and stop to chat. Longtime residents happily welcome newcomers at events. Many who grew up in the Highlands come back to raise their own kids here, precisely because of the community spirit. In an era when suburban life can feel isolated, the Highlands stands out as a true community, bolstered by shared spaces and shared traditions.
The Highlands Recreation Center is a hub of community life, offering a pool, playgrounds, sports courts and year-round events for residents of all ages.
It’s worth noting that the Highlands’ community extends its hospitality to the broader Eichler enthusiast world on occasion. The neighborhood has hosted several Eichler Home Tours, inviting visitors from all over to walk through select Highlands homes and appreciate their design. One such tour in 2014 showcased ten Eichlers and drew hundreds of attendeessah-archipedia.org; more recently, in October 2023, the Highlands Eichler Home Tour featured 12 homes and raised funds for the local elementary school PTA (netting over $90,000 for the school in a prior tour)eichlerhometour.org. These events not only support the community (and its schools) but also strengthen the pride Highlands residents have in preserving Eichler’s legacy.
Top-Rated Schools Serving the Highlands
Another major draw for families to the San Mateo Highlands is the excellent school pipeline. The neighborhood is zoned to some of San Mateo’s best public schools, which greatly boosts real estate demand from parents. Children here attend Highlands Elementary School (K–5), a small high-achieving school located right in the neighborhood. Highlands Elementary is consistently one of the top-ranked elementaries in the district – often cited as among the top two in San Mateo – and earns an A- rating from school reviewershomes.com. Parents love the close-knit, high-performing environment and the convenience of being able to walk their younger kids to school.
For middle school, students move on to Borel Middle School (6–8) in San Mateo, another well-regarded public school which also holds an A- ratinghomes.com. Finally, for high school, the Highlands is assigned to Aragon High School (9–12), which is one of the crown jewels of the San Mateo Union High School District. Aragon is rated A+ by education surveys and was recently ranked the #1 best high school in San Mateohomes.com. It’s known for strong academics, music programs, and a unique AVID college-prep program that helps students develop advanced study skillshomes.com. Aragon High’s stellar reputation definitely adds to the Highlands’ cachet – many buyers specifically seek homes here so their kids can eventually attend Aragon.
In addition to the public schools, the area has convenient access to a variety of private schools. Within a short drive are esteemed institutions like Odyssey School, a private middle school known for preparing students to enter top prep high schoolshomes.com. There are also parochial and independent schools in neighboring communities (for example, St. Matthew’s Catholic, Nueva School, and others) that Highlands families consider. The abundance of quality education options means residents can feel confident about their children’s schooling from kindergarten through 12th grade. It’s no surprise that homes in the Highlands are in high demand among families, and that local school PTA events and fundraisers are strongly supported by the community. The synergy between the neighborhood and its schools (e.g. the Eichler Home Tour fundraising for Highlands Elementary) underscores how education is a central part of the Highlands’ identity.
Real Estate Market Insights: Values, Trends, and Renovations
The San Mateo Highlands real estate market is robust and competitive, fueled by the neighborhood’s unique appeal. Eichler homes here are coveted for their design pedigree and location, often attracting multiple offers when one comes up for sale. As of the past year, the median sale price in the Highlands is around $2.6 million, reflecting roughly an 8% year-over-year increase in valueshomes.com. This aligns with listing data showing most original-condition Eichlers selling in the $2–3 million range, while thoroughly updated or expanded homes can reach the high $3 millions or even mid-$4 million for a top-of-the-line propertyhomes.com. For example, a fully remodeled Eichler with luxury finishes and a gourmet kitchen might fetch $4M+, whereas a smaller unrenovated home might be closer to $2M. Overall, housing prices in the Highlands typically start around $2 million and go up to about $4.5 million for the most upgraded propertieshomes.com.
Several factors keep demand high. First, inventory is extremely limited – in such a small, tight-knit neighborhood (roughly 750 homes totalhomes.com), it’s common to have very few listings at any given time. In fact, months of supply recently hit effectively 0 in the Highlands, meaning virtually every home that comes on the market sells quicklyhomes.com. Homes here sell in an average of just 2–3 weeks (often around 19 days on market) which is much faster than the national averagehomes.com. Buyers know they are competing for a rare commodity – an Eichler in a prime location – and many are willing to pay a premium. It’s not unusual for Highlands homes to receive multiple offers and sell above asking price, especially if they have a view or a recent remodel.
Market trends in the Highlands mirror broader Peninsula trends: strong appreciation over the last decade, driven by the tech economy and scarce supply of single-family homes. Even with the occasional market cooldown, the Highlands tends to hold its value better than many areas, given the special interest from Eichler enthusiasts. There’s a finite supply of Eichlers, and the Highlands has the largest cluster – this built-in desirability provides some insulation in slower markets. Additionally, the neighborhood’s consistent upkeep and community involvement mean there is less variability in condition; you won’t find neglect or blight here, which supports property values.
When it comes to renovation and restoration, owners in the Highlands often face a balancing act: updating the home for modern comfort while respecting its mid-century character. Many buyers are Eichler aficionados who specifically want those 1950s design elements, so there’s a strong trend toward sensitive restorations. We see numerous homes where owners have refinished the original mahogany paneling, preserved the open atrium (sometimes adding retractable glass roof covers for rainy days), and maintained the open-beam ceilings – while also upgrading kitchens with high-end appliances, installing solar panels on that flat roof, or adding insulation and double-pane glazing to improve energy efficiency. There’s also a trend of adding square footage within Eichler-friendly guidelines: some homeowners enclose atriums or add small additions to the rear, and a few have added a partial second story (as allowed by county regulations) – though second-story additions are done carefully so as not to clash with Eichler’s aesthetic. The community does not have an official historical designation (beyond the X-100 house), so remodels vary, but there is an unwritten understanding here that maintaining the Eichler look is good for everyone’s property values. For instance, an owner replacing their frosted glass garage door or period globe lights will often seek out Eichler-compatible replacements from specialty suppliers.
Interestingly, the Eichler Network (a resource organization for Eichler homeowners) has a strong presence in the Highlands – many local contractors are familiar with Eichler homes’ unique features (like radiant heating pipes in the slab or the need for foam roof material). The neighborhood’s homeowners readily share referrals for everything from post-and-beam repair specialists to landscape designers who can execute that mid-century modern style. There have even been workshops and home tours (like the ones mentioned earlier) that focus on Eichler preservation efforts, underscoring how valued these homes are. The designation of the X-100 Steel House on the National Register has sparked talk of potentially getting more of the Highlands recognized for its historic importanceeichlerx-100.com – a move that could offer incentives to preserve original facades. While not everyone is on board with formal historic district status (some owners prefer the freedom to modify their homes), there is a unifying pride in the neighborhood’s architectural heritage.
Desirability for the Highlands shows no sign of waning. It hits the trifecta of Bay Area real estate: location, community, and uniqueness. Home buyers get a commutable location with a peaceful vibe, a built-in community with events and top schools, and a distinctive home that’s a piece of architectural history. As one real estate group put it, “The Highlands is one of the most architecturally unique neighborhoods on the Peninsula”– it’s a place where mid-century modern design isn’t just an aesthetic, but a lifestyle. For Eichler enthusiasts, owning in the Highlands is like joining a living museum of modernism; for families, it’s a safe and sociable haven with great schools; and for anyone who appreciates the mix of form, function, and community, the San Mateo Highlands remains a shining example of what thoughtful post-war development achieved – and why it continues to captivate hearts (and real estate charts) well into the 21st century.
Sources:
Heather N. McMahon, SAH Archipedia: “The Highlands” (Society of Architectural Historians) – architectural and historical overviewsah-archipedia.org
Homes.com Local Guide: “San Mateo Highlands” – area overview with quotes and stats 2025)homes.com
Highlands Recreation District – official website and events listingshighlandsrec.ca.gov.
San Mateo Highlands Community Association – 4th of July event detailshighlandshca.org.
Data USA – Highlands-Baywood Park, CA – demographics and income statsdatausa.io.
Eichler X-100 official site – historical info on the X-100 steel houseeichlerx-100.com.
Eichler Home Tour (2023) – event site (Highlands Eichler Tour benefiting local school)eichlerhometour.org.
Eichler Network / San Mateo Daily Journal – references on Highlands Eichler home tourssah-archipedia.org.