Ryan Tract Hillsborough, CA
One of Hillsborough's designated neighborhoods, in the north part of town near Burlingame, and among its highest-priced.
Living in Ryan Tract
Ryan Tract, in the northern part of town near the Burlingame border, was home to many of Hillsborough's grand original estates. Newhall Manor, once the Spreckels family's home, served as a dining and entertainment hall for U.S. servicemen during World War II. The palatial La Dolphine on Manor Drive was razed in 1940 and its grounds subdivided, and Rose Court on Stacey Court appeared in the 1971 film “Harold and Maude.” Today it's single-family homes on large lots, many of them estate-size, and one of the town's highest-priced areas: the 12-month median is around $9.27M and the 2025 median around $10.2M, though with only about 5 to 10 sales a year, prices swing from year to year.
Parking & walkability: Homes have long driveways and multi-car garages, and Hillsborough has no sidewalks, so most trips are by car. That said, it's one of the closest parts of Hillsborough to downtown Burlingame, whose shops, restaurants and Caltrain station along Burlingame Avenue are just a few minutes away, and Highway 101 is close by.
What homes in Ryan Tract are doing
Single-family homes in Ryan Tract sold for a median of about $7.06M in 2015–16 and $9.93M in 2024–25, a 41% increase, ahead of Hillsborough as a whole (+34%). In 2025, homes here sold quickly (median 9 days on market) and close to asking (99.5% of list price on average). So far in 2026 (6 sales through September), the median is $7.73M.
Median single-family price, 2015–2026
* 2026 covers January through September. Hollow dots mark years with fewer than 3 single-family sales; treat those medians as rough. 55 single-family sales since 2015.
| Year | Sales | Median price | $/sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|
| 2026 (Jan–Sep) | 6 | $7.73M | $1,950 | 29 | 97.7% |
| 2025 | 8 | $10.2M | $2,033 | 9 | 99.5% |
| 2024 | 3 | $9.2M | $1,830 | 19 | 95.6% |
| 2023 | 1 few sales | $12.5M | $1,868 | 7 | 100.0% |
| 2022 | 6 | $7.72M | $1,988 | 5 | 102.7% |
| 2021 | 7 | $7M | $1,603 | 22 | 100.0% |
| 2020 | 4 | $6M | $1,395 | 27 | 96.1% |
| 2019 | 3 | $6.4M | $1,434 | 35 | 98.5% |
| 2018 | 2 few sales | $6.4M | $1,360 | 85 | 99.7% |
| 2017 | 6 | $4.61M | $1,517 | 12 | 100.0% |
| 2016 | 4 | $5.4M | $1,247 | 42 | 94.7% |
| 2015 | 5 | $8.39M | $1,075 | 27 | 98.7% |
Ryan Tract on the map
Borders are built lot by lot from the county's property lines and where homes have been listed (MLS neighborhood codes), and stay inside official city limits (dashed), so a home or two along an edge may differ from official MLS lines.
Other Hillsborough neighborhoods
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Source: MLSListings, Inc. closed sales, 2015–September 2026, summarized by Drew Lehr. Neighborhood figures combine the MLS area(s) that make up Ryan Tract; where there are several, yearly figures are sales-weighted. Information deemed reliable but not guaranteed.