Milbury Neighborhood Valuation Criteria
📌 The neighborhood ranking is based on five key factors: school quality (boundary assignments), transportation access (BART, Caltrain, highways), lifestyle amenities (walkability), property values/appreciation, and community character (safety).
🗺️ Milbury has 13 distinct MLS areas, with a median home price of $1.6 million, competing with Burlingame ($2.1M median) and San Mateo ($1.8M median).
📈 Investment analysis tracks appreciation over the last 10 years, noting that S-tier areas have appreciated over 80% compared to the Milbury average of 40%.

Neighborhood Tier Breakdown: S Tier (Premium/Maximum Appreciation)
🌟 Milbury Highlands is S-tier due to its elevated location, panoramic views, custom architecture, top schools feeding Mills High School, and experiencing over 80% appreciation.
🏡 Mills Estate is S-tier, offering premium family living with lots averaging 8,000 ft² or more, high owner occupancy (>85%), and top-rated schools like Spring Valley Elementary.
💎 Glen View Highlands is deemed a "hidden gem" S-tier neighborhood, offering benefits similar to Milbury Highlands but with prices typically $1.8M to $3M, appreciating 60% over the past decade.

Neighborhood Tier Breakdown: A Tier (Excellent Value/Sweet Spot)
🚶 Green Hills is A-tier, noted for its central location and rare 10-minute walk to BART, offering homes from $1.4M to $2.3M with solid school pathways.
🌳 Telescope Hills/Silver Ranch is A-tier, valued for large lots averaging 7,500 ft², which saw 50% appreciation as buyers prioritize space.
👨‍👩‍👧‍👦 Meadows is A-tier, perfect for families prioritizing community, with Central Park access, homes generally from $1.5M to over $2M, and >80% owner occupancy.
🔑 Milwood is A-tier, offering entry-level Milbury pricing ($1.3M to under $2M) with full school access and potential for ADUs on larger lots.

Neighborhood Tier Breakdown: B, C, and D Tiers (Compromises/Avoid)
🏘️ B-Tier neighborhoods (e.g., Mead Glenn, Cappuccino, Lomita Hills) are acceptable for specific buyers prioritizing affordability but often lack distinct features or require significant commuting.
📉 C-Tier areas (Marino Vista Park, Manor/Park Milbury, Bayside Manor) suffer from poor location, noise (freeway/airport), or lifestyle compromises (condo living), with condos appreciating 30% to 40% slower than single-family homes.
✈️ D-Tier classification is applied to any property directly under severe flight paths (planes every 2-3 minutes) or properties requiring major foundation/structural repairs, regardless of location.

Key Points & Insights
➡️ Avoid C and D tiers unless strictly limited by affordability, as stretching budgets slightly to reach A-tier offers superior long-term appreciation potential.
➡️ A financial mistake in Milbury can cost $200,000+ in lost appreciation over 5-10 years by choosing a lower-tier neighborhood over an S-tier one.
➡️ For condo buyers in Manor/Park Milbury (C-Tier), check the status of HOA balcony fixes related to SB 326, as this impacts maintenance costs.
➡️ Buyers prioritizing maximum returns should target S-tier areas (Highlands, Estates, Glen View) as they are projected to maintain a 30% premium and consistently outperform the rest of the city.

📸 Video summarized with SummaryTube.com on Oct 12, 2025, 13:57 UTC