4 Hidden San Carlos Neighborhoods, and What They Actually Cost
Everyone talks about Howard Park and White Oaks, and for good reason. But if you've been told you can't afford San Carlos, there are four neighborhoods worth a much closer look. Each has its own character, its own price point, and its own reasons people end up staying for decades.
Here's a deeper look at Beverly Terrace, Alder Manor, Clearfield Park, and Cordes: what makes each one special, what you'll pay, and who each one is right for.
Why San Carlos?
Before we get into the neighborhoods, a quick recap of what makes San Carlos such a consistent standout on the Peninsula:
The weather. San Carlos sits right next to Redwood City, which carries the famous "climate best by government test" designation. Clear skies, minimal fog, beautiful all year round.
Parks and schools. Top-ranked schools and well-maintained parks are a consistent thread throughout the city. This is a community that invests in both.
Downtown Laurel Street. A bustling, walkable downtown with good restaurants, farmers markets, and community events, and one of the only towns on the Peninsula where parking is still free.
Location. San Carlos sits almost exactly halfway between San Francisco and Silicon Valley. For anyone working in tech or wanting career flexibility in both directions, that central position is valuable.
Pricing context. Over the last year, the average sale price across all of San Carlos was $2,650,000 and the median was $2,749,000, across 243 sales, a little more supply per home than many neighboring towns.
Beverly Terrace: The Hillside Neighborhood with Room to Breathe
West of Alameda · North of Brittan · East of 280
Beverly Terrace is one of the most expansive neighborhoods on the Peninsula, and that sense of space is what draws people here. You're up in the hills, which means wider streets, larger lots, and homes that run 2,500 to 3,000 square feet, most with two-car attached garages. The architectural style feels similar to Foster City, but with elevation and views that Foster City doesn't have.
Not every street is the same. Some, such as Melody Street, are on the steeper side. Others run surprisingly flat and are stroller-friendly. At the top of the hill, Crestview Park offers flat turf, a small track around the perimeter, and the kind of neighborhood park that makes weekend mornings easy. Drive one minute up and you're there.
Avg & median sale price: ~$2.88M
Avg days on market: 12 days
Median days on market: 10 days
Price per sq ft: $1,270
Sales last year: 71 homes
The larger square footage is what drives the price. If you're looking in the low-to-mid $2M range, Beverly Terrace may be a stretch. If large lots and unique neighborhood character are at the top of your list, this earns a serious look.
Alder Manor: A Hidden Gem
South of Brittan · West of Alameda · North of Edgewood Rd
Alder Manor is one of those neighborhoods that even longtime San Carlos residents sometimes overlook. Tucked into the southwestern corner of the city, it has a private, removed feel that's rare on the Peninsula. Some streets have no sidewalks, homes sit at different elevations from the road, and in some cases all you can see from the street is a roofline and some solar panels.
You'll encounter utility lines here, which is common across most of the Peninsula outside of Redwood Shores or Foster City. Worth knowing about before investing here. In return, you get proximity to Edgewood Park, one of the best places to walk or hike on the entire Peninsula, just a couple of minutes south.
A weekend stroll toward Laurel Street runs roughly a mile, about 20 minutes on foot.
Avg & median sale price: $2.7–2.8M
Days on market: Under 2 weeks
Sales last year: 29 homes
Clearfield Park: The Most Affordable Address in San Carlos
West of 101 · South of Holly St · East of El Camino Real
If flat and walkable is at the top of your list and you want to be in San Carlos, Clearfield Park is probably your neighborhood. It's the most affordable neighborhood in the city, and it earns that title. Homes here tend to run 1,000 to 1,500 square feet, most are ranch-style with attached garages, and you're within easy reach of downtown, Burton Park, and a short walk from Loreola Park.
The tradeoff is proximity to 101. There is some freeway noise, though subtle, the kind that a backyard fountain would easily cover. For buyers comparing options, it's worth noting that a 1,000 to 1,200 square foot condo near downtown San Carlos runs $1.2 to $1.4 million. For a few hundred thousand more, Clearfield Park offers a house with a yard. It might need a kitchen update, but you're owning the land.
Median sale price: ~$1.5M
Average sale price: ~$1.7M
Homes under $2M: available
Cordes: Where Downtown is Genuinely Walkable
North of Laurel St · West of El Camino · South of Belmont
Cordes is the neighborhood where walkability to downtown San Carlos is built into the address. You're steps from Laurel Street, close to Arguello Park, and within easy walking distance of Arroyo Elementary. It's the kind of location that buyers consistently pay a premium for.
The streetscape offers real variety: ranch-style homes on one side of a block, newer builds with deep driveways and two-car garages on the other. Some of those newer homes face directly east with Bay views. There's a gentle hill as you move north toward Belmont, which is part of why Cordes tends to offer a bit more value than White Oaks or Howard Park: slightly less flat, slightly lower price, same walkable downtown lifestyle.
Median sale price: ~$2.65M
Average sale price: ~$2.8M
Compared to Howard Park / White Oaks: better value
Neighborhood Comparison at a Glance
Median & average sale prices across all four neighborhoods, based on the last 12 months of sales data.
Neighborhood | Median Sale Price | Average Sale Price | Price/Sq Ft | Homes Sold | Average Days on Market |
Alder Manor | $2,740,000 | $2,843,612 | $1,298 | 29 | 13 |
Beverly Terrace | $2,830,000 | $2,847,278 | $1,270 | 71 | 12 |
Clearfield Park | $1,530,000 | $1,728,778 | $1,627 | 9 | 9 |
Cordes | $2,653,000 | $2,803,689 | $1,349 | 39 | 8 |
Days on Market Tells its Own Story
Across all four neighborhoods, the average home is selling in under two weeks. This is not a seasonal spike. It's the structural condition of the San Carlos market.
New listings rose about 4% county-wide over the past year, but sales volume rose 7% in the same period. Demand is outpacing supply growth, and the data at the neighborhood level reflects exactly that.
What Does the Data Tell You About Buying in San Carlos?
San Carlos has a median home price of $2,749,000, but that number flattens a range that runs from $1.5 million in Clearfield Park to nearly $2.9 million in Beverly Terrace. Where you land within that range depends on what you're optimizing for: square footage, walkability, privacy, views, or price point.
What the data doesn't show you is which of these four neighborhoods fits the version of your life you're actually planning for. That part requires a different kind of conversation, one that's less about comps and more about your individual needs and lifestyle.
Our Recommendation
The market structure right now, with an MSI of 1.6 countywide and homes selling in under two weeks in all four of these neighborhoods, indicates that waiting for conditions to shift isn't a data-supported strategy. Being prepared before the right home comes on is.
Questions about the San Carlos housing market?
The data is one thing. How it applies to your specific situation, budget, and what you're looking for in a neighborhood is yet another. If you're trying to figure out whether San Carlos is the right fit, or which pocket within it makes the most sense, I'm happy to dig into it with you.
Reach out through the contact form on the site, or simply schedule an appointment with me.
This article is copyrighted by Raziel Ungar and may not be reproduced or copied without express written permission.
