San Carlos


The Cordes neighborhood has it all - good schools, hillside views, access to a charming and functional downtown and a diverse housing inventory

While not as well-known as some neighborhoods, perhaps no other neighborhood sums up the range of San Carlos real estate as Cordes, at the city’s northernmost edge. Cordes, also known as “North San Carlos,” has flatlands and hills, and pre-war and post-war, entry-level and high-end homes. Its residents choose from real estate located within walking distance of downtown or secluded homes on the Belmont border. Theirs is a neighborhood full of possibility – and homes whose median price is traditionally significantly lower than nearby (and higher-profile) Howard Park and White Oaks.

Homes in Cordes near downtown are smaller, with three or four bedrooms and 1,500 to 2,000 square feet, older and less expensive than real estate located in the neighborhood's hilly northwest corner – and less expensive than the city median. These one and two-story homes can be had for anywhere from $1.7 and just north of $2.6 million. Recent sales of condominiums in this area (some built within the past decade) have come in between $900,000 and $1.2 million.

Homes in the neighborhood near Arguello Park, Arundel Elementary School and Tierra Linda Middle School tend to be newer – most are less than 50 years old, with many built in the 1970s and 1980s; one-off development continues to the present – and larger. This section of the neighborhood boasts excellent views and larger lots, as well. Homes here range in asking price from around $2.7 million to $3.9 million.

Some might say Cordes has options for everyone. The reasons buyers choose “The City of Good Living” – good schools, hillside views, access to a charming and functional downtown and a diverse housing inventory – are all present in San Carlos’ northernmost neighborhood.

To view a detailed google map of the Cordes neighborhood, click here. The MLS area is 355.


  • Close to downtown yet more affordable than nearby Howard Park and White Oaks

  • Homes are assigned to highly rated Carlmont High School in Belmont


  • The western part of neighborhood is hilly and lacks sidewalks, so not as ideal for those with strollers

  • 1428


  • $2.5M

    Median Sale Price

  • $2.56M

    Average Sale Price

Pricing data based on single-family homes

Cordes on the Map

Schools & History


The elementary school for Cordes is Arundel Elementary. To view the boundaries on a San Carlos School District map, click here.

The middle school for the neighborhood is Tierra Linda.

The high school for Cordes is well-regarded Carlmont High School.


Originally part of Timothy Guy Phelps’ 3,500-acre estate, Cordes includes San Carlos’ oldest developed neighborhood. The streets near downtown were part of the San Carlos Park Syndicate’s early 20th-century efforts at creating “another Hillsborough.” While their push ended abruptly with the onset of the Great Depression (so abruptly that builders abandoned empty Cordes lots and half-built houses, earning the area the name “Poverty Hill”), a few stately homes still stand on Elm Street.

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