North San Carlos
When it comes to defining the different real estate segments in San Carlos, the town is basically divided up into 6 large neighborhoods. Some of these neighborhoods are more household names than others — most people are familiar with names like Howard Park, and Beverly Terrace… and of course, the namesake of this blog — White Oaks. But there’s another neighborhood in San Carlos that seems to fly below the radar of some home buyers who absolutely must have one of these better known neighborhoods. This area is known in real estate circles as “Cordes, Etc..”, but most people simply know it as “North San Carlos.”
This area is basically the part of San Carlos on the north side of San Carlos Avenue (and the Alameda) all the way to the Belmont border. Here’s an approximate map of the area:
View North San Carlos (Cordes) in a larger map
The Forgotten Neighborhood?
So why does this area seem to fly below the radar? I think it’s the result of some basic misconceptions. Many home buyers flock to places like White Oaks and Howard Park because of school preference, or the perceived proximity to downtown San Carlos, or perhaps because they want to live in the flatlands of San Carlos. How does North San Carlos stack up in this comparison? Those who live there will tell you it’s just as good as any other neighborhood in San Carlos…and in some respects, perhaps even better. Let’s take a look at some of those points:
- Schools. It’s hard to find neighborhood in San Carlos that doesn’t have an outstanding elementary-middle school track. It’s one of the key reasons why San Carlos is in such demand. But the north San Carlos neighborhood has arguably one of the best school paths in the city: Arundel Elementary, and then on to Tierra Linda Middle School. If you base it on API scores alone, only the White Oaks ->Central Middle School path can compete. And for those of you who will only settle for Carlmont High School, this is one of the only neighborhoods in San Carlos that falls within the Carlmont boundaries — and this is important since Carlmont is essentially closed to intra-district transfers. A word of caution, though. As you get closer to the Belmont border, some San Carlos homes start to fall under the Belmont School District boundaries. Nothing wrong with this, but it’s important to know if you absolutely want to stay within the San Carlos School District. Be sure to check out the latest school boundary changes to see which schools feed the different neighborhoods.
- Proximity to Downtown. Let’s face it, not all parts of Laurel Street were created equal. This may change, but as it stands today, the northern stretch of Laurel is just a bit more happenin’ than the southern stretch. Sure, there are parts of White Oaks and Howard Park that may be closer to Laurel Street, but that’s mostly the southern half of Laurel. Many people don’t realize that a good chunk of north San Carlos is an easy walk to the northern blocks of Laurel — the stretch that’s home to some of the most popular restaurants in the City.
- Hills or Flats? Actually, you get both. There are parts of this neighborhood that reside in the flats — others get some great bay views from up in the hills — it’s a diversity that many parts of San Carlos simply can’t offer.
How home prices in this neighborhood stack up compared to White Oaks and Howard Park? Below is a quick summary of the key metrics from all single-family residences sold in 2009.
|2009 Sales||Cordes||White Oaks||Howard Park|
|No. of Sales||42||69||23|
|Avg Square Ft||1,605||1,727||1,900|
|Avg Lot size (sq ft)||6,740||5,594||7,778|
|Average $/Sq Ft||$528||$556||$569|
This data basically tells us that while homes in north San Carlos may tend to be a bit smaller than other neighborhoods, the $/square foot figures confirm what many residents already know; this area is a great value in San Carlos since you do get a bit more home for your money.
To see all of the single-family homes currently for sale in the Cordes neighborhood, click here: Homes for Sale in North San Carlos.
What Do You Think?
If you live in one of these neighborhoods, let us hear your perspective. What’s your favorite part about living here? Is it the schools, or the views? Or is it the proximity to Town Restaurant? Let us know by leaving a comment!
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