2026 San Carlos Neighborhood Check-In: Beverly Terrace

This is the fifth in a series of data-centric check-ins on each of the six San Carlos neighborhoods, where we take a closer look at how each neighborhood performed in 2025. This week, we will dive into the Beverly Terrace neighborhood.

Beverly Terrace

In last week's edition of “The 2026 San Carlos Neighborhood Check-In,” I highlighted El Sereno Corte — one of the two prime neighborhoods that comprise the “flats” of the west side of San Carlos. In this post, we will head back toward the hills and check in on the Beverly Terrace neighborhood. Think of Beverly Terrace as the northwest corner of San Carlos, as it encompasses everything that's left in San Carlos east of Alameda and North of Brittan, as you can see on the map below:

Big Homes, Big Prices.

Although Beverly Terrace may not roll off your tongue if you were asked to name a neighborhood in San Carlos (most people would probably say White Oaks), it's home to some of the largest and most expensive homes in San Carlos. Indeed, Beverly Terrace took the prize for the most expensive neighborhood in San Carlos in 2025, topping the charts for both average and median sales prices.

This shouldn't be a surprise when you drill down into some of the fabulous micro-neighborhoods that make up Beverly Terrace, such as Highland Park, where homes are now routinely selling for $4,000,000 and up. And then there are the stunning new custom homes on Canyon Vista Way, which are all north of $5,000,000. But they all still bow to the “king” of all subdivisions, Hyde Park, which is made up of estates that top 5,000 square feet in size, and a few have topped $6,000,000 in price along Queens Court.

Because most of Beverly Terrace wasn't developed until the 1950's, the homes, and more importantly, the lot sizes are larger than what you will find in the flats. And the latter is what makes large estates much easier to build than in the flats.

The Numbers

As I noted above, Beverly Terrace edged out all the other neighborhoods in average and median sales prices, but it was near the bottom in average price per square foot. If you've followed my reasoning in previous posts, that's an indication that homes are generally larger on average. Let's see if that theory holds in the numbers below.

This first graph shows the number of single-family homes that have sold in this area each year since 2021:

Beverly Terrace enjoyed a huge spike in home sales in 2021, feeding off the post-pandemic housing rush that was fueled by pent-up demand and 3% mortgage rates. And like the rest of San Carlos, the market was punished over the next three years as rates rose dramatically to fend off inflation. In fact, the 55 homes that sold in Beverly Terrace in 2024 were the lowest yearly total for that neighborhood in at least 25 years, which is as far back as the MLS records go — even lower than the years of the Recession and the Pandemic. But things rebounded nicely in 2025, and this year is on track to surpass both of those marks.

The second chart is the average and median sales prices for these very same homes.

This chart is very similar to the shape of the one above, only delayed by a year. The second half of 2022 was when the mortgage rate increases started in earnest, and you can see how that cratered home prices in 2023 and 2024. But like the chart above, home prices in Beverly Terrace are rebounding rapidly, and 2026 is on track to set all-time record high home prices in this neighborhood.

The other metric that is worth checking when determining value is the average price-per-square-foot of those homes that sold. That data is below.

When you see this kind of divergence of data, where the average home price is at the high end, but the average price per square foot is near the bottom, it implies that the homes being sold in that neighborhood are on the larger side.

Let's see if that theory holds true:

If you recall last week's post about El Sereno Corte, there wasn't a single year that the average home sold was over 2,000 square feet. Compare that to Beverly Terrace, where the average size hasn't been below 2,000 square feet in decades.

Key Takeaways on Beverly Terrace:

There's a lot to love about this great San Carlos neighborhood:

• It boasts some of the most expensive streets in all of San Carlos: Kings and Queens Courts, Canyon Vista Way, Glasgow Lane, Normandy Court, and Aberdeen Drive — just to name a few.
• There are a number of great parks in Beverly Terrace, including Highland Park and Crestview Park.
• Homes in this neighborhood offer some of the best bay views in all of San Carlos.
• Beverly Terrace touted the most expensive homes, both average and median price, in all of San Carlos in 2025.

I hope you enjoyed this check-in. If you live in Beverly Terrace, please drop a comment below about what you like (or don't like) about living in this part of San Carlos. And stay tuned for when I do the final neighborhood check-in.