Foster City · San Mateo County

Beach Park

The Beach Park area along Beach Park Boulevard offers waterfront amenities including a beach area, kayak and paddle board docking, a renovated pool, hot tub, and a waterfront clubhouse with rooftop deck.

Median Sale
$2,247,713
March 2026 · 10 closings

Beach Park Real Estate Market Snapshot

Median Sale Price
$2,247,713
+2.2% vs prior-year median
Avg. Days on Market
20
% List Price Received
106%
Months of Inventory
0.8
Homes Sold (March 2026)
10
Median price trend
2025 · $2,200,000 March 2026 · $2,247,713
List-price received
106%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Beach Park

Beach Park is a lagoon-fronting pocket of Foster City arrayed along Beach Park Boulevard on the city's south-central waterfront. The area is anchored by a private waterfront recreation complex with a sand beach, kayak and paddle-board docking, a renovated pool, hot tub, and a waterfront clubhouse with a rooftop deck. Housing stock is dominated by mandatory-HOA condominium and townhome associations built into the original Foster City master plan rather than detached single-family homes, which sets the pocket apart from the city's Whalers Island and Marlin Cove sections.

Daily life centers on direct lagoon access from the Beach Park Boulevard frontage and on Beach Park Elementary, which shares the neighborhood name and serves much of the immediate attendance area. The Bay Trail along the city's eastern edge is a short ride from the pocket, and Charter Square retail on Shell Boulevard sits within a few minutes by car. The neighborhood appeals to buyers who want the Foster City lagoon lifestyle inside a managed-amenity HOA structure rather than a detached-home maintenance footprint.

Schools

Beach Park Elementary, the namesake K-5 inside San Mateo-Foster City School District (SMFCSD), serves much of the pocket and is one of four Foster City elementary campuses alongside Audubon, Brewer Island, and Foster City Elementary (San Mateo-Foster City School District). Students continue to Bowditch Middle School and then attend San Mateo Union High School District, with San Mateo High School and Aragon High School serving most Foster City addresses. SMFCSD is open-enrollment within district boundaries, so any Beach Park family may request a different in-district school subject to space. Buyers should confirm both K-8 attendance area and high school assignment at the address level before writing an offer.

Lifestyle

The defining feature of the pocket is the Beach Park waterfront complex itself: a sand beach area, kayak and paddle-board docking onto the Foster City lagoon system, a renovated pool, a hot tub, and a waterfront clubhouse with rooftop deck. The 7-mile Foster City lagoon network connects directly from Beach Park to Leo J. Ryan Park, Boat Park, and the rest of the city's interconnected waterway. The Bay Trail along the city's eastern edge and the broader Foster City Recreation Department sailing and kayaking programs round out the everyday outdoor footprint, with Charter Square retail on Shell Boulevard nearby for daily-needs shopping.

Commute

Beach Park Boulevard sits in south-central Foster City, placing the pocket within a few minutes of both US-101 and the Highway 92 / San Mateo-Hayward Bridge interchange. SFO is roughly 12 minutes north on US-101, and the Hillsdale and Hayward Park Caltrain stations in San Mateo are 8 to 10 minutes by car. Visa's Foster City headquarters is a short drive within the city, and Oracle and Electronic Arts in Redwood Shores sit roughly 10 minutes south. Cyclists use the Bay Trail and the city's flat grid for car-free options into the broader Peninsula employment corridor.

Market

The Beach Park Market Right Now

Beach Park transacts inside the broader Foster City resale market, which the SCCAOR/MLSListings dataset tracks at the single-family level: March 2026 closed 10 single-family sales at a median of $2,247,713, average price $2,142,384, average price per square foot $1,064, list-to-sale ratio 106 percent, and average days on market of 20 (SCCAOR/MLSListings, 2026-03). Calendar 2025 closed 103 single-family sales at a median of $2,200,000 and 105 percent of list (SCCAOR/MLSListings, 2025 annual). Beach Park's housing stock is overwhelmingly condominium and townhome rather than detached single-family, so most pocket-level transactions sit below the citywide single-family median in the broader $800,000 to $1.4 million Foster City attached-housing band, with HOA dues commonly running $400 to $900 monthly in PUD developments depending on amenity package and association size (City of Foster City HOA Prototypes).
Transactions

What Buyers and Sellers Should Know About Beach Park

Several Foster City public-records facts shape Beach Park transactions directly. The pocket sits along the lagoon, so the Waterfront Setback Policy (PC Policy 92-2001) imposes additional setback restrictions on lagoon-fronting parcels to protect water views, with special fence/wall/hedge standards applied to waterfront R-1 lots (Foster City Planning Commission Policy 92-2001 - Waterfront Setbacks). Foster City is a general law city: total documentary transfer tax remains $1.10 per $1,000 of consideration, split $0.55 city / $0.55 county, after the City Council voted on August 25, 2025 NOT to pursue a residential transfer tax or charter-city conversion (San Mateo County Association of REALTORS). Foster City does NOT have a city-specific point-of-sale sewer-lateral compliance ordinance; the Estero Municipal Improvement District operates the public collection system. Most Beach Park units belong to mandatory HOAs governed by recorded CCRs, so SB 326 balcony / elevated-walkway inspection compliance and any active or deferred special assessments should be reviewed during due diligence. Effective February 19, 2026, all new applications must comply with new objective Single-Family and Two-Family Design and Development Standards (City of Foster City).
Field Notes

Market Notes by Lisa M. Lum

Activity inside the Beach Park pocket through Q1 2026 has tracked the broader Foster City attached-housing market: turnkey lagoon-front condominium and townhome listings under $1.4 million typically draw multiple offers within the first listing cycle, with overbid intensity in line with the 106 percent citywide list-to-sale ratio recorded in March 2026 (SCCAOR/MLSListings, 2026-03). Buyers underwriting Beach Park should budget HOA dues toward the upper end of the $400 to $900 monthly Foster City PUD band given the renovated pool, clubhouse, and waterfront amenity load. Sellers preparing listings should verify SB 326 compliance and disclose Waterfront Setback Policy view-protection setbacks on the NHD package.

Updated 2026-05-06

Frequently Asked Questions about Beach Park

What schools serve Beach Park in Foster City?
Beach Park Elementary inside San Mateo-Foster City School District (SMFCSD) serves much of the pocket, with continuation to Bowditch Middle School and then San Mateo Union High School District (San Mateo High or Aragon High typically). SMFCSD is open-enrollment within district boundaries; verify the current address-specific assignment before writing an offer.
What waterfront amenities come with Beach Park ownership?
The Beach Park complex along Beach Park Boulevard offers a sand beach area, kayak and paddle-board docking onto the Foster City lagoon, a renovated pool, a hot tub, and a waterfront clubhouse with rooftop deck. Specific amenity access depends on which Beach Park HOA holds title to a given unit; review the governing CCRs and amenity rules during due diligence.
Are Beach Park homes subject to special lagoon-frontage rules?
Yes. Lagoon-fronting parcels carry Waterfront Setback Policy (PC Policy 92-2001) view-protection setbacks recorded as restrictions on the property, with special fence, wall, and hedge standards applied to waterfront R-1 lots. Sellers should disclose these restrictions, and buyers planning any setback-impacting work should consult Foster City Planning before writing an offer.
How do HOA dues typically run in the Beach Park area?
Most Beach Park units belong to mandatory HOAs because the pocket was built into the Foster City master plan as planned-unit developments. Foster City PUD dues commonly run $400 to $900 monthly depending on association size and amenity package, with Beach Park's pool, hot tub, clubhouse, and waterfront frontage often placing dues toward the upper end of that range.
Does Foster City require a sewer-lateral inspection at sale for Beach Park homes?
No. Foster City has no city-specific point-of-sale sewer-lateral compliance ordinance. The Estero Municipal Improvement District operates the city's public sanitary sewer collection system, and Beach Park units connect through their HOA development to that public system.
What is the transfer tax in Beach Park, San Mateo County?
San Mateo County charges a base transfer tax of $1.10 per $1,000 of consideration, paid by the seller at close. Some cities add a local supplemental tax. Beach Park does not impose an additional municipal transfer tax beyond the county base.
Does Beach Park require a sewer lateral inspection at sale?
Several San Mateo County jurisdictions require a private sewer lateral compliance certificate before close of escrow. The requirement varies by city — confirm with your transaction coordinator early in the listing process.
What disclosures are required when selling a home in Beach Park?
California requires Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint (pre-1978), water-conserving plumbing fixtures, and smoke and carbon monoxide alarm certifications. San Mateo County properties may also require sewer lateral compliance and local supplemental disclosures.
What is the difference between median and average home price in Beach Park?
Median price is the middle number when all sale prices are sorted — half of homes sold above, half below. It resists distortion from a few very expensive sales. Average price is the arithmetic mean and can be skewed upward by individual high-end transactions. Median is the more reliable indicator of typical Beach Park home pricing.

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Last updated 2026-05-06 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150