San Carlos · San Mateo County

Beverly Terrace

Beverly Terrace sits in the western part of San Carlos with mid-century ranch architecture and quiet curving streets.

Median Sale
$3,167,500
March 2026 · 24 closings

Beverly Terrace Real Estate Market Snapshot

Median Sale Price
$3,167,500
+19.5% vs prior-year median
Avg. Days on Market
20
% List Price Received
105%
Months of Inventory
0.8
Homes Sold (March 2026)
24
Median price trend
2025 · $2,650,000 March 2026 · $3,167,500
List-price received
105%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Beverly Terrace

Beverly Terrace sits in the western reach of San Carlos, a flatter pocket of mid-century ranch and split-level construction tucked between the city's older eastside grid and the steeper terrain that rises toward Crestview. The neighborhood developed largely through the 1950s and 1960s, and the housing stock still reflects that period: single-story ranches, modest two-story homes, and remodeled mid-century volumes on regularly platted blocks. Lot sizes typically run 6,000 to 8,500 square feet, slightly larger than White Oaks or Eaton, and that incremental yard footprint is one of the consistent draws for families.

Daily life is residential rather than commercial. Beverly Terrace has no retail spine of its own; residents reach groceries, restaurants, and Laurel Street's downtown core within a short drive east. The neighborhood functions as a quieter alternative to the walkable downtown-adjacent pockets, while keeping the same San Carlos School District feeder pattern that drives most Peninsula buyer demand for the city (San Carlos School District; Sequoia Union HSD).

Schools

Beverly Terrace addresses sit inside San Carlos School District (K-8), with high school students assigned to Sequoia Union High School District (San Carlos School District; Sequoia Union HSD). Most Beverly Terrace students attend Carlmont High School in Belmont rather than Sequoia High in Redwood City, though boundary placement is verified address by address. Elementary attendance areas within San Carlos shift between enrollment cycles, so buyers should confirm the current school assignment with the district office before writing an offer.

Lifestyle

The neighborhood sits within walking distance of Crestview Park and Eaton Park, which provide the daily outdoor footprint for most families. Beverly Terrace itself is residential and quiet, without through-streets carrying commuter traffic. Downtown San Carlos along Laurel Street, with its independent restaurants and weekly farmers' market, is a 5 to 10 minute drive east. The flatter portions of the neighborhood are bike-friendly, while the western edge climbs toward Crestview and shifts to a more graded street pattern.

Commute

Beverly Terrace's western position gives it relatively direct access to Interstate 280 via the Edgewood Road interchange, with US-101 reachable through downtown San Carlos in roughly 10 minutes. The San Carlos Caltrain station at the eastern end of Holly Street is a short drive. SFO sits roughly 15 to 20 minutes north on US-101. The neighborhood's location balances Peninsula north-south access with insulation from the heaviest commuter cut-through traffic that affects pockets closer to Alameda de las Pulgas.

Market

The Beverly Terrace Market Right Now

Beverly Terrace trades inside the broader San Carlos single-family market, which recorded 243 closed home sales in 2025 at a median price of $2,650,000 and average days on market of 17, with the average sale closing at 106 percent of list (SAMCAR/MLSListings, 2025 annual). March 2026 closed 24 single-family sales citywide at a median of $3,167,500 and 105 percent of list, with average days on market of 20 and median price-per-square-foot of $1,370 (SAMCAR/MLSListings, 2026-03). Beverly Terrace typically transacts near the citywide median rather than at the top end, because its 6,000 to 8,500 square foot lot pattern and mid-century housing stock price below the larger-lot Cordilleras Heights pocket. The neighborhood draws buyers who want San Carlos School District access with slightly more yard than White Oaks delivers (San Carlos versus Belmont).
Transactions

What Buyers and Sellers Should Know About Beverly Terrace

Beverly Terrace is governed by San Carlos's citywide regulatory framework rather than its own separate code. Residential zoning here is typically RS-6 Single-Family at 6 units per net acre, the city's standard designation rather than the conventional R-1 (City of San Carlos Municipal Code Chapter 18.04). Buyers planning a second-story addition, substantial remodel, or new construction should account for the Single-Family House Size Study, which calibrates floor-area ratios and design standards to neighborhood character (City of San Carlos Single-Family House Size Study). The city's Heritage Tree Ordinance protects designated trees on private property and requires a permit for removal of protected species (City of San Carlos). San Mateo County's base documentary transfer tax of $1.10 per $1,000 of consideration applies at recording, and San Carlos does not impose an additional municipal transfer tax beyond the county base (San Mateo County Assessor-Clerk-Recorder). Beverly Terrace is not a designated historic district and has no neighborhood-specific HOA covering the broader pocket.
Field Notes

Market Notes by Lisa M. Lum

Recent transactions in Beverly Terrace reflect the broader San Carlos pattern of competitive offers on well-prepared homes, with the citywide 105 percent list-to-sale ratio recorded across single-family closings in March 2026 indicating that price discovery on Beverly Terrace-condition properties remains rapid. The neighborhood continues to draw buyers triangulating San Carlos School District access against the larger lot sizes available west of Alameda de las Pulgas, and remodeled mid-century homes with clean disclosure packages typically clear within the first listing cycle.

Updated 2026-05-06

Frequently Asked Questions about Beverly Terrace

What schools serve Beverly Terrace?
Beverly Terrace addresses fall within San Carlos School District (K-8), with high school students assigned to Sequoia Union High School District. Most students attend Carlmont High in Belmont rather than Sequoia High in Redwood City, though elementary attendance areas shift between enrollment cycles, so verify the current assignment with the district before writing an offer.
How does Beverly Terrace price compare to other San Carlos neighborhoods?
Beverly Terrace typically trades near the San Carlos citywide median rather than at the top of the market. Its 6,000 to 8,500 square foot lot pattern and mid-century construction price below larger-lot Cordilleras Heights, while sitting modestly above the smaller-lot White Oaks comp set.
What is the typical home style in Beverly Terrace?
Beverly Terrace developed in the 1950s and 1960s, so the housing stock is predominantly mid-century: ranches, split-levels, and modest two-story homes on regularly platted blocks. Many homes have been remodeled or expanded within the original footprint, and a smaller number have been rebuilt to current floor-area limits.
Are there HOA fees or special CC&Rs in Beverly Terrace?
Beverly Terrace does not have a neighborhood-wide homeowners association governing the broader pocket. Individual condominium or townhome projects within or adjacent to the area may carry their own HOA dues and CC&Rs, but the predominant single-family stock is governed by San Carlos citywide zoning and design review only.
What is the transfer tax in Beverly Terrace, 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. Beverly Terrace does not impose an additional municipal transfer tax beyond the county base.
Does Beverly Terrace 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 Beverly Terrace?
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 Beverly Terrace?
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 Beverly Terrace home pricing.

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