San Carlos · San Mateo County

Howard Park

Howard Park sits west of El Camino Real with a mix of mid-century ranch homes and updated newer construction on roughly 6,000 to 8,000 square foot lots.

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

Howard Park 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 Howard Park

Howard Park sits west of El Camino Real in San Carlos, occupying a quieter residential stretch between the downtown corridor and the western foothills. Lots typically run 6,000 to 8,000 square feet with a mix of mid-century ranch homes and updated newer construction. Streets curve gently away from the El Camino frontage, producing a calmer pace than downtown-adjacent White Oaks while keeping daily access to Laurel Street within a short drive.

The neighborhood draws families weighing San Carlos School District access alongside larger lot footprints than the older bungalow pockets east of El Camino. Arundel Elementary anchors the local school identity for many Howard Park households, and the area connects easily to Burton Park and the Big Canyon Park trailhead system at the western edge of the city.

Schools

Howard Park is served by the San Carlos School District (K-8), with Arundel Elementary as a primary attendance anchor for many households in the neighborhood (San Carlos School District). Tierra Linda Middle and Central Middle complete the K-8 path. High school students attend Sequoia Union High School District, with most enrolling at Carlmont High School in adjacent Belmont or San Carlos High School. The district consistently performs at the top of San Mateo County by state assessment metrics.

Lifestyle

Howard Park households use Laurel Street's downtown corridor for restaurants, the Wednesday farmers market, and weekday errands, with Burton Park's main pool and event lawn within easy reach. Big Canyon Park's hillside trails sit minutes west, and the Pulgas Ridge Open Space Preserve anchors the western edge of San Carlos. The annual Hometown Days celebration each May draws Howard Park families along with the rest of the city.

Commute

San Carlos Caltrain at the eastern end of Laurel Street provides direct rail access to San Francisco in roughly 35 minutes and to Silicon Valley in 25 to 35 minutes. US-101 runs along the city's eastern edge; Interstate 280 sits to the west via the Edgewood Road interchange, giving Howard Park households dual freeway access. San Francisco International Airport is about 10 to 15 minutes north.

Market

The Howard Park Market Right Now

Howard Park transactions are reported within the broader San Carlos single-family pool. In March 2026, San Carlos closed 24 single-family transactions at a median sale price of $3,167,500, with homes averaging 20 days on market and selling at 105% of list price (SAMCAR via MLSListings). Compared with the 2025 annual median of $2,650,000, March 2026 reflects roughly a 19.5% lift. Howard Park's typical 6,000 to 8,000 square foot lots and ranch-or-updated mix tend to track the city median rather than the Cordilleras Heights premium, with mid-century ranch inventory clearing quickly when priced to current comparables. See the San Carlos overview for the full city-wide reading.
Transactions

What Buyers and Sellers Should Know About Howard Park

Howard Park parcels fall under San Carlos's RS-3 (3 units per net acre) and RS-6 (6 units per net acre) Single-Family designations rather than conventional R-1 (City of San Carlos Municipal Code Chapter 18.04). For lots up to 7,500 square feet, maximum floor area is the larger of 1,100 sq ft plus 35% of lot area or 50% of lot area; larger lots are capped at 50% of lot area. Most Howard Park parcels sit near or just below the 7,500 square foot threshold, so buyers planning additions should verify which floor-area calculation governs the specific lot before underwriting renovation budgets. The Single-Family House Size Study and design review apply to substantial remodels (City of San Carlos Single-Family House Size Study). The city's Heritage Tree Ordinance protects designated trees on private property; permits are required for removal. San Mateo County's base documentary transfer tax of $1.10 per $1,000 of consideration applies; San Carlos imposes no additional municipal transfer tax.
Field Notes

Market Notes by Lisa M. Lum

Howard Park demand in early 2026 has tracked San Carlos's city-wide pattern, with the 0.8 months of inventory and 105% list-to-sale ratio reported in March 2026 reflecting the same supply tightness across most flatland sub-neighborhoods west of El Camino. Properties presented with clear floor-area documentation under the Single-Family House Size Study tend to attract stronger offers, since renovation-minded buyers can underwrite addition plans without ambiguity at the threshold lot sizes typical of Howard Park.

Updated 2026-05-06

Frequently Asked Questions about Howard Park

Where is Howard Park within San Carlos?
Howard Park sits west of El Camino Real, between the downtown corridor and the western foothills of San Carlos. Streets are quieter than downtown-adjacent White Oaks, with lot footprints typically running 6,000 to 8,000 square feet.
Which elementary school serves Howard Park?
Many Howard Park households attend Arundel Elementary within the San Carlos School District (K-8). Middle school students continue to Tierra Linda or Central Middle, and high school students attend Carlmont or San Carlos High under Sequoia Union HSD.
What zoning applies to Howard Park lots?
Howard Park parcels fall under San Carlos's RS-3 and RS-6 Single-Family designations measured by units per net acre rather than conventional R-1 (San Carlos Municipal Code Chapter 18.04). Floor-area limits depend on whether the lot is above or below the 7,500 sq ft threshold.
How does Howard Park pricing compare to other San Carlos neighborhoods?
Howard Park typically tracks the San Carlos city-wide median rather than the Cordilleras Heights premium tier. The March 2026 city median was $3,167,500 with homes selling at 105% of list price, against a 2025 annual median of $2,650,000.
What is the transfer tax in Howard 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. Howard Park does not impose an additional municipal transfer tax beyond the county base.
Does Howard 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 Howard 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 Howard 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 Howard Park home pricing.

Search Howard Park Homes

Browse current listings in Howard Park with Lisa M. Lum.

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