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san carlos neighborhood guide · property nerds® at compass
Alder Manor, San Carlos Homes for sale, recent sales and a Property Nerd’s guide
The southwest slopes of San Carlos between Alameda de las Pulgas, Brittan Avenue and Eaton Park: about 700 single-family lots, almost all in the Redwood City School District.
Alder Manor by the numbers
alder manor by the numbers · live from the mls
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Calculated in your browser from MLS data for Alder Manor (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in alder manor · live from the mls
Homes for sale, for rent and recently sold in Alder Manor
Every active listing, rental and closed sale in Alder Manor from the MLS, updated automatically, with a map of the neighborhood outline.
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Listings come from MLSListings and other MLSs through IDX and show their listing brokerage; confirm details with the listing agent. The map outline is the neighborhood boundary used by our listing search (Alder Manor (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Alder Manor came to be
These slopes were once part of the 35,420-acre Rancho de las Pulgas, granted in 1795. In the American period much of it became the Brittan estate, which, according to the city's history page, ran from Cordilleras Creek near Redwood City north to Pulgas Creek and west to Cañada Road. That takes in this corner, and Brittan Avenue, the north edge, shares the estate's name.
The town grew from the other direction. The city's history says the 1920s town clustered around the depot and downtown, with Arroyo Avenue marking the southern edge of development, so these hills filled in later. The big jump came after 1940: San Carlos went from 3,520 residents in 1940 to 14,371 in 1950. The county's public parcel data carries no year-built field, so this guide doesn't put a decade on individual streets.
The name is a listing label more than a recorded tract. Listing records use Alder Manor for the Alderlee Way and De Anza Avenue blocks, Laurel Terrace for Bromley Drive, Terrace Road and Roland Avenue, and Acacia Knolls for Granite Court, Sherwood Drive and Eaton Avenue, and some sales on Thornhill Drive and Eaton Avenue are filed under White Oaks. What holds the area together on a map is the city line: it wraps around a block of Redwood City at Eaton Villa Place, and unincorporated Palomar Park begins at the south edge.
streets and homes
The streets and the houses
Alameda de las Pulgas forms the east edge, and the streets climb west from it. Ridge Road, Hill Way and De Anza Avenue run straight uphill and are crossed by Thornhill Drive, Alderlee Way and Robin Way, with Maple Way and Debbie Court tucked between. Eaton Avenue runs about 0.7 mile west of the Alameda to the foot of Eaton Park (approximate, measured on Census street maps). South of Eaton, Roland Avenue, Victoria Manor, Clifford Avenue, Lemoore Drive and Krista Lane reach the city line, and to the west Sherwood Drive, Granite Court, Oak Creek Lane and Cobblestone Lane curve around the slope below Brittan Avenue.
County parcel records count about 700 single-family lots and no condominium or apartment parcels, so this is a neighborhood of detached houses. The median lot is about 7,500 square feet. The straight blocks near the Alameda are tighter, with about 260 lots under 6,000 square feet, while the curving streets near Eaton Park hold the bulk of the 30 or so lots of half an acre or more. The ground rises from about 90 feet where Eaton Avenue meets the Alameda to about 270 feet on Sherwood Drive, and Eaton Park keeps going to about 465 feet (USGS elevation points).
Rebuilds and additions follow the city's single-family rules. In the RS-6 district the minimum lot is 5,000 square feet and in RS-3 it is 10,000, and both districts allow ADUs and the state's two-unit 'urban infill' option. Lots that average a 20% slope or more also fall under the Hillside overlay, which caps height at 35 feet and a downhill, street-facing wall at 20 feet. Check the zoning and slope for the specific lot before you sketch a second story.
streets in alder manor
- Alameda de las Pulgas
- Brittan Avenue
- Eaton Avenue
- De Anza Avenue
- Hill Way
- Ridge Road
- Thornhill Drive
- Alderlee Way
- Graceland Avenue
- Graceland Lane
- Maple Way
- Robin Way
- Howard Avenue
- Neal Avenue
- Gaylord Street
- Burnham Court
- Forest Lane
- Val Mar Place
- Sherwood Drive
- Granite Court
- Terrace Road
- Franciscan Court
- Amber Court
- Debbie Court
- Debbie Place
- Debbie Lane
- La Barthe Lane
- Banbury Lane
- Norburt Lane
- Susie Lane
- Roland Avenue
- Victoria Manor
- Bromley Drive
- Clifford Avenue
- Lemoore Drive
- Timothy Lane
- Michael Court
- Raymond Court
- Camelot Court
- Frances Lane
- Krista Lane
- Lamshin Lane
- Oak Creek Lane
- Cypress Court
- Cobblestone Lane
- Tasker Lane
- Hill Avenue
- Sara Lane
- Appian Way
- Majorca Way
parks and places
Parks, shops and landmarks near Alder Manor
- park
Eaton Park
A 57.6-acre city open space at the west edge. The entrance is in the 2900 block of Eaton Avenue, a second trailhead sits near La Mesa Drive and Loma Road, and the natural trail climbs through oak and madrone woods toward Loma Lane.
- park
Big Canyon Park
Sixteen acres with a 1.2-mile trail, entered from the north side of the 3200 block of Brittan Avenue, about a quarter mile (straight-line) beyond the west edge. The city says the two canyon parks together hold more than 73 acres of trails, with signs and map kiosks added in 2017.
- park
Highlands Park
The city's 11.25-acre sports park at 2600 Melendy Drive, about 0.6 mile (straight-line) north of the nearest homes, with turf fields, ball diamonds, five tennis courts, pickleball and a playground.
- shopping
Laurel Street, downtown San Carlos
The downtown shopping street is about 1 to 1.3 miles (straight-line) to the north-east. Its small Harrington Park is under construction in 2026, according to the city.
schools and commute
School districts and getting around
School districts
Almost all of Alder Manor is in the Redwood City School District: Census school-district maps, checked at every parcel in the outline, put about 671 of 702 single-family lots there. The exceptions are the Brittan Avenue frontage and Appian and Majorca ways, which are in the San Carlos School District. The whole area is in the Sequoia Union High School District. Clifford School, a Redwood City School District TK-8 campus at 225 Clifford Avenue, sits just outside the city line at the south edge. Attendance boundaries change, so check the exact address with each district.
Sequoia Union guide · San Carlos School District guide · Silicon Valley school districts
Getting around
- Caltrain: San Carlos station (599 El Camino Real, Zone 2) is about 1.5 miles and Redwood City station about 1.8 miles, straight-line from the middle of the area.
- Buses: public maps show SamTrans stops on Alameda de las Pulgas at Brittan Avenue, Hill Way and Eaton Avenue; check SamTrans for the routes that serve them.
- I-280: the Edgewood Road ramps are about 1.9 miles (straight-line) to the southwest.
- US 101: the Holly Street ramps are about 2.0 miles (straight-line) to the north-east.
- On foot: Eaton Park's trail starts on Eaton Avenue and climbs to La Mesa Drive and Loma Road in the next neighborhood up.
nerd notes
Buying or selling in Alder Manor: what we check
Buying here
- Check the city line, not just the mailing address. A block of Redwood City sits inside this corner at Eaton Villa Place, the lower end of Hilltop Drive and parts of Eaton Avenue and the Alameda, and unincorporated Palomar Park begins at the south edge; those lots follow other cities' or the county's planning and permit rules.
- Confirm the school district for the exact address: Redwood City School District covers almost all of the area, but the Brittan Avenue frontage and Appian and Majorca ways are in the San Carlos School District.
- Read the state hazard maps lot by lot. About 130 lots fall in a mapped liquefaction zone (mostly near Graceland Avenue, Howard Avenue, lower Brittan Avenue and Frances Lane) and about 35 in a landslide zone (Sherwood Drive, Bromley Drive, Appian Way), and FEMA maps a narrow Zone AE strip touching a handful of lots near Graceland Avenue and Val Mar Place.
- CAL FIRE's March 2025 fire hazard map shows this corner as non-wildland, but an older county map layer still marks about a third of the lots as Very High. Look at the natural hazard disclosure for the specific lot.
- Before planning a rebuild or ADU, check the lot's zoning (RS-3 or RS-6) and average slope; at 20% or more the Hillside overlay adds height, grading and natural-state limits.
Selling here
- Have the school answer ready: Redwood City School District for most lots, San Carlos School District for the Brittan Avenue frontage and Appian and Majorca ways, with each district's address lookup.
- Show the lot: size, slope and usable yard, since lots here run from under 6,000 square feet near the Alameda to half an acre near Eaton Park.
- Pull permits for additions, ADUs, decks and retaining walls; buyers on sloped lots ask about grading and walls.
- Point out Eaton Park's Eaton Avenue entrance and the trail up toward La Mesa Drive.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Alder Manor questions, answered
Is Alder Manor in San Carlos or Redwood City?
Mostly San Carlos. The county's city-limit map cuts a small block of Redwood City out of the corner (Eaton Villa Place, the lower end of Hilltop Drive and parts of Eaton Avenue and the Alameda), and unincorporated Palomar Park, which uses Redwood City addresses, starts at the south edge. Check the jurisdiction for each address.
Which school district serves Alder Manor?
Census school-district maps put about 96% of the single-family lots in the Redwood City School District. Lots on Brittan Avenue and on Appian and Majorca ways are in the San Carlos School District. High school is the Sequoia Union High School District. Check the exact address with each district.
Where is Eaton Park, and how big is it?
Eaton Park is a 57.6-acre city open space on the west side. Enter from the 2900 block of Eaton Avenue, or from the upper trailhead near La Mesa Drive and Loma Road; the trail climbs through the woods toward Loma Lane.
Is Alder Manor in a flood or fire zone?
FEMA maps almost all of it as Zone X, with a narrow Zone AE strip near Graceland Avenue and Val Mar Place. CAL FIRE's March 2025 map shows it as non-wildland, though an older county layer still shows about a third of the lots as Very High. Check the disclosures for the specific lot.
Why do listings here use different area names?
Listing records label these blocks several ways: Alder Manor (Alderlee Way, De Anza Avenue), Laurel Terrace (Bromley Drive, Terrace Road, Roland Avenue), Acacia Knolls (Granite Court, Sherwood Drive, Eaton Avenue), and some Thornhill Drive and Eaton Avenue sales as White Oaks. This guide covers all of them west of the Alameda and south of Brittan Avenue.
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