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hillsborough neighborhood guide · property nerds® at compass
Ryan Tract, Homeplace & Brewer, Hillsborough Homes for sale, recent sales and a Property Nerd’s guide
North and northeast Hillsborough around Town Hall: Eucalyptus Avenue, Floribunda, Barroilhet and Hillsborough Boulevard, with the North and Crocker school campus and the Burlingame and San Mateo lines close by.
Ryan Tract, Homeplace & Brewer by the numbers
ryan tract, homeplace & brewer by the numbers · live from the mls
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Calculated in your browser from MLS data for Ryan Tract, Homeplace & Brewer (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in ryan tract, homeplace & brewer · live from the mls
Homes for sale, for rent and recently sold in Ryan Tract, Homeplace & Brewer
Every active listing, rental and closed sale in Ryan Tract, Homeplace & Brewer 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 (Ryan Tract, Homeplace & Brewer (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Ryan Tract, Homeplace & Brewer came to be
This is Hillsborough's civic corner. Town Hall, at 1600 Floribunda Avenue near El Camino Real, houses the town offices and the police department, and Centennial Park beside it, with a Veterans' Memorial, is a small garden planted in 1989 as a water-conservation demonstration. The town describes the whole Town Hall site as about 2.5 acres and lists it in its Housing Element for 16 new housing units; council subcommittee meetings on the project were held in 2025 and 2026, so check the current plans if you are looking nearby.
The names on this guide come from local listing records rather than town maps: Ryan Tract (Crockett Lane, Irwin Drive, Windsor Drive and Fairway Circle), Newhall Manor, Homeplace, Brewer and Elmwood Gate. Homeplace echoes Home Place, an estate the town's history lists among those divided into smaller lots between 1910 and 1938, usually keeping the original house on several acres; Homeplace Court runs off Barroilhet Avenue here. The town's own emergency-network map uses street names instead, such as Lower Forestview, Country Club, Parkside, Seabury and Brewer.
One landmark marks the corner of Ralston and Eucalyptus avenues: the Carolands Gate House. The town's page says Lang Realty built the gates on Ralston in 1926 and the lodge and garage in 1929, and that the town finished rebuilding it in March 2010; it now serves as an outpost for the Hillsborough Police Department. Along Eucalyptus Avenue, the private Burlingame Country Club fills the middle of this part of town; the General Plan designates it Private Recreational land, and membership is separate from owning a home.
streets and homes
The streets and the houses
The streets here are gentler than the hills to the west. Eucalyptus Avenue runs from the Burlingame line south past Barroilhet Avenue, and Floribunda Avenue, Barroilhet Avenue and Hillsborough Boulevard tie it to El Camino Real and the San Mateo side. Around them sit Country Club Drive, Pepper Avenue and Fairway Circle near Town Hall; Crockett Lane, Irwin Drive, Windsor Drive, Manor Drive and Willow Road toward the Burlingame line; and Parkside Avenue, Seabury Road, Brewer Drive, El Arroyo Road, El Centro Road, Stonepine Road and Farm Lane in the Homeplace and Brewer blocks. Sanchez Creek crosses the area on the county's stream map.
Lots are a little smaller than the town median: county parcel shapes put the median at about 0.52 acre, and about 205 lots are under half an acre, a reminder that many parcels predate the 1953 half-acre minimum. A legally created smaller lot can still hold one house, but the floor-area cap (25% of net lot area) and the lot-coverage table shrink with it, and structures plus paving may cover no more than half the lot. Every exterior change, from a re-roof to new fencing, goes through design review, either by staff for minor work or by the Architecture and Design Review Board.
Watch the city line. County records list Barroilhet Avenue parcels in Hillsborough (40), San Mateo (34) and Burlingame (24); Pepper Avenue is mostly Burlingame (32 of 46), Newhall Road and Carmelita Avenue are mostly Burlingame, and Bromfield Road, Chester Way and Hillsborough Boulevard mix Hillsborough and San Mateo. The ZIP code alone will not tell you, so check the parcel's city on every listing.
streets in ryan tract, homeplace & brewer
- Eucalyptus Avenue
- Hillsborough Boulevard
- Barroilhet Avenue
- Floribunda Avenue
- Stonepine Road
- El Arroyo Road
- San Raymundo Road
- Country Club Drive
- Parkside Avenue
- Brewer Drive
- Willow Road
- Bromfield Road
- El Centro Road
- Forest View Avenue
- Fairway Circle
- Farm Lane
- Pepper Avenue
- Irwin Drive
- Crockett Lane
- Seabury Road
- Homeplace Court
parks and places
Parks, shops and landmarks near Ryan Tract, Homeplace & Brewer
- civic
Town Hall and Centennial Park
Town offices, Council Chambers and the police station at 1600 Floribunda Avenue, with a small 1989 water-conservation garden park on the grounds; about 0.1 to 1.3 miles away (straight-line).
- school
North Hillsborough School and Crocker Middle School
The district campus at 545 Eucalyptus Avenue and 2600 Ralston Avenue is inside this area, about 0.1 to 0.9 miles away (straight-line).
- landmark
Carolands Gate House
The rebuilt 1920s gate lodge at Ralston and Eucalyptus avenues, now a police department outpost.
- library
Burlingame Public Library
The main library at 480 Primrose Road serves town residents by agreement; about 0.3 to 1.5 miles away (straight-line).
- shopping
Downtown Burlingame
With no commercial zoning in town, the nearest shops are around Burlingame Avenue and the Burlingame Caltrain station, about 0.5 to 1.7 miles away (straight-line).
- park
Vista Park
The town park with play equipment and a reservable play field, at 1030 Vista Road, is about 0.6 to 2.1 miles away (straight-line).
schools and commute
School districts and getting around
School districts
Homes here are in the Hillsborough City School District and the San Mateo Union High School District. North Hillsborough School and Crocker Middle School (grades 6-8) share a campus inside this area at Eucalyptus and Ralston avenues. The district's 2024 street list puts Eucalyptus, Floribunda, Barroilhet, Brewer, Parkside, Seabury, El Arroyo, El Centro, Bromfield, Crockett, Irwin, Windsor, Willow, Stonepine and Homeplace Court in North Hillsborough School's area, and splits Ralston Avenue at house number 3424/3425 between North and West. The district says residency guarantees a seat in the district, not a particular school, and boundaries change, so check the exact address with the district.
Hillsborough City Schools guide · San Mateo Union High guide
Getting around
- Burlingame Caltrain, at Burlingame Avenue and California Drive, is about 0.5 to 1.7 miles away (straight-line); San Mateo Caltrain is about 1.5 to 2.5 miles (straight-line).
- El Camino Real meets the town at Floribunda Avenue by Town Hall; the town lists bus stops along El Camino Real, about 0.1 to 1.3 miles away (straight-line).
- Floribunda Avenue, Barroilhet Avenue and Hillsborough Boulevard are the main links east to El Camino Real and the Burlingame and San Mateo downtowns.
- Ralston Avenue leads southwest toward the I-280 ramps at Golf Course Drive, about 1.0 to 2.3 miles away (straight-line). Millbrae Caltrain/BART is about 1.8 to 3.4 miles (straight-line).
- Overnight street parking needs police permission under town rules.
nerd notes
Buying or selling in Ryan Tract, Homeplace & Brewer: what we check
Buying here
- Check the city on every listing: Barroilhet Avenue, Pepper Avenue, Newhall Road, Carmelita Avenue, Bromfield Road, Chester Way and Hillsborough Boulevard all have parcels in Burlingame or San Mateo as well as Hillsborough, and the school district, permits and design rules follow the parcel.
- On a lot under half an acre, run the floor-area and lot-coverage limits before planning a rebuild; the 25% cap is figured on net lot area, minus any driveway easement.
- The state's seismic hazard maps show liquefaction zones touching roughly 150 parcels here (heaviest on Ralston, Barroilhet, Eucalyptus, Stonepine and Hillsborough Boulevard) and landslide zones touching about 116; ask for geotechnical reports. CAL FIRE's 2025 map shows no fire hazard zone in this area, but check Central County Fire's WUI map by address.
- Large remodels and rebuilds within 500 feet of schools or public facilities, such as the North and Crocker campus or Town Hall, can trigger the town's parking-strip and curb requirements under its right-of-way standards.
- Ask about the sewer lateral: the town FAQ says homes sold must have it inspected and repaired or replaced if needed.
Selling here
- Pull the permit history and any microfiche plans at Town Hall; the town says it often lacks exact house sizes for older homes, so measured floor area helps buyers run the 25% FAR math.
- If the lot is under half an acre, show buyers the coverage and floor-area numbers up front; they will ask.
- Book the sewer lateral inspection early (town FAQ requirement for sales) and keep the report with the disclosures.
- Only one temporary real estate sign is allowed, up to 12 by 15 inches and black and white, so plan marketing accordingly.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Ryan Tract, Homeplace & Brewer questions, answered
Where is Hillsborough Town Hall?
At 1600 Floribunda Avenue near El Camino Real, inside this guide's area. It houses the town offices and the police department.
Is the Burlingame Country Club part of this neighborhood?
It sits in the middle of this part of town, but it is a private club. Membership is separate from owning a home.
Which elementary school serves this area?
The district's 2024 street list puts nearly all of these streets in North Hillsborough School's area, with Ralston Avenue split by house number. Residency guarantees a district seat, not a specific school, so check the address with the district.
Is every Barroilhet Avenue or Hillsborough Boulevard address in Hillsborough?
No. County records show Barroilhet Avenue parcels in Hillsborough, San Mateo and Burlingame, and Hillsborough Boulevard parcels in Hillsborough and San Mateo.
Can a lot smaller than half an acre be rebuilt?
Yes, the town says any legally created lot can hold one house, but floor area, coverage, setbacks and design review all apply.
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