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san mateo neighborhood guide · property nerds® at compass
Shoreview & Parkside, San Mateo Homes for sale, recent sales and a Property Nerd’s guide
San Mateo's bay side between US 101 and the water: 1940s and 1950s Shore View and Parkside tracts on 5,000-square-foot lots, the Marina Lagoon, Ryder and Seal Point parks, and a levee story.
Shoreview & Parkside by the numbers
shoreview & parkside by the numbers · live from the mls
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Calculated in your browser from MLS data for Shoreview & Parkside (approximate outline traced from the boundary streets). Sales are single-family homes, townhomes and condos.
homes in shoreview & parkside · live from the mls
Homes for sale, for rent and recently sold in Shoreview & Parkside
Every active listing, rental and closed sale in Shoreview & Parkside 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 (Shoreview & Parkside (approximate outline traced from the boundary streets)); it may not match every local definition.
the story
How Shoreview & Parkside came to be
This is the part of San Mateo that sits lowest and closest to the bay. City parcel records show how it filled in: North Shoreview's grid was recorded as Shore View Tract No. 1 and a run of later Shore View maps, plus smaller ones such as the Dore & Cavanagh subdivision; South Shoreview followed as Shore View Tract Nos. 8, 9 and 10; and Parkside came next as Parkside Units 1 through 5B. Census estimates line up with that order. The North Shoreview tract has a median year built of 1953, with about 42% of its homes from the 1940s; the two South Shoreview tracts lean to the 1950s; and about 71% of Parkside's homes date from the 1950s.
Water shaped the place as much as the tract maps. The Marina Lagoon along Parkside's east edge is, in the city's words, a remnant of a tidal slough that was diked and dredged in 1952 to form an enclosed estuary. Today it is about 4.5 miles long and 300 to 400 feet wide, averages about 3 feet deep, takes in bay water at O'Neill Slough to the south and drains north through Seal Slough, and serves as a flood-control basin. Along the bay, the Shoreline Parks Specific Plan, adopted in May 1971 and last revised in July 1990, covers the shoreline from Burlingame to Foster City with the goal of as much public access to it as possible; Ryder Park and Seal Point Park are part of that shoreline park system.
Flood maps are the other chapter. FEMA's 2001 rate map put areas north of SR 92 in a special flood hazard area, and the city answered with levee walls on San Mateo Creek, the South Bayfront levee project (2011) and, in 2023, the North Shoreview Flood Improvement Project, which raised a 1,300-foot levee segment and upgraded the Coyote Point and Poplar Avenue pump stations. FEMA's map revision of October 11, 2024 then took about 1,600 addresses out of flood zones, per the city.
streets and homes
The streets and the houses
North Shoreview is a tight grid between US 101, Poplar Avenue, East Third Avenue and J. Hart Clinton Drive. North-south streets carry names such as North Kingston, North Quebec, North Rochester and North Norfolk; the cross streets include Huron, Ottawa, Prague, York, Monte Diablo, Cypress, Trollman, Lindbergh, Dolan and Cavanaugh. County parcel maps put the median single-family lot here at about 5,100 square feet, and the city's zoning map shows nearly every house lot as R1-C one-family. About 100 condominium parcels sit on multifamily-zoned land on North Bayshore Boulevard and Tidal Way, next to the freeway.
South Shoreview, between Third Avenue and Detroit Drive, is the biggest piece: about 1,600 single-family parcels on Shoreview, Norton, Patricia, Hemlock, Cottage Grove, Royal, Newbridge, Dale, Dix, Cobb, Rand, Lodi, Fallon, Ocean View and Maxine, with about 120 condominium parcels on South Norfolk Street near Third Avenue and on South Bayshore Boulevard. Parkside, south of the drainage channel that runs between Lodi Avenue and Van Buren Street, adds about 1,000 more single-family parcels. Many of its street names match U.S. presidents (Adams, Van Buren, Harrison, Taylor, Fillmore, Pierce, Polk, Cleveland, McKinley, Harding, Eisenhower, Washington), and Roberta Drive, Lake Street, Clipper Street and Kelly Street back onto the lagoon.
Change happens house by house. A new two-story home or any second-story addition needs the city's Single Family Dwelling Design Review, the planning map shows recent SB 9 lot-split applications on Shoreview streets, and about 80 Parkside parcels, mostly on Roberta Drive, Lake Street and Clipper Street, appear in the city's dock-permit tracking layer.
streets in shoreview & parkside
- South Norfolk Street
- North Norfolk Street
- Shoreview Avenue
- Norton Street
- Patricia Avenue
- Hemlock Avenue
- Cottage Grove Avenue
- Royal Avenue
- Newbridge Avenue
- Dale Avenue
- Ocean View Avenue
- Lodi Avenue
- Kehoe Avenue
- Detroit Drive
- North Kingston Street
- North Quebec Street
- North Rochester Street
- Huron Avenue
- Ottawa Street
- Prague Street
- York Avenue
- Monte Diablo Avenue
- Cypress Avenue
- Trollman Avenue
- Lindbergh Street
- Tidal Way
- Roberta Drive
- Lake Street
- Clipper Street
- Kelly Street
- Eisenhower Street
- Hamlet Street
- Washington Street
- Borden Street
- Van Buren Street
- East Third Avenue
- J. Hart Clinton Drive
parks and places
Parks, shops and landmarks near Shoreview & Parkside
- park
Ryder Park and Seal Point Park
Part of the city's 92-acre shoreline parks on J. Hart Clinton Drive. Ryder Park has picnic areas, a playground, an outdoor classroom and a boardwalk along the bay marshes; Seal Point Park has the Bay Trail, walking and biking paths and a 3-acre dog park.
- park
Parkside Aquatic Park
A 3.4-acre park at 1595 Seal Street with a lagoon beach, a roped-off swim area, a playground, picnic areas and the city's only boat launch ramp. No lifeguard; the city asks swimmers to check water-quality advisories first.
- park
Bayside/Joinville Park
A 20.5-acre community park at 2111 Kehoe Avenue at the mouth of the lagoon, with ball fields, tennis courts, picnic areas, an off-leash dog area and the seasonal outdoor Joinville Swim Center.
- park
Shoreview Park and Harborview Park
Shoreview Park and Recreation Center, 4.8 acres at 950 Ocean View Avenue, has tennis and basketball courts, a baseball field, a skate plaza and a playground. Harborview Park, 2.5 acres at 1725 Monte Diablo Avenue, has a ball field, play areas and a half basketball court.
- landmark
Coyote Point Recreation Area
San Mateo County's park at 1701 Coyote Point Drive, just north of North Shoreview, with a marina, a beach promenade, a saltwater marsh, the CuriOdyssey science and wildlife center and the Magic Mountain playground, which the county is rebuilding. The city-run 18-hole Poplar Creek Golf Course is next door.
- landmark
Marina Library
The city's Marina branch library, next to South Norfolk Street in Parkside. The city's FAQ describes a temporary closure for floor releveling, foundation and drainage work and system upgrades, with holds pickup at the Shoreview Recreation Center in the meantime; check current status.
schools and commute
School districts and getting around
School districts
The area is in the San Mateo-Foster City School District for TK-8 and the San Mateo Union High School District; Census district maps put every block in those two. Public schools inside the neighborhood are North Shoreview Montessori (1301 Cypress Avenue), Cottage Grove Elementary (949 Ocean View Avenue), Parkside Montessori (1685 Eisenhower Street) and Bayside Academy (2025 Kehoe Avenue), and San Mateo High is about 0.8 mile straight-line west of North Shoreview across US 101. Assignments go by address and space, and boundaries change, so check the exact address with the district's school locator.
San Mateo Union High guide · Silicon Valley school districts
Getting around
- San Mateo Caltrain (385 First Avenue) is about 0.6 to 2 miles straight-line from these blocks and Hayward Park Caltrain (401 Concar Drive) about 0.6 to 2 miles; the north end is closer to San Mateo, Parkside closer to Hayward Park.
- US 101 has ramps at Poplar Avenue, Third Avenue, Kehoe Avenue and SR 92, and SR 92 has ramps at Fashion Island Boulevard and Mariners Island Boulevard, per public maps.
- The Bay Trail runs along the shoreline through Ryder Park and Seal Point Park, and the paved half-mile Shoreline Nature Trail crosses the bayfront marsh.
- SamTrans buses serve the Caltrain stations and El Camino Real; check SamTrans for current routes on the east side.
- Coyote Point Recreation Area is about 0.4 to 2.8 miles straight-line, and downtown San Mateo (Third Avenue and B Street) about 0.6 to 2 miles.
nerd notes
Buying or selling in Shoreview & Parkside: what we check
Buying here
- Flood zone: FEMA's current map shows nearly every lot here as Zone X, 'area with reduced flood risk due to levee'. North Shoreview came out of Zone AE with the October 11, 2024 map revision, and FEMA's database lists another revision for much of the east side south of Third Avenue effective September 11, 2026. Get a current flood-zone determination for the address and price flood insurance anyway.
- Assessments: North Shoreview is inside the North Shoreview flood assessment district (formed in 2018) and South Shoreview and Parkside are inside the South Bayfront levee district (formed in 2009), per the city's district map. Look for the assessment line on the property tax bill.
- Ground: the whole area is inside a state seismic hazard zone for liquefaction (San Mateo quadrangle, released January 2018), and the city's general plan EIR notes bay mud under parts of eastern San Mateo. Read the natural hazard disclosure and the foundation section of the inspection.
- Lagoon lots: a private dock is an encroachment permit from the city, with an annual inspection fee, insurance and a hold-harmless agreement. Ask for the current permit, and remember the lagoon is drawn down in winter for flood storage.
- Additions: a second story, a new two-story house or a substantial rebuild needs Single Family Dwelling Design Review; ADUs follow Chapter 27.19 and SB 9 splits Chapter 27.21 of the zoning code. Owners are responsible for the sewer lateral all the way to the city main, even under the street.
Selling here
- Have the flood paperwork ready: the current FEMA zone, any elevation certificate, and whether the lot was in the area FEMA removed from Zone AE in October 2024.
- For lagoon-front homes, gather the dock encroachment permit, insurance certificate and inspection history; buyers will ask.
- Disclose permits for additions and ADUs, and note any design review approvals; the city's planning map shows recent applications on nearby streets.
- Point to the specifics buyers compare: straight-line distance to San Mateo or Hayward Park Caltrain, the 101 ramp, Ryder and Seal Point parks, and the lagoon beach at Parkside Aquatic Park.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Shoreview & Parkside questions, answered
Is Shoreview still in a flood zone?
FEMA's revision effective October 11, 2024 removed about 1,600 addresses from flood zones after the North Shoreview levee and pump-station work, and its revision map covers all of North Shoreview. FEMA now shows nearly all of Shoreview and Parkside as Zone X, area with reduced flood risk due to levee, where flood insurance is encouraged but not federally required. Check the exact address.
Where are North Shoreview, South Shoreview and Parkside?
On the city's neighborhood map, North Shoreview runs from Poplar Avenue to East Third Avenue, South Shoreview from Third Avenue to Detroit Drive and the drainage channel between Lodi Avenue and Van Buren Street, and Parkside from there south to SR 92 along the Marina Lagoon. All three are east of US 101.
Can a lagoon-front home have a boat dock?
Yes, with a city encroachment permit: plans to the city's dock specifications, insurance naming the city, a hold-harmless agreement and an annual inspection fee. The lagoon has posted use zones, counterclockwise travel and no jet skis, and the public launch ramp is at Parkside Aquatic Park.
Why is the lagoon lower in winter?
The city lowers it from December to mid-April to make room for storm runoff, then raises it for the summer swimming and boating season, using the O'Neill Slough intake gates at the south end and the Marina Lagoon Pump Station at the north end.
What ZIP codes are these?
Shoreview addresses are 94401 and Parkside addresses are 94403, per Census ZIP areas; all of it is inside the City of San Mateo.
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