Alder Manor San Carlos, CA
Southwest San Carlos around Eaton Park, with 1970s–'80s custom homes and canyon and bay views.
Living in Alder Manor
Alder Manor sits in the southwestern corner of San Carlos, around the undeveloped acres of Eaton Park, with rolling hills and canyon and bay views. As late as 1960 its western hills held only a few ranches and weekend cabins; outside a pocket of older streets near Alameda de las Pulgas, it was developed with custom homes and small subdivisions in the 1970s and '80s, and as a rule, the newer the home, the larger it is. A smaller number of townhomes and condos round it out. It's a busy market, with 44 single-family sales and a median around $2.8M over the last 12 months, and homes sold in a median of 13 days at about 102% of asking in 2025.
Parking & walkability: Most homes have a driveway and an attached garage, and the residential streets are quiet and easy to park on. The hills make it a driving neighborhood, but Eaton Park's trails are right there, downtown San Carlos's Laurel Street is a few minutes away, and Highway 280 is close by.
What homes in Alder Manor are doing
Single-family homes in Alder Manor sold for a median of about $1.82M in 2015–16 and $2.72M in 2024–25, a 50% increase, behind San Carlos as a whole (+55%). Prices peaked in 2022 at $2.85M. In 2025, homes here sold quickly (median 13 days on market) and usually above asking (102.4% of list price on average). So far in 2026 (33 sales through September), the median is $2.8M.
Median single-family price, 2015–2026
* 2026 covers January through September. Hollow dots mark years with fewer than 3 single-family sales; treat those medians as rough. 421 single-family sales since 2015.
| Year | Sales | Median price | $/sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|
| 2026 (Jan–Sep) | 33 | $2.8M | $1,257 | 11 | 102.5% |
| 2025 | 31 | $2.74M | $1,266 | 13 | 102.4% |
| 2024 | 32 | $2.7M | $1,273 | 11 | 105.0% |
| 2023 | 37 | $2.52M | $1,151 | 12 | 100.0% |
| 2022 | 29 | $2.85M | $1,279 | 12 | 101.6% |
| 2021 | 49 | $2.73M | $1,161 | 8 | 108.7% |
| 2020 | 37 | $2.29M | $1,078 | 10 | 100.8% |
| 2019 | 30 | $1.98M | $984 | 16 | 100.8% |
| 2018 | 45 | $1.98M | $1,000 | 12 | 105.1% |
| 2017 | 27 | $2.01M | $968 | 10 | 104.1% |
| 2016 | 36 | $1.99M | $895 | 9 | 102.9% |
| 2015 | 35 | $1.64M | $753 | 11 | 107.2% |
Condos & townhomes in Alder Manor (128 sales since 2015)
| Year | Sales | Median price | $/sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|
| 2026 (Jan–Sep) | 11 | $765K | $760 | 10 | 99.0% |
| 2025 | 10 | $850K | $769 | 18 | 100.0% |
| 2024 | 11 | $1.03M | $835 | 13 | 101.0% |
| 2023 | 12 | $956K | $853 | 17 | 102.1% |
| 2022 | 17 | $965K | $851 | 12 | 100.0% |
| 2021 | 13 | $975K | $933 | 15 | 99.7% |
| 2020 | 11 | $975K | $922 | 27 | 99.2% |
| 2019 | 9 | $1.1M | $990 | 12 | 106.2% |
| 2018 | 2 few sales | $1.22M | $1,068 | 26 | 101.9% |
| 2017 | 11 | $870K | $779 | 11 | 102.5% |
| 2016 | 11 | $825K | $767 | 11 | 104.7% |
| 2015 | 10 | $775K | $745 | 7 | 112.1% |
Alder Manor on the map
Borders are built lot by lot from the county's property lines and where homes have been listed (MLS neighborhood codes), and stay inside official city limits (dashed), so a home or two along an edge may differ from official MLS lines.
Other San Carlos neighborhoods
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Source: MLSListings, Inc. closed sales, 2015–September 2026, summarized by Drew Lehr. Neighborhood figures combine the MLS area(s) that make up Alder Manor; where there are several, yearly figures are sales-weighted. Information deemed reliable but not guaranteed.