Redwood City
A revitalized downtown and jam-packed community calendar have transformed Redwood City into a Silicon Valley hotspot. Long known for its celebrated slogan, “Climate Best by Government Test,” the city has undergone vast improvements in the past decade that prove it has a lot more than good weather to offer its residents.
At the heart of things is historic Courthouse Square, a gathering place with weekly events that include free concerts, salsa lessons and even a pop-up ice skating rink. Step out onto vibrant Broadway Street for a craft cocktail or artisan coffee, then choose from a diverse set of dining destinations.
Schools vary drastically neighborhood to neighborhood but you could call Redwood City an up-and-coming area for schools. Some are already incredible, and others are slowly improving and building up their reputation.
The city is home to the only deep-water port in the south of San Francisco Bay with more than one mile of public access. Communities and home prices vary dramatically, some with sweeping views, others with desirable walkability, and even the potential for waterfront property. They all benefit from Redwood City’s commute-friendly location at the midpoint of the Bay Area, with many job opportunities right within city limits. Oracle, Electronic Arts, Shutterfly and Box are just a few of the major players that call this city home.
With a population of 86,000 and 19.4 square miles of land, you’re going to find every type of property here. Large, single-family homes, newly built condos, giant apartment complexes and tons of retail from mom-and-pop shops to big box stores.
Downtown
This is one of the biggest downtown transformations in the Bay Area. Twenty years ago people were calling it ‘Deadwood City” but this is no longer a sleepy downtown. The addition of a 20-screen movie theater in 2006 kickstarted the revitalization that flawlessly blends old and new. There are historic buildings like Fox Theater, the Courthouse and the History Museum but also an endless supply of hip and unique retailers and restaurants. New luxury apartments are close by and companies like Box have headquarters right within downtown. Redwood City is a major hub for Caltrain with a station that sits right at the foot of downtown. On the other side of the tracks is Sequoia Station. Before there was an attractive downtown, this was the main attraction and it hasn’t changed much—yet. There are plans for one of the largest redevelopment projects on the Peninsula, which could include a 17-story office building, the tallest in Redwood City.
Downtown Redwood City / Photo by: Jeanjung212 / CC BY-SA
Highschool Acres & Mount Carmel
Near downtown sits Highschool Acres, covering the area west of El Camino to Alameda, and north of Jefferson to Whipple. The neighborhood gots it name from Sequoia High School, the oldest high school in San Mateo County and originally a Stanford prep school. One of the most notable sub-neighborhoods within Highschool Acres is Mount Carmel. It’s named after Our Lady of Mount Carmel, a private school founded in 1885 with preschool through 8th grade. In this community, you will find older homes built in the 20s, 30s and 40s. It’s an incredibly charming area and close to everything. You can walk downtown or to the Caltrain Station in about 20 minutes, and there’s a Whole Foods Market in the neighborhood. Mount Carmel consists primarily of single-family homes but you’ll find some apartment buildings closer to El Camino. Also in the neighborhood is North Star Academy, grades 3-8, and one of the most sought-after public schools in the district.
Central Park & Woodside Plaza
South of Highschool Acres is Central Park. A similarly flat, walkable community that runs from Roosevelt Ave to Woodside Rd. Many homes here were built in the 40s and 50s, and it is becoming increasingly popular for its balance of affordability and desirability. The sub-section south of Jefferson Ave is called Woodside Plaza. The Woodside Road section is lined with businesses, shopping centers, condos and apartment buildings. Elsewhere, you’ll find a lot of one-story homes on modest lots. Many of the original ranch style homes are growing as people move in and remodel. All properties are within walking distance to Red Morton Community Park, which has a ton of amenities including two playgrounds, a bocce court, swimming pool, horseshoe pit and a full event calendar.
Clifford Heights & Emerald Hills / Cordilleras Heights
Up in the hills between Alameda and Interstate 280 you’ll find some of the most expensive homes in Redwood City. While some are modest in size, it’s not uncommon to see 3,000+ square feet and multi-million dollar price tags. Many homes have views, sidewalks are limited and you’ll feel a lot closer to nature up here. The schools are a big draw, particularly Roy Cloud, a top elementary school. There are numerous hiking trails to discover throughout the hills, most notably in 467-acre Edgewood Park. At the top of the neighborhood you’ll find Emerald Hills Golf Course, a challenging 9 hole ocurse. Emerald Hills is actually an unincorporated neighborhood of San Mateo County and so it’s common for residents to say they’re from “Emerald Hills” versus Redwood City.
Emerald Lakes: People are often shocked to find out Redwood City has two lakes. Upper Emerald Lake is privately held by the homeowners that enjoy shoreside property. Lower Emerald Lake is owned by the Emerald Lake Country Club. Members enjoy swimming, catch and release fishing, bbqs and concerts during the summer.
Edgewood Park / Photo by: Miguel Vieira from Redwood City, CA, USA / CC BY
Farm Hills
Whereas Emerald Hills can feel rural and rustic, Farm Hills is very much your typical suburban setup—that happens to be in the hills. It runs south of Jefferson and west of Alameda all the way to the exclusive town of Woodside. At the top of the hill, you’ll also find Cañada Community College. Farm Hills consists mostly of single family homes—many ranch-style—with a good amount of condos and townhouses lining Farm Hill. Its most notable park is Stulsaft, a 42-acre park with trails (including off-leash dog trails), playground and picnic areas.
Dumbarton // Friendly Acres & NorthFair Oak
You’ll find Dumbarton between Highway 101 and El Camino, right before Menlo Park. This is the most diverse, affordable area in Redwood City with an industrial area running down the middle on Bay Road. One of the most notable sub-neighborhoods is Friendly Acres, right off 101. This community has seen major changes in recent years with prices going up as high-tech moves in. The schools are not great but the influx of young families is starting to change that. Homes here are small—single story, often well under 1,500 square feet but you’re seeing more additions and remodels every day. Marsh Manor Shopping Center reinvented itself in the past 5 years with Delucchi’s Market, a brewery, taqueria, exercise studio, salon and other neighborhood conveniences including a summer concert series. North Fair Oaks is closer to El Camino, and is home to Fair Oaks Community Center and many businesses along Middlefield Road, including Costco.
Horgan Ranch
As you take Alameda south out of the Redwood City, you’ll find Horgan Ranch. This the closest you can get to Atherton (without the zip code). It’s entirely flat, and has some larger homes, particularly as you approach the border. While there are Atherton vibes, it’s much more affordable and the majority of homes are still modest in size. Certain pockets have a rural feel, yet you’re quite close to the conveniences and businesses on Woodside Road.
Lenolt & Beyond
East of El Camino towards Veterans Boulevard, you’ll Lenolt, which encompasses downtown plus a mix of residential and industrial with single-family homes, apartment complexes, Kaiser Hospital and big box stores. Bordering San Carlos, is an area of Lenolt popular with first-time homebuyers. These charming streets with smaller cottage style homes are often referred to as the ABC streets. On the far side of 101 you’ll find new luxury apartments, Bair Island Wildlife Refuge and Trail and the Port of Redwood City, home to Sequoia Yacht Club.
Port of Redwood City / Photo by: U.S. Army Corps of Engineers
Redwood Shores
While technically part of Redwood City, Redwood Shores feels world’s apart. This planned community was built on marshland in the 1960s and can only be accessed through San Carlos or Belmont. Learn more about this unique community.
Bonus: Hetch Hetchy Right-of-Way
Know what you’re getting into when you buy a property that overlaps with the Hetch Hetchy water line. It supplies most of the drinking water to Redwood City and the water department has a right-of-way on properties that intersect with that line. This severely limits what you’re able to do as a homeowner. You own it but you really can’t do anything with the portion of your property that is above the pipes. Legal docs will say what you can or can’t do but assume you can do nothing—no structures, no garden or landscaping, no swingset or fence, and the water company has the right to access it at any time.
Bonus: Historic Places
Redwood City has developed and changed more in the past 15 years than any other city on the Peninsula. But there’s still a sense of history here, and so many fascinating buildings to seek out. My favorite is the San Mateo County History Museum. Housed inside the former courthouse, it has a stunning stained-glass dome ceiling. Directly across the street you’ll find the Fox Theatre. It opened in 1929 as a movie theater but has since evolved into a concert venue and is on the National Register of Historic Places. Sequoia High School is also on the National Register as a historic district. Go there to check out the Japanese tea garden built in 1929 which includes tons of historical trees. Look for Lathrop House which was recently relocated to 701 Hamilton Street. This Gothic Revival style home was built in 1863 and is one of the Peninsula’s oldest mansions. You’ll also find San Mateo County’s first American burial ground in Redwood City. Union Cemetery sits on Woodside Road in the middle of what’s now a very busy intersection. It was added to the National Register of Historic Places in 1983.