C-S

This review covers the Sterling Heights neighborhood (between Farm Hills Blvd and Alameda de Las Pulgas), not necessarily Emerald Lake Hills or Farm Hills proper.

Close in proximity to Stanford (15 min drive along Alameda), this neighborhood boasts wide, walkable tree-lined streets, minimal traffic on most streets, and an active and supportive neighborhood community. This neighborhood was originally a tract of ranch-style homes built in the 1950's - most homes have a similar layout with 3 bed, 2 bath configurations. Some remain in original condition complete with green or pink bathrooms, while a growing number have been completely updated or remodeled with additions. Home values and conditions decrease as you head east towards El Camino Real, but closer to Alameda and Fernside Ave (i.e. closer to the border with Woodside) the homes tend to be well kept, with larger, setback lots. Therefore in general the development does not suffer from the more cramped and crowded layouts of comparably priced neighborhoods in RWC, San Carlos and Menlo Park.

Home values have been somewhat protected from the inflated San Carlos and Emerald Lake Hills prices of previous years, but in the last year this neighborhood (2013) have seen a substantial rise from <$600sqft to >$800sqft. In the past, mediocre schools had contributed to preserving the affordability of the area, but with the anticipated overhaul of the Great Schools rankings and a planned Chinese/Mandarin immersion School in the works, the market is expected to continue a substantial rate of growth in the coming year and beyond.

Pro's include several nearby parks (such as the multi-acre Stulstaft park, and several smaller children's parks), walkable grocery stores and restaurants (including Woodside Plaza at one end and Roosevelt and Jefferson Plazas), and several options for day care (multiple Montessori schools and Beth Jacob to name a few). With nearby access to both the north-south 280 corridor and the east-west Woodside Blvd corridor, the neighborhood is centralized between Stanford, RWC, San Carlos and Belmont. Sequoia hospital is nearby and boasts a nationally recognized cardiac surgery program; a new Kaiser Permanente Hospital in downtown RWC is currently under construction. The neighborhood is borders the Peninsula Community Center which boasts two swimming pools, a fairly modernized gym and workout classes for all ages (and offers daycare!)

Cons include commuter traffic along Alameda during morning and afternoon rush hour, schools with mediocre ratings, and a recent rise in the number of speed bumps.

If your checklist for a neighborhood includes a woodsy and rural ambiance, a safe neighborhood where you know all of your neighbors, and a short commute to work, then the "Glens" ticks all of those boxes. Situated off of Canada Road between the Farm Hills and Woodside Ave exits off of Highway 280, the neighborhood began as a collective of vacation cabins for well-to-do San Franciscans in the 20's and 30's. While several homes have been modernized, there remain a few original homes with family-owners dating back to that era. Situated within the city limits of the Town of Woodside, the Glens is has become an attractive location for families with younger children who would attend Woodside Elementary School, with its Great Schools 10/10 rating.

The Glens has been undergoing a renaissance in recent years coincident with the rise in local real estate prices prices. Home sales in recent years (2012-2014) have ranged from <$1m for an original structure to >$4m for a newly built home. Several homeowners in the neighborhood have taken advantage of growing equity and are updating, modernizing and expanding.

The Glens is renown among local Trick-or-Treaters; this is because a loop of neighborhood in the Glens traditionally closes off to car traffic on Halloween night so children and families can safely experience a wonderful and memorable Halloween experience, representing the exemplary community and family spirit of the neighborhood. The holiday season brings local carolers to the doorstep, and most homes are decorated with holiday lights.

Pros also include several nearby walkable trails, minimal traffic (the speed limit is 20 mph and much of the neighborhood is single-lane or one-way), and nearby hills which promote a wonderful view and provide nearly perfect weather. Both Stanford and Sequoia Hospitals are within a 10 min drive away.

Cons would primarily affect younger, profession couples without children who would be concerned with the limited choices of nearby (walkable) restaurants and bars, and of course the cost of real estate. However, the Glens represents one of the few pockets of real estate in San Mateo county with "affordable" homes outside of the tracts of Redwood City and San Carlos.