San Carlos vs. Belmont: Why Home Prices Are Higher & What Buyers Need to Know
When searching for a home in San Mateo County, buyers often compare San Carlos and Belmont—two neighboring communities that share many similarities. Both cities boast top-rated schools, safe neighborhoods, and strong community appeal, making them highly desirable places to live. However, one key distinction sets them apart: home prices in San Carlos are typically 10-15% higher than in Belmont.
This price gap leaves many homebuyers wondering: Why is San Carlos more expensive than Belmont? While both cities offer excellent quality of life, San Carlos commands a premium due to three major factors: its vibrant downtown, more favorable weather, and flatter terrain that allows for easier accessibility. In this article, we’ll explore the key differences between these two sought-after markets and why San Carlos consistently outpaces Belmont in home values.
San Carlos vs. Belmont: What Makes Them Similar?
At first glance, San Carlos and Belmont share many of the same advantages, making it easy to see why homebuyers often compare them. Both cities are located in San Mateo County, in the heart of the San Francisco Peninsula, offering easy access to Silicon Valley and San Francisco. They also attract families and professionals who value excellent public schools, safe streets, and a strong sense of community.
1. Highly Rated Schools
Education is a major priority for homebuyers, and both cities deliver in this regard. Belmont and San Carlos both have highly ranked public schools, with several elementary schools rated above 9/10 on GreatSchools. These cities fall within the Sequoia Union High School District, and students often attend top-performing high schools such as Carlmont High School and Sequoia High School.
2. Strong Community Atmosphere
Both cities have a tight-knit, suburban feel, with many parks, hiking trails, and recreational facilities. Families are drawn to the quiet, residential streets, while professionals appreciate the proximity to major tech hubs like Palo Alto, Menlo Park, and Redwood City.
3. Similar Population and Demographics
San Carlos and Belmont are comparable in size, with populations of around 30,000 residents each. The demographics are similar, with a mix of young professionals, growing families, and retirees who value a high quality of life. Both cities attract tech workers, entrepreneurs, and professionals who are looking for a balance between urban convenience and suburban tranquility.
Despite these similarities, the real estate markets in these two cities diverge significantly in pricing. Below, we’ll explore the three primary reasons San Carlos commands a higher home value than Belmont.
1. San Carlos Has a True Downtown—A Key Factor in Home Prices
One of the biggest factors driving higher home values in San Carlos is its vibrant, walkable downtown district. Homebuyers today increasingly prioritize walkability and access to dining, shopping, and entertainment, which gives San Carlos a distinct advantage over Belmont.
Downtown San Carlos: A Desirable Lifestyle Hub
San Carlos is home to Laurel Street, a charming downtown corridor filled with trendy restaurants, boutique shops, and outdoor cafes. The city fosters a strong sense of community with year-round events, such as:
The San Carlos Farmers’ Market, held weekly, where residents can buy fresh produce, local goods, and artisanal foods.
Hometown Days, an annual festival featuring live music, carnival rides, and local vendors.
Wine Strolls and Art & Wine Fairs, attracting people from all over the Peninsula.
Having a thriving downtown makes San Carlos more walkable, allowing residents to dine out, grab coffee, or shop within minutes of their homes. This level of convenience is something many homebuyers are willing to pay a premium for.
How Downtown Impacts Home Prices
Real estate data consistently shows that homes within walking distance to restaurants, shops, and entertainment command higher values. Buyers looking for urban-suburban convenience prefer San Carlos, making it a hotter market with stronger demand.
2. San Carlos Has a More Favorable Climate
Weather plays a surprising but significant role in home prices, and San Carlos has a key advantage over Belmont when it comes to climate.
Why San Carlos is Warmer & Less Windy
San Carlos is situated in a more sheltered position, with higher coastal hills behind it that help block ocean winds.
As a result, San Carlos enjoys warmer, sunnier days and less wind, making it more comfortable for outdoor activities year-round.
Residents often enjoy mild evenings, making backyard entertaining and patio dining more appealing.
Belmont’s Proximity to Highway 92 Brings Cooler, Windier Conditions
Belmont is positioned closer to a gap in the coastal hills, which allows cool ocean breezes to funnel through Highway 92.
This creates a windier and cooler microclimate, especially in certain neighborhoods.
Homeowners in Belmont often experience more fog and chilly winds, making outdoor living less comfortable compared to San Carlos.
Why Homebuyers Prefer Warmer Weather
The trend toward indoor-outdoor living means that buyers prioritize mild climates where they can maximize their outdoor spaces. Whether it’s hosting barbecues, gardening, or simply enjoying a sunset on the patio, San Carlos' warmer, less windy conditions make it a more attractive option.
3. San Carlos Offers More Flat Land & Easier Accessibility
Another factor influencing home prices is the topography of the land. San Carlos has a wider range of housing options, including both hilly and flat neighborhoods, whereas Belmont is predominantly hilly.
Flat Lots in San Carlos Offer Convenience
San Carlos features two highly sought-after flat neighborhoods:
Howard Park
White Oaks
These areas are particularly attractive to families with young children and older homeowners who prefer flat, walkable streets. Homes in these neighborhoods command a premium price due to their accessibility and ease of use.
Belmont’s Hilly Terrain Presents Challenges
Belmont is known for its steep hills, which can create narrow roads, difficult parking, and structural challenges. Some of the common concerns for homebuyers include:
Drainage and erosion issues due to sloped lots.
Expensive retaining walls and hillside stabilization.
Limited backyard space, as many homes are built on inclines.
While Belmont’s hills provide beautiful views, the added maintenance and accessibility challenges make it a less convenient choice for some buyers.
Why Homebuyers Pay More for Flat Land
Flatter neighborhoods tend to attract more buyers because they:
Offer better walkability.
Have larger, more usable backyards.
Require less maintenance.
Provide easier parking and driveway access.
Since San Carlos offers a mix of flat and hilly options, it appeals to a broader range of buyers, making it more competitive and expensive.
Conclusion: Why San Carlos is More Expensive Than Belmont
Both San Carlos and Belmont offer fantastic quality of life, but San Carlos commands higher home prices due to three key factors:
A charming downtown (Laurel Street), offering a lively, walkable atmosphere.
Warmer weather and less wind, making outdoor living more enjoyable.
Flatter terrain with more desirable neighborhoods, making accessibility easier.
For buyers considering San Mateo County real estate, understanding these differences is crucial in making an informed decision.