San Mateo County Hillside community

Belmont

Hillside living with sweeping Bay views

Median Sale

$2,100,000

March 2026 · 15 closings

Belmont Real Estate Market Snapshot

Median Sale Price

$2,100,000

-13.2% vs prior-year median

Avg. Days on Market

% List Price Received

112%

Months of Inventory

1.9

Homes Sold (March 2026)

Median price trend

2025 · $2,418,000 March 2026 · $2,100,000

List-price received

112%

90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in Belmont

Belmont is the central Peninsula's hillside city, a community of 27,000 spanning roughly 4.6 square miles between San Carlos to the south and San Mateo to the north. The city's residential character is shaped by elevation: the Belmont Heights area sits well above the Bay with view-oriented lots, while flatland Belmont near El Camino Real provides more attainable mid-tier inventory. Belmont's R-1 zoning uses multiple sub-districts with minimum site areas ranging from 5,000 square feet (R-1C) to one acre (R-1E).

Daily life in Belmont centers on Carlmont Village (a small commercial pocket near Carlmont High School), Belmont Plaza, and Twin Pines Park, the city's main outdoor recreation area with hiking trails and event space. The Notre Dame de Namur University campus sits at the western edge of the city. The annual Belmont Greek Festival and Twin Pines Park summer events anchor the social calendar. Many residents commute to Carlmont Shopping Center in adjacent San Carlos for everyday retail.

Belmont-Redwood Shores School District (K-8) is among the higher-performing K-8 districts in San Mateo County, with high school students attending Carlmont High School (Sequoia Union HSD), one of the most academically respected public high schools on the Peninsula. The combination of strong K-12 access, hillside neighborhoods, and a more attainable price point than San Carlos or Burlingame makes Belmont a popular choice for families wanting Carlmont feeder access at a manageable entry tier. The combination of hillside elevation in some neighborhoods and Carlmont feeder pattern access throughout the city continues to drive sustained demand from families relocating from across the Peninsula.

Belmont's elevation gradient — from flatland near El Camino Real to substantial hillsides in the Country Club area and Belmont Heights — produces meaningful price-per-foot variation across the city. Buyers focused on Carlmont feeder access have multiple lot-size and price-tier options within the same school district, with the hillside premium typically worth roughly the price differential against equivalent flatland inventory.

Schools

Belmont is served by Belmont-Redwood Shores School District (K-8), which operates several elementary schools plus Ralston Middle School. The district is among the higher-performing K-8 districts in San Mateo County by state assessment metrics. High school students attend Carlmont High School in Sequoia Union High School District, one of the most academically respected public high schools on the Peninsula. Notable private options include Notre Dame de Namur University Lab School, Saint Charles Catholic School, and the various Catholic options across the central Peninsula. The Carlmont feeder pattern is one of Belmont's defining draws for families, with many buyers specifically targeting Belmont over adjacent San Mateo for the high school assignment.

Lifestyle

Daily life centers on Carlmont Village (a small commercial pocket near Carlmont High School), Belmont Plaza, and Twin Pines Park, the city's main outdoor recreation area with hiking trails, event space, and the Twin Pines Lodge. The Notre Dame de Namur University campus sits at the western edge of the city, providing cultural programming open to residents. Many residents commute to Carlmont Shopping Center in adjacent San Carlos for everyday retail, and downtown Belmont along El Camino Real provides a walkable stretch of restaurants. The annual Belmont Greek Festival, Twin Pines Park summer events, and the Belmont Sustainability Fair anchor the social calendar throughout the year.

Commute

Belmont Caltrain station sits along El Camino Real near downtown, providing direct rail access to San Francisco in approximately 35-40 minutes and to Silicon Valley in 25-35 minutes. US-101 runs along the eastern edge of the city via Hillsdale Boulevard and Ralston Avenue interchanges; Interstate 280 sits to the west via the Edgewood Road interchange. San Francisco International Airport is approximately 12-15 minutes north, and SJC is 25-30 minutes south. For private aviation, San Carlos Airport sits about 6 minutes south. The city's hillside character means commute times can vary by neighborhood elevation, with hillside residents adding 5-10 minutes to reach freeway access. Buyers and sellers in this segment of the market typically weigh school district access, lot size, and proximity to commercial amenities when narrowing target neighborhoods.

Market

The Belmont Market Right Now

Belmont's first quarter of 2026 closed 15 single-family transactions in March at a median sale price of $2,100,000, with homes averaging 10 days on market and selling at 112% of list price (SAMCAR via MLSListings). Compared to the 2025 annual median of $2,418,000, March 2026 reflects approximately a 13.2% softening, consistent with the Peninsula's supply-constrained pattern in early 2026. Months of inventory ran at 1.9, and homes priced and prepared for the current market continued to clear quickly. Total March 2026 sale volume reached approximately $34 million across 15 closed transactions. Buyers preparing competitive offers should arrive with full pre-approval, condensed contingency timelines, and clear underwriting on local zoning and design review considerations. Sellers with professional staging and accurate pricing have continued to capture multiple competing offers within days, matching the broader trajectory described in the California 2026 housing market forecast for Silicon Valley. Belmont's apparent year-over-year softening reflects mix shifts in transaction composition rather than market-wide price decline; March's 15-transaction sample includes more mid-tier inventory than the broader 2025 annual mix. Sellers preparing properties with professional staging and accurate pricing have continued to capture multiple competing offers. The combination of school district access, supply scarcity, and proximity to major employers continues to drive sustained demand. The supply-constrained pattern matches the broader Peninsula trajectory described in the California 2026 housing market forecast. Inspection windows and disclosure packages are typically more involved given the age and scale of properties in this market segment. Buyers should arrive with full pre-approval and condensed contingency timelines to remain competitive in this market.

Belmont's R-1 zoning ranges from R-1E (one-acre minimum) down to R-1B (6,000 square feet), with site area calibrated to elevation and slope. — Belmont public records

Transactions

What Buyers and Sellers Should Know About Belmont

Belmont has multiple R-1 zoning categories with different minimum site areas: R-1E requires one acre, R-1H requires 20,000 square feet, R-1A requires 9,600 square feet, R-1B requires 6,000 square feet, and R-1C requires 5,000 square feet (City of Belmont Zoning Ordinance Section 4). Buyers planning new construction, additions, or accessory dwelling units should engage Belmont Planning early to confirm which sub-district applies and what the development standards are; the city's design review process applies to most projects exceeding certain thresholds. Belmont's Tree Ordinance regulates removal of protected trees on private property; recent amendments have modified review criteria and administrative processes. Permits are required for removal of designated species. Hillside lots may be subject to additional grading review and slope-stability considerations under California building code. San Mateo County's base documentary transfer tax of $1.10 per $1,000 of consideration applies at recording; Belmont does not impose an additional municipal transfer tax. Standard California disclosures apply (California Civil Code §1102), with hillside properties often producing more substantial geotechnical and insurance disclosure considerations. Belmont's hillside parcels in Belmont Heights and the Country Club area face slope-stability and grading considerations under California building code, and many parcels have geotechnical reports on file from prior construction cycles. The R-1E (one-acre minimum) and R-1H (20,000 square foot minimum) sub-districts apply primarily in the western foothills, while flatland Belmont uses the smaller R-1A through R-1C minimums. Buyers should verify the applicable sub-district designation before planning any addition or new construction, since the standards vary substantially across the city's elevation gradient. The Carlmont feeder pattern from Belmont-Redwood Shores K-8 to Carlmont High School draws buyers from across the central Peninsula, with Belmont addresses commanding incremental premiums over equivalent San Mateo or San Carlos addresses solely for the high-school assignment. Buyers should map their target neighborhood to the specific Belmont-Redwood Shores attendance boundary, since not all Belmont parcels feed into Carlmont.

Field Notes

Market Notes by Lisa M. Lum

Belmont's Q1 2026 reading is the strongest list-to-sale ratio among the Tier 1 cities at 112%, even with the apparent year-over-year median softening to $2.10M. The softening reflects March transaction mix rather than market-wide decline; Belmont Heights and Belmont Country Club transactions continue to clear at substantial premiums when they come to market well-prepared. The Carlmont feeder pattern is the central demand driver — many buyers specifically target Belmont over adjacent San Mateo or San Carlos for the high-school assignment. Hillside lots add geotechnical and slope-stability considerations to inspection scopes that flatland buyers may not encounter.

Updated 2026-05-03

Belmont Neighborhoods

Distinct residential areas within Belmont, each with its own character, lot patterns, and market dynamics.

Belmont Country Club Area

The Belmont Country Club area sits at higher elevation in the western part of the city, with elevated lots offering Bay views and substantial mature canopy. Lot sizes typically run from 8,000 to 15,000 square feet, with a mix of mid-century estates and updated newer construction. The area's combination of elevation and Carlmont feeder access commands premium pricing.
Explore Belmont Country Club Area →
Belmont Heights

Belmont Heights occupies the steep hillside in the central-western part of the city, with view-oriented lots and a mix of mid-century construction and newer rebuilds. Lot sizes typically run 7,000 to 10,000 square feet. The neighborhood's elevation and Carlmont feeder pattern drive sustained demand from families targeting the high school. The hillside views and Carlmont feeder pattern combination continues to draw families who want elevation character without leaving the school district they targeted.
Explore Belmont Heights →
Sterling Downs

Sterling Downs sits in a flatter pocket of central Belmont with consistent post-war single-family construction. Lot sizes typically run 5,500 to 7,500 square feet. The neighborhood provides an attainable mid-tier entry into Belmont's market with strong school district access.
Explore Sterling Downs →
Hallmark

Hallmark is a residential pocket in central Belmont with mid-century ranch architecture and consistent neighborhood character. Lot sizes typically run 5,500 to 7,500 square feet. The neighborhood's quiet character and Carlmont feeder access make it a steady mid-tier market segment.
Explore Hallmark →
Cipriani

Cipriani sits in the western part of Belmont near the Cipriani Elementary School, with mature trees and a mix of post-war ranch and updated newer construction. Lot sizes typically run 6,000 to 8,000 square feet. The neighborhood feeds into Cipriani Elementary and serves as an active mid-tier market segment.
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Frequently Asked Questions about Belmont

What is the median home price in Belmont?

In March 2026, the median single-family sale price in Belmont was $2,100,000 with homes averaging 10 days on market and selling at 112% of list price. The 2025 annual median was $2,418,000 (SAMCAR via MLSListings).

What are Belmont's R-1 zoning sub-districts?

Belmont has multiple R-1 categories: R-1E requires one acre, R-1H requires 20,000 sqft, R-1A requires 9,600 sqft, R-1B requires 6,000 sqft, and R-1C requires 5,000 sqft (City of Belmont Zoning Ordinance Section 4).

What schools serve Belmont?

Belmont is served by Belmont-Redwood Shores School District (K-8) and Sequoia Union High School District (Carlmont High School). Carlmont is one of the most academically respected public high schools on the Peninsula.

Are there sub-neighborhoods within Belmont?

Yes. Distinct sub-neighborhoods include Belmont Country Club Area (elevated, larger lots), Belmont Heights (hillside views), Sterling Downs (flatter), Hallmark, and Cipriani. Lot sizes and elevation vary substantially across the city.

Does Belmont have a tree ordinance?

Yes. Belmont's Tree Ordinance regulates removal of protected trees on private property; recent amendments have modified review criteria. Permits are required for removal of designated species (City of Belmont).

What is the transfer tax in Belmont?

San Mateo County charges a base documentary transfer tax of $1.10 per $1,000 of consideration. Belmont does not impose an additional municipal transfer tax beyond the county base.

What is the transfer tax in Belmont, San Mateo County?

San Mateo County charges a base transfer tax of $1.10 per $1,000 of consideration, paid by the seller at close. Some cities add a local supplemental tax. Belmont does not impose an additional municipal transfer tax beyond the county base.

Does Belmont require a sewer lateral inspection at sale?

Several San Mateo County jurisdictions require a private sewer lateral compliance certificate before close of escrow. The requirement varies by city — confirm with your transaction coordinator early in the listing process.

What disclosures are required when selling a home in Belmont?

California requires Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint (pre-1978), water-conserving plumbing fixtures, and smoke and carbon monoxide alarm certifications. San Mateo County properties may also require sewer lateral compliance and local supplemental disclosures.

What is the difference between median and average home price in Belmont?

Median price is the middle number when all sale prices are sorted — half of homes sold above, half below. It resists distortion from a few very expensive sales. Average price is the arithmetic mean and can be skewed upward by individual high-end transactions. Median is the more reliable indicator of typical Belmont home pricing.

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Last updated 2026-05-06 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150