Belmont · San Mateo County

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.

Median Sale
$2,100,000
March 2026 · 15 closings

Belmont Heights Real Estate Market Snapshot

Median Sale Price
$2,100,000
-13.2% vs prior-year median
Avg. Days on Market
10
% List Price Received
112%
Months of Inventory
1.9
Homes Sold (March 2026)
15
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 Heights

Belmont Heights climbs the steep hillside in the central-western part of Belmont, between the flatter Sterling Downs basin to the east and the Belmont Country Club ridge to the south. The pocket developed in waves from the 1950s through the 1970s, and the housing stock reflects that arc: original mid-century split-levels and ranches sit alongside newer rebuilds on the same view-oriented lots. Parcels typically run 7,000 to 10,000 square feet, larger than the Sterling Downs grid below but smaller than the estate parcels along the country club ridge.

Daily life in Belmont Heights is shaped by elevation. Streets curve along the hillside rather than running on a grid, driveways are often steep, and many lots open to bay or canyon views from the rear. The neighborhood draws sustained interest from families targeting Carlmont High School in Sequoia Union High School District, which sits within the same district that serves all Belmont addresses (Belmont-Redwood Shores School District; Sequoia Union HSD). Everyday retail, including the Carlmont Village Shopping Center, sits a short drive down the hill at the Alameda de las Pulgas corridor.

Schools

Belmont Heights addresses sit within Belmont-Redwood Shores School District for K-8, generally feeding Central Elementary or Fox Elementary depending on the specific street, then Ralston Middle School, then Carlmont High School in Sequoia Union High School District (Belmont-Redwood Shores School District; Sequoia Union HSD). Boundaries can shift between enrollment cycles, so buyers should verify the current assignment for any specific address with the district before writing an offer. Belmont-Redwood Shores is among the higher-performing K-8 districts in San Mateo County, and the Carlmont feeder pattern is a primary demand driver for the hillside.

Lifestyle

Belmont Heights residents use Twin Pines Park at the bottom of the hill for trails and the city-run Twin Pines Lodge, plus Water Dog Lake Park to the south for hiking. The Carlmont Village Shopping Center on Alameda de las Pulgas anchors everyday retail, with a grocery, casual dining, and service businesses. Downtown Belmont along Old County Road and downtown San Carlos along Laurel Street are each a short drive. The hillside character means most daily errands involve a car, and the streets are not especially walk-friendly compared with flatter parts of the city.

Commute

Belmont Heights sits roughly equidistant between US-101 to the east and Interstate 280 to the west, with most residents reaching either via Ralston Avenue or Hillsdale Boulevard. The Belmont Caltrain station sits on Old County Road at the foot of the hill, serving the San Francisco-to-San Jose corridor. SFO is approximately 15 to 20 minutes north on US-101 in typical traffic. The hillside elevation can add a few minutes to morning commute exits compared with the flats but does not materially change the corridor profile.

Market

The Belmont Heights Market Right Now

Belmont Heights trades inside the broader Belmont single-family market, which recorded 165 closed home sales in 2025 at a median price of $2,418,000 and average days on market of 18, with the average sale closing at 106 percent of list (SAMCAR/MLSListings, 2025 annual). March 2026 closed 15 single-family sales citywide at a median of $2,100,000 and 112 percent of list, with average days on market of 10 and median price-per-square-foot of $1,436 (SAMCAR/MLSListings, 2026-03). Belmont Heights typically transacts at or above the citywide median when the lot delivers a clean view and a remodeled or rebuilt home, because the combination of elevation, view, and Carlmont feeder pattern compresses days on market further than the citywide average. Original-condition mid-century homes on steeper lots tend to price closer to the citywide median and draw remodel-oriented buyers.
Transactions

What Buyers and Sellers Should Know About Belmont Heights

Belmont Heights is governed by Belmont's citywide regulatory framework rather than a separate sub-neighborhood code. Most parcels fall under R-1A (9,600 square foot minimum site area) or R-1B (6,000 square foot minimum site area) under Belmont's zoning ordinance, which establishes minimum site areas across five single-family categories from R-1E (one acre) down to R-1C (5,000 square feet) (City of Belmont Zoning Ordinance Section 4). Belmont's Tree Ordinance regulates removal of protected trees on private property, with permits required for designated species and recent amendments modifying review criteria and administrative processes (City of Belmont Tree Ordinance). San Mateo County's base documentary transfer tax of $1.10 per $1,000 of consideration applies at recording, and Belmont does not impose an additional municipal transfer tax beyond the county base (San Mateo County Assessor-Clerk-Recorder). Buyers planning second-story additions or new construction on hillside lots should account for Planning Commission review, which applies depending on size and scope (City of Belmont Planning Commission).
Field Notes

Market Notes by Lisa M. Lum

Recent transactions in Belmont Heights reflect the broader Belmont pattern of compressed days on market and competitive offers, with the citywide 112 percent list-to-sale ratio recorded across single-family closings in March 2026 indicating that price discovery on Belmont Heights-condition properties remains rapid. View lots with remodeled or rebuilt homes typically clear within the first listing cycle, while original-condition mid-century homes draw remodel-oriented buyers who underwrite Planning Department review timelines and geotechnical conditions into their offer math.

Updated 2026-05-06

Frequently Asked Questions about Belmont Heights

What schools serve Belmont Heights?
Belmont Heights addresses feed Belmont-Redwood Shores School District for K-8, typically Central or Fox Elementary depending on street, then Ralston Middle School, then Carlmont High School in Sequoia Union High School District. Verify the current assignment for any specific address with the district before writing an offer.
What is the typical lot size in Belmont Heights?
Belmont Heights parcels typically run 7,000 to 10,000 square feet on the hillside, larger than the Sterling Downs grid below but smaller than the estate parcels along the Belmont Country Club ridge. Many lots are sloped, with rear yards opening to bay or canyon views.
Which Belmont zoning category applies to Belmont Heights?
Most Belmont Heights parcels fall under R-1A (9,600 square foot minimum site area) or R-1B (6,000 square foot minimum site area), depending on the block and original subdivision (City of Belmont Zoning Ordinance Section 4). Buyers planning additions or rebuilds should confirm the specific zoning for any address with Belmont's Planning Department.
Are there hillside-specific considerations when buying in Belmont Heights?
Yes. Belmont's Planning Department reviews single-family residential design for compliance with zoning standards and design guidelines, and substantial remodels or new construction on hillside parcels may require Planning Commission review depending on size, scope, and slope (City of Belmont Planning Commission). Geotechnical reports are common for hillside transactions.
What is the transfer tax in Belmont Heights, 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 Heights does not impose an additional municipal transfer tax beyond the county base.
Does Belmont Heights 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 Heights?
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 Heights?
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 Heights home pricing.

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