Belmont · San Mateo County Carlmont High School

Belmont Hills

Belmont's elevated tier — Bay views and estate-scaled lots above the flatland grid

Median Sale
$2,820,000
April 2026 · 14 closings

Belmont Hills Real Estate Market Snapshot

Median Sale Price
$2,820,000
+10.6% vs prior-year median
Avg. Days on Market
13
% List Price Received
103%
Months of Inventory
1.9
Homes Sold (April 2026)
14
Median price trend
2025 · $2,550,000 April 2026 · $2,820,000
List-price received
103%
90%100%120%+

As of April 2026 · Source: SAMCAR/MLSListings

Living in Belmont Hills

Belmont Hills refers to the hillside residential tier of Belmont, occupying the wooded slopes above the flat downtown grid. The defining characteristic is elevation: these streets climb west off Ralston Avenue and Lyall Way into the hills that separate Belmont from Redwood Shores and the Crystal Springs plateau, and the views they generate — sweeping from the San Francisco Bay to the East Bay hills — are among the most consistent on the mid-Peninsula.

The housing stock in Belmont Hills skews larger and more private than Belmont's flatland neighborhoods. Lots average 8,000–15,000 square feet, with ridge parcels occasionally exceeding half an acre. Many homes were originally built 1950s–1970s as ranch or split-level configurations, and the neighborhood now supports a mix of original-condition properties being purchased and expanded, and fully renovated or rebuilt estates. New construction is rare — most development is in-fill on existing lots — which keeps the neighborhood's tree canopy and topographic character intact.

The school pathway for Belmont Hills is among the most competitive in San Mateo County. Elementary students attend either Nesbit Elementary or Twin Pines, both within the Belmont-Redwood Shores School District (which also serves Redwood Shores). The middle school is Ralston Intermediate, and the high school is Carlmont High School under the Sequoia Union High School District. Carlmont consistently ranks in the top tier of San Mateo County public high schools, and the BUSD elementary schools have maintained strong test scores relative to comparable districts.

The practical tradeoffs of hillside living are real but navigable. Some streets are narrow and require two-way negotiation; a few of the higher roads are not maintained at the same standard as the flatlands. Wildfire risk exists — Belmont Hills sits within a Very High Fire Hazard Severity Zone in some sections, and homeowners insurance requires explicit underwriting attention. The reward is a quieter residential character than flat Belmont, significantly larger lots per dollar than adjacent Hillsborough (which starts at $5M+), and the views.

Schools

Belmont-Redwood Shores School District: Nesbit or Twin Pines Elementary, Ralston Intermediate. High school: Carlmont High (Sequoia Union HSD) — consistently top-ranked San Mateo County public high school. Also close to Aragon HS boundary depending on specific street.

Lifestyle

Bay views from most ridgeline streets. Bike trails connecting to Redwood Shores Bay Trail. Easy access to US-101 and SR-92. 15 minutes to downtown San Mateo or Redwood City. Wooded character with deer and hawks common. Trailhead access to Crystal Springs watershed.

Price Ranges

Original hillside ranches (original condition): $2.2M–$2.6M. Updated homes with views: $2.6M–$3.4M. Rebuilt estates or ridge-top properties: $3.2M–$5M+. Homes with direct Bay views carry 8–12% premium over same street without views.

Frequently Asked Questions about Belmont Hills

What is the wildfire risk in Belmont Hills?
Parts of Belmont Hills fall within California's Very High Fire Hazard Severity Zone, designated by CAL FIRE. This designation affects homeowners insurance — some standard carriers no longer write new policies in VHFHSZ-designated parcels, and buyers may need to source coverage through the FAIR Plan or through specialty surplus-line carriers. Rates have increased materially since 2020. Always identify the parcel's FHSZ designation and request an insurance quote before removing contingencies.
Do homes in Belmont Hills have views?
Many do, but the view quality varies significantly by elevation and street orientation. The best Bay views are from the upper ridgeline streets — Canyon Road, Ralston upper, and the cluster of streets above Lyall Way. Lower hillside streets may have partial views or no view depending on mature tree canopy. Always visit at the time of day matching your intended use pattern — morning east-facing light and afternoon Bay glare are very different experiences.
How does Belmont Hills compare to Hillsborough for buyers considering a hillside estate?
Hillsborough starts at $5M+ for entry-level properties and commands a significant premium for its unincorporated, no-commercial-zoning status and Burlingame School District assignment. Belmont Hills offers comparable views and lot sizes at $2.5M–$4M for most properties, with a different school pathway (Carlmont vs. Burlingame High). For buyers whose school priority is Carlmont over BHS, and who are working with a $3M–$4M budget, Belmont Hills is the more efficient allocation.
What is the commute from Belmont Hills like?
Belmont's downtown Caltrain station is reachable in 5–8 minutes by car from most hillside addresses. The 101/92 interchange is 10 minutes. Belmont Hills has no direct walking access to transit — it is a car-dependent neighborhood in terms of daily logistics. However, the Caltrain express schedule means a 30-minute SF commute is achievable once at the platform. Most residents drive to the station or to a downtown lot.

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Last updated 2026-06-01 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150