Belmont · San Mateo County

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.

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

Cipriani 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 Cipriani

Cipriani sits in the western part of Belmont in the area immediately surrounding Cipriani Elementary School, with mature canopy, post-war ranch construction, and a steady stream of newer rebuilds on the original footprint. Most parcels fall under Belmont's R-1B zoning category, which carries a 6,000-square-foot minimum site area, and a smaller share along the upper edge sit within R-1A at 9,600 square feet (City of Belmont Zoning Ordinance Section 4).

The pocket draws families who want walkable access to the Cipriani Elementary campus and the connected park space without paying the elevation premium that Belmont Country Club Area or Belmont Heights commands. Lot sizes generally run 6,000 to 8,000 square feet, the terrain is gentler than the city's hillside neighborhoods, and the housing stock skews toward updated three- and four-bedroom single-family homes (City of Belmont).

Schools

Cipriani sits in the Cipriani Elementary attendance area within the Belmont-Redwood Shores School District for grades K-5, then feeds Ralston Middle School for grades 6-8 and Carlmont High School in the Sequoia Union High School District for grades 9-12 (Belmont-Redwood Shores School District; Sequoia Union HSD). Buyers should confirm current attendance boundaries directly with BRSSD before close, since district lines have been adjusted in prior cycles.

Lifestyle

Daily life in Cipriani centers on the elementary campus, the adjacent park space, and short drives to Carlmont Village Shopping Center and downtown Belmont along Ralston Avenue. The flatter terrain compared with the rest of western Belmont supports walking and cycling routes that the hillside pockets cannot, and the mature canopy along interior streets keeps the neighborhood visibly distinct from newer infill subdivisions elsewhere in the city.

Commute

Cipriani feeds onto Ralston Avenue, which connects east to US-101 and west to I-280 within roughly two miles in either direction. Belmont Caltrain station is a short drive east on Ralston, with peak-hour service to San Francisco and Silicon Valley. Buyers commuting to Redwood City, San Mateo, Palo Alto, or San Francisco should test Ralston Avenue at peak hours, as backups near the I-280 interchange are routine.

Market

The Cipriani Market Right Now

Cipriani's pricing tracks Belmont's broader single-family market while typically sitting at or below the citywide median because of flatter topography and smaller lot footprints relative to Belmont Country Club Area or Belmont Heights. Belmont's 2025 annual median single-family sale price was $2,418,000 across 165 closings with average days on market of 18 and list-price-received of 106% (SAMCAR/MLSListings). March 2026 saw a Belmont median of $2,100,000 across 15 closings with 18 active listings, average days on market of 10, and list-price-received compressing further to 112% (SAMCAR/MLSListings). Cipriani's mid-tier price band and Carlmont feeder access keep it among the more active turnover segments within the city.
Transactions

What Buyers and Sellers Should Know About Cipriani

Cipriani buyers and sellers should plan around several Belmont-wide regulatory items. R-1B zoning sets a 6,000-square-foot minimum site area for most of the pocket, with R-1A at 9,600 square feet on the upper edge (City of Belmont Zoning Ordinance Section 4). Belmont's Tree Ordinance requires permits for removal of designated protected species on private property, with recent amendments adjusting review criteria (City of Belmont Tree Ordinance). New construction and substantial remodels may trigger Planning Commission review depending on size and scope (City of Belmont Planning Commission). At recording, the San Mateo County base documentary transfer tax of $1.10 per $1,000 of consideration applies; Belmont does not impose an additional municipal transfer tax (San Mateo County Assessor-Clerk-Recorder).
Field Notes

Market Notes by Lisa M. Lum

Recent activity in Belmont through Q1 2026 shows compressed days on market and list-price-received above 110% (SAMCAR/MLSListings), and Cipriani's mid-tier price band has continued to clear quickly when properties are presented with clean disclosures and Carlmont feeder confirmation. Lisa Lum notes that buyers in Cipriani frequently underweight the lead time on tree-removal permits and Planning review for substantial remodels, and sellers benefit from organizing prior-permit and tree-ordinance documentation before listing.

Updated 2026-05-06

Frequently Asked Questions about Cipriani

Which schools serve Cipriani?
Cipriani is in the Cipriani Elementary attendance area within Belmont-Redwood Shores School District for K-5, then feeds Ralston Middle School for 6-8 and Carlmont High School in Sequoia Union HSD for 9-12. Buyers should confirm current attendance with BRSSD before close.
What zoning applies to most Cipriani parcels?
Most of Cipriani sits in Belmont's R-1B zoning with a 6,000-square-foot minimum site area, and a smaller portion along the upper edge sits in R-1A at 9,600 square feet (City of Belmont Zoning Ordinance Section 4).
How does Cipriani price relative to the rest of Belmont?
Cipriani typically sits at or below the citywide median because of flatter topography and smaller lot footprints than Belmont Country Club Area or Belmont Heights, while still benefiting from Carlmont High School feeder access.
Are tree-removal permits required in Cipriani?
Yes. Belmont's Tree Ordinance regulates removal of protected trees on private property and requires a permit for designated species. Recent amendments have adjusted review criteria, so plans for canopy work should be scoped early.
What is the transfer tax in Cipriani, 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. Cipriani does not impose an additional municipal transfer tax beyond the county base.
Does Cipriani 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 Cipriani?
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 Cipriani?
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 Cipriani home pricing.

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