Belmont · San Mateo County

Hallmark

Hallmark is a residential pocket in central Belmont with mid-century ranch architecture and consistent neighborhood character.

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

Hallmark 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 Hallmark

Hallmark sits in a flat, central pocket of Belmont between the Sterling Downs basin and the lower flank of the Belmont Heights hillside. The neighborhood developed largely in the 1950s and 1960s as a planned single-family tract, and the housing stock still reflects that era: mid-century ranches, split-levels, and modest two-story homes on regularly platted blocks. Lot sizes typically run 5,500 to 7,500 square feet, smaller than the Country Club ridge or the Heights view parcels but consistent across the neighborhood.

Daily life centers on quiet residential streets, walkable access to Sterling Downs Park and Twin Pines Park nearby, and the Carlmont Village Shopping Center along Alameda de las Pulgas for everyday retail. Hallmark functions as one of Belmont's more attainable entry points for families who want Belmont-Redwood Shores School District elementary access and the Carlmont feeder pattern without the price premium of the hillside view pockets (Belmont-Redwood Shores School District; Sequoia Union HSD).

Schools

Hallmark 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). 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 neighborhood. Boundaries can shift between enrollment cycles, so buyers should verify the current assignment for any specific address with the district before writing an offer.

Lifestyle

Hallmark residents use Twin Pines Park 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 flat street grid in this pocket makes Hallmark notably more walk- and bike-friendly than the hillside parts of the city.

Commute

Hallmark 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 on Old County Road serves the San Francisco-to-San Jose corridor and is a short drive from the neighborhood. SFO is approximately 15 to 20 minutes north on US-101 in typical traffic. The flat geography of Hallmark adds no elevation friction to morning commute exits, unlike the hillside pockets above.

Market

The Hallmark Market Right Now

Hallmark 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). Hallmark typically transacts at or below the citywide median because its 5,500 to 7,500 square foot lot pattern and mid-century housing stock price below the Belmont Heights view pockets and the Country Club ridge estate comps. The neighborhood draws buyers who want Carlmont feeder access and the city's amenity base without the hillside-view price premium (San Carlos vs Belmont buyer guide).
Transactions

What Buyers and Sellers Should Know About Hallmark

Hallmark is governed by Belmont's citywide regulatory framework rather than a separate sub-neighborhood code. Most parcels fall under R-1B (6,000 square foot minimum site area) or R-1C (5,000 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 (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 additions or rebuilds should account for Planning Department design review and possible Planning Commission review depending on size and scope (City of Belmont Planning Commission).
Field Notes

Market Notes by Lisa M. Lum

Recent transactions in Hallmark 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 Hallmark-condition properties remains rapid. Remodeled mid-century homes with clean disclosure packages typically clear within the first listing cycle, while original-condition properties draw remodel-oriented buyers who underwrite Planning Department review timelines into their offer math.

Updated 2026-05-06

Frequently Asked Questions about Hallmark

What schools serve Hallmark?
Hallmark 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 Hallmark?
Hallmark parcels typically run 5,500 to 7,500 square feet on flat, regularly platted blocks. Lots are smaller than the Belmont Heights hillside parcels and well below the Country Club ridge estate parcels, which keeps the neighborhood priced as one of Belmont's more attainable single-family entry points.
Which Belmont zoning category applies to Hallmark?
Most Hallmark parcels fall under R-1B (6,000 square foot minimum site area) or R-1C (5,000 square foot minimum site area) under Belmont's zoning ordinance (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.
How does Hallmark price compare to other Belmont neighborhoods?
Hallmark typically sits at or below the citywide median because its smaller, flat lots and mid-century housing stock price below Belmont Heights view homes and Country Club ridge estates. It functions as one of Belmont's more attainable entry points within the same Carlmont feeder pattern.
What is the transfer tax in Hallmark, 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. Hallmark does not impose an additional municipal transfer tax beyond the county base.
Does Hallmark 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 Hallmark?
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 Hallmark?
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 Hallmark home pricing.

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