Neighborhood guide · 2026-05-01
10 things to know about Belmont before you buy.
A buyer's guide written by Roger Grubb, a 18-year Bay Area realtor (DRE #01845823, Security Pacific Real Estate) who has transacted in Belmont repeatedly.
- 01
The median home price
Belmont median in 2026: $2,180,000. That's $1178/sqft on a typical 1,850 sqft home.
- 02
How fast homes sell
13 days on market is the Belmont average. A correctly priced, well-prepped listing often goes pending in 7-14 days.
- 03
Who lives here
Families wanting Carlmont HS catchment + views, willing to trade walkability for those amenities.
- 04
What Belmont isn't
Walkable. Belmont is car-dependent for most things outside the immediate downtown.
- 05
The schools
Key schools: Cipriani Elementary (rating 9/10). Carlmont HS (rating 9/10).
- 06
What makes it special
Smaller and quieter than its Peninsula neighbors. Hillside topography means views from many homes. Carlmont HS gives families a top-tier school pathway.
- 07
Roger's insider note
Hallmark + Hillsdale area has Carlmont HS catchment + view homes. Belmont Heights is the architectural pocket. Sterling Downs is the value play.
- 08
Best fit for
Peninsula families wanting Carlmont HS, Hill-view buyers, Move-up from Redwood City.
- 09
Notable amenities
Carlmont HS · Bayfront Park · Notre Dame de Namur University · Belmont Hills views
- 10
Walk score
36/100. Car-dependent suburban.
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