Peninsula · San Mateo County
Living in Belmont
A quiet hillside gem between San Mateo and Redwood City, low inventory, top schools, and exceptional Peninsula value for buyers who know where to look.
- Price Trend
- +3.3%
- Median vs. a year ago, Sept 2026
- Market
- Somewhat Competitive
- Redfin Compete Score 54/100
- Population
- 28,752
- U.S. Census, 2025 estimate
- Live MLS Data
- Updated Daily
- MLSListings snapshot below
Sources: Redfin, U.S. Census Bureau. Updated October 2026.
Live Market Snapshot
Belmont Overview
Living inBelmont
Belmont is one of the Peninsula's best-kept secrets, a small hillside community tucked between San Mateo and Redwood City that consistently delivers top-10%-statewide school rankings, low crime rates, and a residential character that larger Peninsula cities have lost. With a population under 30,000 and a supply of single-family homes constrained by hillside topography, inventory almost never exceeds 20 active listings. When desirable homes come to market, prepared buyers must move within days.
The housing stock is dominated by single-family homes on hillside lots, 1950s and 60s ranches updated with modern finishes, plus a smaller supply of newer custom builds with bay views. The Cipriani and Belmont Hills neighborhoods are the most sought-after, offering a combination of top school feeder zones and proximity to the Caltrain station. Condos and townhomes near the Ralston Avenue corridor provide entry-level access to one of the Peninsula's most competitive school districts.
Rami Tannous represents Belmont buyers through Nick Sadek Sotheby's International Realty, with particular expertise in the school boundary details and micro-neighborhood value distinctions that determine which Belmont properties represent true long-term investments versus overpriced listings that won't appreciate. For buyers moving from San Francisco or the South Bay seeking the Peninsula's best school-to-price ratio, Belmont deserves serious consideration.
- 01
Waterdog Lake Preserve
Belmont's 423-acre Waterdog Lake Open Space Preserve offers 8 miles of oak-woodland hiking trails with bay views, a rare natural asset for a Peninsula city of Belmont's size, and a quality-of-life driver for families and outdoor enthusiasts.
- 02
Top 8% Schools
Belmont-Redwood Shores Elementary and Carlmont High School rank in the top 8 to 10% statewide, delivering Palo Alto-level academic results at a meaningful price discount.
- 03
Low Inventory Premium
Belmont rarely has more than 15 to 20 active single-family listings at any time. That supply constraint, combined with consistent school-quality demand, has produced some of the Peninsula's most stable long-term price appreciation.
- 04
Peninsula Location
Equidistant between San Francisco and Silicon Valley, with a Caltrain station for both directions, Belmont offers Peninsula central-living at prices meaningfully below Burlingame and San Carlos.
Lifestyle
Life inBelmont
Dining
Dining and Entertainment
Belmont's dining scene is intimate and neighborhood-focused, Ralston Avenue and El Camino Real host a collection of family-owned Italian, Japanese, and casual American restaurants that serve the community without the crowds of larger Peninsula downtowns. Belmont is close enough to San Mateo's Third Avenue (10 minutes) and Redwood City's downtown Broadway (10 minutes) that residents access both without living in either. The intimacy of the local dining scene is part of Belmont's residential appeal rather than a limitation.
Recreation
Recreation and Parks
Waterdog Lake and Open Space Preserve is Belmont's recreational crown, a 423-acre hillside open space with 8 miles of trails through oak woodland, with panoramic views of the bay. O'Neill General Vogel Open Space adds additional protected hillside trails. Belmont's central location puts Coyote Point, the Bay Trail, and the Crystal Springs Reservoir trail system all within 15 minutes. The city's community parks are well-maintained and serve a highly engaged resident population.
Belmont-Redwood Shores Elementary School District is consistently ranked in the top 8% statewide, one of the highest-performing elementary districts on the Peninsula. At the high school level, Carlmont High School in the Sequoia Union High School District ranks in the top 10% statewide with strong AP programs and college placement results. The Cipriani and Nesbit neighborhood feeders are the most competitive zones. School boundaries in Belmont are consequential, Rami provides boundary mapping as a standard part of buyer consultation.
School assignments follow the address, not the city name. Always confirm boundaries with the district before you write an offer.
Homes for Sale in Belmont
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Belmont FAQ
Belmont questions, answered.
Straight answers on prices, schools, commute and timing. Have a question that is not here? Call or text 408-888-5144.
How much is a house in Belmont?
The median sale price in Belmont was $2,323,893 in September 2026, up 3.3 percent from a year earlier, according to Redfin. Prices vary widely by street, size and condition, so the most useful number is a valuation built on recent sales next to the home you are considering. Request a free home valuation for a pricing range with the comps behind it.
What school district is Belmont in?
Belmont is served by the Belmont-Redwood Shores School District for kindergarten through 8th grade, including Ralston Middle School, and by the Sequoia Union High School District for high school. Assignment depends on the street address, so buyers should confirm with the district.
How is the commute from Belmont?
Belmont has its own Caltrain station with service north to San Francisco and south to San Jose. Highway 101 runs along the bay side of the city, with an interchange at Ralston Avenue, and Interstate 280 is easily reached on the west side.
What is Belmont known for?
Belmont is home to Ralston Hall, the 1867 mansion built by banker William Ralston on the campus of Notre Dame de Namur University. Outdoor space includes Twin Pines Park and the trails of the Waterdog Lake Open Space. RingCentral is headquartered in Belmont.
Is Belmont a buyer's or seller's market right now?
Belmont is a more balanced market right now, though well priced homes still sell quickly. Homes sold in a median of 17 days in September 2026, and Redfin rates the market Somewhat Competitive with a Compete Score of 54 out of 100. Overpriced listings sit and invite lower offers, so sellers do best pricing to recent sales on day one, and buyers do best with financing ready before they tour.
Who can help me buy or sell a home in Belmont?
Rami Tannous is a REALTOR with Nick Sadek Sotheby's International Realty (DRE #02334866). He represents buyers and sellers across San Jose, Silicon Valley and the Peninsula. Owners can request a home valuation, buyers can start a private search, or call or text 408-888-5144.
Peninsula · San Mateo County
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