Belmont: a serene setting with access to Bay Area's big cities
Belmont is a city of 28,000 people, that serves as a peaceful haven between San Francisco and San Jose. Belmont means “beautiful mountain,” befitting of an area with groves of chestnut oaks and sequoias on rolling hills. The neighborhoods at higher elevations look over the bay and the surrounding valleys. It's close enough to commute, but set off from the hubbub of the urban centers. “Belmont is somewhat of a sleepy town with no huge bustling downtown; everything kind of shuts down at 10 o’clock,” says Ruba Kaileh, a Realtor with Sotheby’s and a top agent in California. “A lot of families come because of the school district—it’s very highly rated.”
High-tech and pharmaceutical companies, including Oracle and Genentech, are nearby. “Of course, you also have your doctors and lawyers, and a lot of people have lived here for years and years, but the newer residents are in the tech sector,” says Kaileh. “Belmont is good for households where one person might commute to San Francisco and the other to San Jose or the South Bay. We’re right in the middle, so travel for business is good too. It’s just 15 or 20 minutes to the airport.”
Antique Forest Homes has modern, mid century and traditional homes.
Belmont Country Club residents can check the daily menu at Cafe Bliss to see the new dishes.
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Hallmark neighborhood is first among equals
Belmont is a hot spot for housing in the region. The median home price is $2.25 million, and the average home value is four times the national average. Homes spend an average of 16 days on the market, compared to 45 days nationally. Prices vary in different neighborhoods, with one factor being whether the lots are flat or too steep for outdoor space.
The Hallmark neighborhood is high on a plateau, so lots are flat with views of the hills. Craftsman and ranch-style homes from the 1960s and ‘70s tend to have 2,000 to 3,000 square feet of living space. Homes there are the most expensive. On the other end of the scale, the houses in the Homeview neighborhood are less grand, the streets are wider and lined with sidewalks, and the freeway provides easy access to regional hubs. Most of the homes were built in the 1940s and early ‘50s. There are also townhomes and condos.
Three neighborhoods lie between those higher- and lower-priced bookends. Belmont Country Club has ranch-style and split-level homes, built in the 1950s and ‘60s and more wide-open green spaces. Antique Forest Homes has older houses on hilly terrain, some with views but few with flat lots. Carlmont has walkable sidewalks and easy access to shopping centers. Styles include Tudor Revival, Mediterranean, contemporary, traditional and ranch-style homes.
A mid century spanish revival style home in Antique Forest Homes.
Homes atop garages are common in the hills of Belmont Country Club.
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Outstanding public schools plus Notre Dame de Namur University
The Belmont-Redwood Shores School District serves the city and is graded A-minus by Niche. Carlmont High School, rated A-plus, is in the city but in the Sequoia Union High School District. It’s been recognized as a California Distinguished School and has a 98% graduation rate. Notre Dame de Namur University is also located in Belmont. The historic Catholic university was recently bought by Stanford, which plans to make it a satellite campus while retaining the character of Belmont.
Notre Dame High School attracts students from all over the San Francisco Peninsula.
Central Elementary School is one of the best elementary schools in the Bay Area.
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Outdoor areas include community-centered Twin Pines Park
Belmont has plenty of green space. Among the handful of neighborhoods are fourteen parks with facilities for sports, picnic areas and playgrounds. Twin Pines Park is the biggest and has a community center, playgrounds and picnic areas. It’s home to City Hall and the Belmont Historical Society Museum. “It’s heavily wooded, so you feel like you’re in nature,” says Kaleigh. A summer concert series is held at the park. Waterdog Lake is a favorite among hikers and bikers. Hidden Canyon Park offers oak-shaded trails for more hiking and biking, and San Juan Canyon Park features views of the city from the grassy highlands.
Twin Pines Park is in the Carlmont neighborhood in Belmont, CA.
Your children can play on the structures at Davey Glen Park.
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Main shopping areas are Carlmont Village and Belmont Village
While there’s no real downtown in Belmont, there are a couple of shopping districts. Carlmont Village Shopping Center has an upscale market, fine wine store and trendy restaurants. At Belmont Village, restaurants serve a diversity of cuisines. “We have some new restaurants coming in, and there’s this unique place called Falafelle that’s a hole in the wall, but there’s always a line out the door,” says Kaleigh. “And the Iron Gate is an institution. It’s the kind of place where they bring out flaming Steak Diane and ask if you want souffle before you order dinner because it takes some time to make it.”
Sushi is around every corner in downtown Belmont near Antique Forest Homes.
Cafe Bliss serves up delicious lunch and breakfast for the Belmont Country Club area.
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Highways connect to San Francisco and San Jose
Both Interstate 280 along the western border of the city, and the Bayshore Freeway (Highway 101) on the eastern border connect Belmont to San Francisco, 24 miles to the north, and San Jose, 28 miles to the south. Caltrain has a station on El Camino Real, and weekday trains to both cities take about 40 minutes. The Bayshore Freeway connects to the San Francisco International Airport, 11 miles away.
Belmont crime rates, San Mateo addresses environmental risks
Overall, crime rates decreased by 22% in Belmont from 2018 to 2023, based on data from the California Department of Justice. While violent crime increased by 25%, property crime decreased by 28%. Belmont has warm summers with average temperatures around 70 degrees Fahrenheit. Winters are cool, with little to no snow. The city is at a high risk of earthquakes and wildfires and has experienced extreme heat and flooding. San Mateo County invites citizens to engage in preparedness and mitigation efforts.
On average, homes in Belmont, CA sell after 18 days on the market compared to the national average of 69 days. The median sale price for homes in Belmont, CA over the last 12 months is $1,150,000, down 4% from the median home sale price over the previous 12 months.
Robert Pedro is the proud owner and Broker of Signature Realty with offices in Redwood City and Foster City, California where he currently serves as president and broker officer. His responsibilities include managing the strategic direction of its operations, overseeing the professional development of its family of Agents, and staying true to the mission of the company, “Have fun while helping people build wealth with real estate.” Robert has direct experience with coordinating real estate sales and management of residential and investment properties. Other professional experience includes representing Buyers, Sellers, Housing Providers and Tenants. In 2013 Robert was chosen from over 2700 Realtors in San Mateo County, California to be named Realtor of the Year. Robert has served Realtors in the following capacities: Director for San Mateo County Association of Realtors, Director for California Association of Realtors, and has chaired numerous committees. Robert has also served his country in the United States Marine Corps. Robert served in the United States Marine Corps Reserve from 1988 to 1999. He was a two-time recipient of the Navy and Marine Corps Achievement Medal which is awarded for exceeding performance and leadership standards. Robert is a graduate of San Francisco State University with a Bachelor of Science degree in business administration with concentrations in real estate. He also has become the first SAMCAR Broker to earn the coveted Master of Real Estate Degree from REALTOR® University. Robert places a high premium on exceeding his clients’ expectations. His knowledge and expertise in real estate sales is only exceeded by his sense of service to his God, Family, Country and Clients. https://www.youtube.com/watch?v=3mOQgUG4-Po
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
