Belmont CA Homes for Sale Under $2M: What You Actually Get
Belmont CA homes for sale under $2 million are easier to find than in Burlingame or San Carlos. Over the last year, 26% of Belmont home sales closed under $2 million, which was 43 sales, or about 1 possible match coming on the market every 8-9 days. Belmont is one of the best suburbs of San Francisco for value, and most of those homes are in one flat, walkable neighborhood called Homeview.
In this post, I walk through what makes Belmont different, how many homes sell in each price band, and what you can buy for around $2 million, with real examples from Homeview.
What Makes Belmont Different From Other SF Peninsula Towns?
Belmont feels different from its neighbors because most of it is wooded, private, and hilly, and most streets have no sidewalks. If you want a home on a street with sidewalks that is easy to trick-or-treat, you will find less of that in Belmont than in nearby San Carlos or San Mateo. Homeview is the exception, because it is flat and it has sidewalks.
West of El Camino, the 2 best-known streets are Ralston Avenue and Alameda de las Pulgas. Ralston starts at 101 and heads west up to 92 near 280, and the Alameda runs from San Mateo south toward Redwood City and cuts through Belmont. Locals often describe where they live by how close they are to Ralston or the Alameda.
Living in Belmont CA Without a Downtown
Belmont does not have a downtown that people visit for date night or a long stroll, the way Burlingame, San Mateo, and San Carlos do. Most of the shopping is at Carlmont Village, where Ralston and the Alameda meet, and Belmont has good restaurants and grocery stores for everyday errands. Because buyers cannot walk to a Broadway, a Laurel Street, or downtown San Mateo from most of Belmont, they get a more attractive price per s/f here.
How Many Belmont CA Homes for Sale Close Under $2 Million?
Over the last year, 43 Belmont homes sold under $2 million, which was 26% of all sales. That is a better share than you will find in towns like Burlingame or San Carlos. The $2 million-$2.5 million band was even busier, with 51 sales, so 94 of the 165 Belmont sales (58%) closed under $2.5 million.
| Price band | Homes sold | Share of sales |
|---|---|---|
| Under $2M | 43 | 26% |
| $2M to $2.5M | 51 | Nearly 1 in 3 |
| $2.5M to $3M | 30 | 18% |
| $3M to $3.5M | Not reported | 13% |
| Above $3.5M | 16 | 10% |
Under $2 million is still a challenging price point. About 2/3 of homes in San Mateo County sell over the asking price, and the well-priced, good-quality homes most buyers want are usually the ones that draw multiple offers. Winning at this price point takes a clear strategy.
Where Are the Homes Under $2M in Belmont?
Most of Belmont's sales under $2 million are in the Homeview neighborhood. Homeview is west of 101, east of El Camino Real, north of Ralston Avenue, and south of the San Mateo border. Just to the north, in San Mateo, is the San Mateo Village neighborhood and Laurie Meadows Park, which is easy to reach from Homeview.
Nesbit Elementary School is in the heart of the neighborhood, and because Homeview is flat and walkable, many kids can walk to school. Under $2 million, I would set expectations at about 1,000-1,400 s/f. For example, a home on Marine View Avenue recently sold for about $1.9 million, and it was a 3 BR, 2 BA home of 1,400 s/f in move-in condition. If that same home were half a mile west in a different neighborhood, it would sell for substantially more.
How Homeview Compares With Clearfield Park in San Carlos
Homeview is close in price to Clearfield Park, a neighborhood in southern San Carlos that is also west of 101, east of El Camino, and east of the Caltrain tracks. Clearfield Park is a smaller neighborhood, though, so Belmont has about 3-4 times the supply of homes under $2 million that San Carlos does. For more on Clearfield Park, see my guide to 4 hidden San Carlos neighborhoods.
Alexander Park
Alexander Park is in the heart of Homeview, with homes lining the park on 3 sides. It has a playground, courts that are now popular for pickleball, and a basketball hoop. The park gives the neighborhood a friendly, neighborhood feel with good trees and space for kids to play.
What Does a Home Just Over $2M Look Like in Belmont?
A home we sold in Belmont in the last couple of months shows what a little over $2 million buys. It is a remodeled 3 BR, 2 BA home with some bay views, and it sold for $2,050,000.
| Feature | Details |
|---|---|
| Bedrooms and bathrooms | 3 BR, 2 BA |
| Home size | 1,630 s/f |
| Lot size | 7,728 s/f |
| Sale price | $2,050,000 |
| Garage | 2-car attached, outside access only |
| Air conditioning | Yes |
Before the sale, we painted the home and installed new European oak engineered floors. The open kitchen flows into the dining room, and it has quartzite countertops and a subway tile backsplash. The yard is open and split into 2 separate areas, and at a higher price point you would probably get a wider, more connected yard.
The home has a 2-car attached garage and air conditioning. One drawback is that the garage can only be reached from outside the house.
Smaller Homes in Homeview That Sold Under $2M
Smaller homes in Homeview give you a flat, walkable location under $2 million. One home on a recently paved street with many newer homes sold off MLS for a little under $1.9 million. It is a 3 BR, 1 BA home of a little over 1,000 s/f with solar and a nicely planted front yard, which works out to close to $1,900 per s/f. Price per s/f tends to rise as homes get smaller.
A couple of doors down, another 3 BR, 1 BA home of a little over 1,000 s/f sold about a year ago for a little over $1.7 million. It has a good driveway and a 2-car attached garage, it is within walking distance of an elementary school, and it is close to 101. On Hiller Street, which is a somewhat busier street, a 2 BR home of about 1,400 s/f sold about a year ago for a little over $1.8 million.
My wife and I bought our first home at about this size, and we lived in it for 7 years. Compared with the $2,050,000 home above, these homes are smaller, but they have simpler parking, sidewalks, and flat lots. There is no right or wrong answer, and the choice comes down to what matters most to you.
Belmont vs. Other Bay Area Suburbs: Price per S/F and Appreciation
Belmont gives buyers more value per s/f than nearby Bay Area suburbs. Over the last year, the average price per s/f in Belmont was $1,280, compared with $1,400 in San Carlos and $1,474 in Burlingame. For a broader comparison, see my guide to San Mateo vs. San Carlos vs. Belmont.
| City | Avg price per s/f, last 12 months |
|---|---|
| Belmont | $1,280 |
| San Carlos | $1,400 |
| Burlingame | $1,474 |
Belmont has also appreciated well. The median home price in Belmont was $1.89M at the end of 2020 and $2.42M at the end of 2025, a 28% gain over 5 years. San Mateo County's median gained 23% over the same period, and in the first half of 2026, we have seen another 5-10% of appreciation, depending on how the data is sliced.
Why Homeview Is Good Value Even Though It Is Flat
In most towns, flat and walkable neighborhoods cost more per s/f. In Belmont, Homeview is one of the only flat, walkable areas, and it is made up of many smaller homes, which keeps prices lower. If you want a 2,500 s/f home or a $3-4 million house, you will need to look up in the hills instead.
The Hallmark Area in Belmont Woods
The only other Belmont neighborhood with sidewalks like Homeview is the Hallmark area in Belmont Woods, east of 280 and south of 92. Homes there typically start in the mid-to-high $2 millions and go up to about $4 million and into the low $4 millions. Lots there are often 8,000-10,000 s/f, while many Homeview lots are about 5,000 s/f.
Frequently Asked Questions About Belmont CA Homes for Sale
How many homes sell under $2 million in Belmont?
Over the last year, 43 Belmont homes sold under $2 million, which was 26% of all sales. That works out to about 1 possible match coming on the market every 8-9 days.
What size home can you buy in Belmont for under $2 million?
Under $2 million, most Belmont homes are about 1,000-1,400 s/f. Most of those sales are in the Homeview neighborhood.
Is Belmont CA a good place to live?
Belmont is a good fit for buyers who want privacy, wooded streets, and more value per s/f than San Carlos or Burlingame. The trade-off is that Belmont has no walkable downtown, and most streets outside Homeview and the Hallmark area have no sidewalks.
How much have Belmont home prices gone up?
Belmont's median home price rose 28% from the end of 2020 to the end of 2025, from $1.89M to $2.42M. San Mateo County's median rose 23% over the same period.
Where is the Homeview neighborhood in Belmont?
Homeview is west of 101, east of El Camino Real, north of Ralston Avenue, and south of the San Mateo border. Nesbit Elementary School and Alexander Park are both in the neighborhood.
Finding Value in Belmont
Belmont rewards buyers who care more about space, privacy, and price than about a walkable downtown. If your budget is around $2 million, Homeview is where most of Belmont's options are, and the Hallmark area is the next step up when you want a larger lot.
This article is copyrighted by Raziel Ungar and may not be reproduced or copied without express written permission.
