Homeview’s residential real estate is located in two neighborhoods on either side of Ralston Avenue, Sterling Downs (north of Ralston) and Homeview (south of Ralston). The neighborhoods are similar – entry-level properties with two and three bedrooms on smaller (4,000-5,000 square feet) lots, boasting proximity to both Highway 101 and the Belmont Caltrain station. Homeview (south of Ralston) is comprised of six cul-de-sac streets abutting the warehouses of Old County Road, while Sterling Downs’ layout is less gridded.
Homeview’s two neighborhoods are well maintained and include a few mid-rise apartment buildings. They’re at the entry level of Belmont’s real estate market, with some single-family residences still available at or below $1 million. For the past few years, however, Homeview listings have been selling for significantly more than their asking prices, reflecting a Bay Area-wide demand for entry-level real estate. It is not unusual, in 2018, for Homeview properties to close escrow for totals nearing $2 million. For the first few months of the year, the neighborhood’s median home value was $1.61 million.
Homeview residents are likely to be younger (neighborhood median age: 35.2 versus 38.8 citywide) and unmarried (43.1 percent versus 53.6 percent citywide) than other Belmont residents. 22 percent of neighborhood residents have children, a figure slightly higher than that of the city as a whole (21.7 percent). The local K-6 public school is Nesbit Elementary, which scores a seven out of 10 on Greatschools.net and notched an API score of 845 for the 2011-2012 school year. Students then move on to Ralston Middle School and Carlmont High School.
Homeview (and Sterling Downs), like parts of neighboring Carlmont, is the least “Belmont” of Belmont’s neighborhoods. Its streets do not wind lazily up and down hillsides, its homes were not built during Belmont’s growth boom of the 1960s, 70s and 80s and it doesn’t offer sweeping views of canyons and/or San Francisco Bay. What it does offer, though, is accessibility – both to commute options and to home ownership for entry-level buyers.
Home Data per tax records
|Single Family Homes|
|1 Bedroom Homes||none|
|2 Bedroom Homes||46|
|3 Bedroom Homes||554|
|4 Bedroom Homes||73|
|5+ Bedroom Homes||19|
|Number of Sales||5|
|Percent List Price Received||114.5%|
|Median Sales Price||$1,550,000|
|Average Sale Price||$1,573,000|
|Lowest Sale Price||$1,470,000|
|Highest Sale Price||$1,750,000|