In real estate, many people use the word unique. But Belmont is truly unique. If you like tree-lined streets, winding roads, neighborhoods that have tons of privacy and lush landscaping, parks, top-tier schools, and good value for your dollar, Belmont is going to be your spot. I'm going to show you why I think Belmont is awesome, what it's like to live here, and what our real estate is like.
Belmont is bordered by San Mateo to the north, the 280 freeway to the west, Redwood Shores to the east, and San Carlos to the south. It's about halfway between San Francisco and San Jose, making it convenient for people who work in both the Valley and the City. What makes Belmont so different from its neighbors? Mainly because the town is in the hills. It has a heavily wooded feel, and many homes have killer views of the peninsula. Most of Belmont does not have sidewalks, or streetlights, and the streets aren't too trick-or-treatable. However, two neighborhoods, the Belmont Woods neighborhood in the Hallmark area near 280 and 92, and the Homeview neighborhood near 101, both have sidewalks. In 2017, the city's planning commission updated its development standards to require sidewalks for any new homes.
People who buy homes in Belmont love it for what it offers, while others might choose a nearby town. I'm Raziel Ungar, and I’ve ranked in the top five agents in San Mateo County. Every day, my team and I help buyers and sellers like you make a smooth move into or within San Mateo County. I'd love to be your Peninsula real estate resource. Feel free to shoot me a text or call, and I'm happy to answer any questions you might have.
Compared to nearby San Carlos, San Mateo, and Burlingame, Belmont doesn’t really have a typical downtown. However, it's close to those areas, so there's lots of shopping, dining, and activities to choose from. Belmont has a couple of nice areas to shop at, but they're not spots where you’d go for a date night, have a bite to eat, and walk around. The first of the two shopping areas in Belmont is Carlmont Village Shopping Center, which is right at the intersection of Ralston and Alameda and has about 45 shops and restaurants. It has a bike shop, a hardware store, and Lunardi’s Market, a locally owned grocery store known for its high-end quality. The other shopping spot is Belmont Village, at the corner of Ralston and El Camino, which has a few shops, a Safeway, restaurants, and the famous Slice House pizza. Tony Gemignani, the owner, is a 13-time world pizza champion. That is some really good pizza. The sauce is super fresh, and there's melted cheese all over the bread. I’m in heaven.
There are two more really good food spots that I need to tell you about. One is a casual Mediterranean spot called Falafelle, on Ralston a few blocks west of El Camino. Another great restaurant is the Iron Gate, which has been around since the ‘50s and is one of the oldest restaurants on the peninsula. It’s a more formal, white linen restaurant blending traditional French and Italian cuisine.
Belmont's rich history dates back to William Ralston, the founder of the Bank of California and the builder of the Palace Hotel in San Francisco, who built his summer house, Ralston Hall, at the current site of Notre Dame University. It's believed that the name Belmont comes from the Italian “belle monte,” meaning beautiful mountain.
Now, I want to tell you about some fun things around Belmont. Right in the main area off Ralston is Twin Pines Park. A creek runs through the park, and there are lots of picnic areas and shade, plus some short trails. It’s a 19-acre park that also houses the Belmont Historical Society Museum, Belmont Parks and Rec, and the Senior and Community Center. It's popular for picnics and various community events throughout the year, including free music in the park and the Farmer’s Market near the CalTrain station.
If you're into the outdoors, Belmont is the place for you. There are 14 parks spread throughout the town, which is impressive considering there are just five neighborhoods in Belmont. A huge canyon spreads things out and gives the town a relaxed, leafy feel. My favorite spot to hike is Water Dog Lake, with a few miles of trails popular for walkers, hikers, and mountain bikers. I've hiked there dozens of times over the years, feeling removed from civilization despite the houses dotting the perimeter of the trail. Water Dog Lake is named after a local species of salamander. Two other popular parks in Belmont are Hidden Canyon Park and San Juan Canyon. Another popular spot is Movement, the largest indoor climbing gym on the peninsula, with over 19,000 square feet of climbing space reaching up to 45 feet high.
Belmont is widely known for its top-ranked school system. It has four public elementary schools, one middle school, and one high school. The elementary schools are Central Elementary, Cipriani Elementary, Fox Elementary, and Nesbit Elementary. There’s also Ralston Middle School and Carlmont High School, which also draws students from the northern part of San Carlos. Belmont also has several private schools, including Notre Dame Elementary, Immaculate Heart of Mary (pre-K through eighth), Notre Dame High School (an all-girls school), and Serendipity School.
Belmont has about 6,500 homes, with prices ranging from about $1.6 million to over $4 million. The average sales price last year was $2.2 million, and the median was about the same at $2,190,000. Home value in Belmont is often determined by the topography of the lot. Pricing can vary from half a million to a million dollars or more based on whether the lot is flat, slightly sloped, or has a big slope. Homes on flatter lots come at a premium. Many homes have garages or main living areas that are not on the same level as the yard, which can be a disadvantage for some buyers. If you're looking for a home with a flat yard, the most expensive neighborhood in Belmont is Belmont Woods, also known as Hallmark. It's right at the top of the hill near Ralston and 280, where it plateaus, offering neighborhoods with normal sidewalks, homes on flatter and oversized lots, and some with amazing views.
The median sales price in Hallmark last year was $3.2 million, making it the most expensive neighborhood in Belmont and one of the most expensive on the peninsula. At the opposite end of the price range, the most affordable neighborhoods in Belmont are Homeview and Sterling Downs, where homes start around $1.3 million and go up to about $2 million. These homes are typically cute, one-level, ranch-style homes with excellent floor plans. In neighborhoods like Haskin Estates and Carlmont, you can expect average home prices in the mid $2 million range. Homes that sell for $3 million and up are usually at least 2,500 square feet, with open floor plans, four bedrooms, and yards on the same level as the home.
If you're looking at condos and townhomes, there are a couple of complexes that I really like. One is on Davey Glen, an older building with condos ranging from about $550,000 to the mid-$800k range. My favorite townhome spot in Belmont is on Live Oak Way, which has a newer townhome complex with modern floor plans.
For more about cities in San Mateo County, check out this video. If you're considering a move within or to San Mateo County, give me a call or shoot me a quick email. My contact info is below, and I'm ready to help give you a grand tour in person and help you make a smooth move within or to San Mateo County.
