Belmont, California.
Typical home $2,263,665 (+5.5% in a year), asking rent $3,798 (+12.5%). San Francisco-Oakland-Berkeley, CA metro.
to buy the typical home at today's mortgage rate — +$5,847 (+97%) since Jan 2020.
- 1 year
- Up $118,235 +6%
- $2,145,430$2,263,665 since Sep 2025
- 5 years
- Up $351,014 +18%
- $1,912,651$2,263,665 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Belmont$11,881
- California$3,997
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 21 years.
Typical home values in Belmont, CA rose 5.5% over the past year — faster than the nation's +1.2%.
Asking rents in Belmont, CA rose 12.5% over the past year — faster than the nation's +2.7%.
Owning the typical home in Belmont runs $11,658/mo more than renting one. The gap peaked at $11,676 in Jan 2025.
That is $15,456 a month against $3,798 rent: a $11,881 mortgage payment, plus $1,151 property tax and $2,423 insurance & upkeep.
Owning vs renting — Belmont
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$15,456
- Renting$3,798
- Mortgage only$11,881
Property tax · $1,151/mo 0.61% of value a year — the ACS 2020-2024 median bill over the median home value for San Mateo County, CA
Insurance & upkeep · $2,423/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Belmont, San Mateo County, California
Belmont is a city of 28,335 people in San Mateo County. Half its households earn more than $205,297 a year and half less, against $158,855 across San Mateo County; 7% of its people live below the poverty line. 55% of its homes are lived in by their owners and 45% are rented. Unemployment in Belmont was 4.7% in August 2026, and San Mateo County had 1.2% fewer jobs in 2025 than the year before. The most residents work in professional services, then schools and health care.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Belmont is a city on the San Francisco Peninsula, with household incomes well above the county's and a population in which a large majority of adults hold a four-year degree. Homes here are expensive to buy or rent, and more homes are lived in by their owners than by renters. Winters are cool and summers are mild. Snow is rare and the year brings a modest amount of rain.
Work. Residents work mostly in professional and business services, in schools, hospitals and social care, and in manufacturing and media. Within Belmont itself, some of the largest workplaces are RingCentral, the Belmont-Redwood Shores Elementary Schools and Notre Dame de Namur University. A good share of residents work from home, and the typical commute is moderate.
Things to do. Stanford Stadium is a short drive away and is the nearest of the larger sights. Farther afield, a longer drive brings you to the Computer History Museum and to Golden Gate Park, a large public garden in San Francisco. The California Academy of Sciences, an aquarium and science museum, sits in that same park, and these are all easy to fit into a day out.
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- 10,500households
- 70%of adults have a degree
- 7%below the poverty line
- 28 mintypical commute
- 34%work from home
What residents work in
Employed residents by industry, from the Census survey. San Mateo County had 411,346 jobs in 2025, 1.2% fewer than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in December, with highs near 59° and lows near 40°; warmest in July, with highs near 81° and lows near 57°. About 19 inches of rain a year, and little or no snow.
Average daily high and low, 1991–2020, at the Redwood City weather station, 4 miles away (NOAA).
Largest workplaces in Belmont
- RingCentral - BelmontAsps352
- Belmont-Redwood Shores Elementary SchoolsSchool district295FTE
- Notre Dame de Namur UniversityUniversity or college145
- Nardo HoldingsSkilled nursing facilities117
- Well Oak TenantAssisted-living facilities without on-site nursing care facilities67
- Silverado Belmont HillsAssisted living48
- BelmontMail and parcel delivery39
- Cogir of BelmontAssisted-living facilities with on-site nursing facilities34
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 7 workplaces with 20 or more staff, 800 people in all. School districts come from the Common Core of Data (NCES, 2023–24) and colleges from IPEDS (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- EarthquakesRelatively high
- Coastal floodingRelatively moderate
- LandslidesRelatively moderate
- Inland floodingRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Belmont’s census tracts, against the rest of the country; all of them together, relatively high. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on San Mateo County and the San Francisco-Oakland-Berkeley, CA metro.
Belmont home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Belmont$2,263,665
- California$761,538
- United States$366,157
Sellers are cutting prices on about 1 in 5 Belmont listings, and the typical home goes pending in 20 days — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Belmont19.46%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
Not enough data to draw this yet.
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Belmont53
New listings per month
Sellers arriving at the market.
- Belmont22
Zip codes with a Belmont address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Belmont — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.