What to know before you move: cost, market timing, who it fits.
If you're considering a move to Belmont, CA, the most important variables are the local housing market, the cost structure (taxes, insurance, utilities), and how well the city fits your day-to-day life. This page summarizes the housing market read; pair it with the cost of living page for the full picture.
Belmont is a city in San Mateo County, California, with an estimated population of 27,132. It anchors the San Francisco-Oakland-Berkeley metro area. The population has contracted 1.1% per year on average since 2020. The median home value in Belmont is $2,359,209 as of 2026-04, up 2.4% over the last 12 months. Over the last five years, home values have averaged +4.3% annual growth, with prices at or near the 5-year peak. Rents in Belmont average $3,090 per month, up 5.3% year-over-year. The composite momentum score is 62 of 100 (Rising). The market is healthy with prices supported by underlying demand.
Quiet strength: prices near or at all-time highs (-1.1% from 5-year peak). Solid market for owner-occupiers; investors should underwrite conservatively given the elevated entry point.
Reasons people move here
- Quiet strength: +2.4% over the trailing year — not a melt-up, but the market is bid.
- Held the highs: currently -1.1% from the 5-year peak — this market refused to give back gains.
- Hot rental market: rents up 5.3% YoY — landlords have pricing power, supports new investment math.
Things to know first
- Net out-migration: population shrinking 1.1% per year — services, schools, and tax base will follow.
- Premium territory: $2,359,209 median home is a high bar to clear — affordability constrains the buyer pool.
More about Belmont
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.