Why Buyers Love South Belmont/Carlmont Village in Belmont, California
A tree-lined residential community in central Belmont with excellent schools, high owner occupancy, and strong walkability for families.
About South Belmont/Carlmont Village in Belmont
South Belmont/Carlmont Village stands out as one of Belmont's most desirable residential communities, defined by its strong family presence, outstanding schools, and commitment to active outdoor living. The neighborhood draws affluent professionals and established families who prioritize good schools and community stability, with a median household income of $238,256 and 83.1 percent owner-occupied homes. Notably, 42.8 percent of households include children, and 63.6 percent are married couples, creating a neighborhood where children and multigenerational households thrive. This area reflects Belmont's broader prosperity while maintaining distinct character through its tree-lined streets and proximity to both Peninsula shopping and Silicon Valley employment centers.
Real Estate Market in South Belmont/Carlmont Village
| Median home price | $1.92m |
|---|---|
| Year over year change | stable |
| Price per sq ft | $875 to $950 |
| Median rent | $2,755 |
| Typical days on market | 18 to 25 |
| Buyer competition | Moderate |
| Walk Score | 36 |
| Bike Score | 36 |
South Belmont/Carlmont Village reflects the broader Belmont market, with high values driven by school quality and family appeal. The median home price in the greater neighborhood area approaches $1.92 million, with strong owner occupancy and minimal inventory turnover.
Homes in this neighborhood typically attract multiple offers; serious buyers should prepare conventional financing pre-approval and expect to move quickly on listed properties. Homes priced above $2 million in South Belmont/Carlmont Village often stay on market longer as competition for ultra-premium Bay Area inventory intensifies.
Who Thrives in South Belmont/Carlmont Village
Entry points exist at the lower end of South Belmont/Carlmont Village's range ($1.5m to $1.8m), though inventory remains limited; most first-time buyers require strong down payments or alternative financing.
South Belmont/Carlmont Village is expressly built for family living, with 42.8 percent of households including children, excellent schools like Carlmont High (79 rating), and parks including Barrett Park and Patricia Wharton Park.
The 83.1 percent owner-occupancy rate and $2,755 median rent suggest limited rental inventory; investors may find niche opportunities in multi-unit or guest house configurations.
With 30.6 percent of the working population in remote arrangements, South Belmont/Carlmont Village accommodates home-office professionals; transit access is limited but vehicle ownership is standard (57.7 percent drive).
The median age of 43.9 years and strong community infrastructure support active retirees; however, limited transit access and car dependency may appeal only to those comfortable driving.
Property Types in South Belmont/Carlmont Village
Traditional residential stock dominates; many homes date to the 1970s-1990s and sit on lots averaging 0.4 to 0.6 acres.
Attached homes cluster near Carlmont village retail and offer lower maintenance for empty nesters and downsizers.
Scarce tear-downs and ground-up builds command premium pricing; lot sizes in South Belmont/Carlmont Village typically limit large-scale new development.
Living in South Belmont/Carlmont Village, Belmont
Daily life in South Belmont/Carlmont Village revolves around schools, community events, and outdoor recreation. The neighborhood's walkability score of 8 (out of 10) and active living score of 9 reflect tree-lined streets, proximity to Barrett Park and Patricia Wharton Park, and family-oriented retail anchored by Carlmont village shops including Safeway, Lunardi's Markets, and locally rooted eateries like Vivace Ristorante and Lorenzo's Sandwich Shop. <h3>Recreation and Community</h3> Residents enjoy Barrett Community Center programs, youth sports leagues, and Carlmont Performing Arts Center events. Moreover, the median age of 43.9 and high marriage rate (63.6 percent) create stable, intergenerational neighborhoods where block parties, school fundraisers, and seasonal celebrations define the social calendar. Transit options via Alameda de las Pulgas bus stops connect to downtown Belmont and regional job centers, though personal vehicles remain the dominant commute mode.
- NDNU Cafe · 9 min walk
- Vivace Ristorante · 10 min walk
- Lorenzo's Sandwich Shop · 10 min walk
- Capo Mediterranean Kitchen · 11 min walk
- Carlmont Liquors · 11 min walk
- Starbucks · 13 min walk
- Starbucks · 20 min walk
- Happy Lemon · 23 min walk
- Starbucks · 23 min walk
- Peet's Coffee · 24 min walk
- Barrett Park Playground · 8 min walk
- Barrett Park · 8 min walk
- Patricia Wharton Park · 8 min walk
- College View Mini Park · 10 min walk
- Semeria Park Playground · 12 min walk
- Safeway · 12 min walk
- Lunardi's Markets · 13 min walk
- Mollie Stone's Market · 20 min walk
- Pilgrim Kitchen · 20 min walk
- Namaste Plaza Supermarket · 21 min walk
- Barrett Community Center · 7 min walk
- Campus Center · 10 min walk
- Gleason Gym · 10 min walk
- Barrel Up Training Facility · 22 min walk
- F45 Training · 22 min walk
- Wiegand Gallery · 6 min walk
- Madison Art Center · 6 min walk
- NDNU Theatre · 10 min walk
- Carlmont Performing Arts Center · 21 min walk
- Carlmont Studio Theater · 21 min walk
Annual events: Belmont Arts Walk, Carlmont Performing Arts Center productions, Barrett Park summer concerts, community school fundraisers
Schools Near South Belmont/Carlmont Village, Belmont
South Belmont/Carlmont Village is served by highly-rated public and private schools that anchor the neighborhood's appeal to families. Central Elementary (87 rating, KG-5) and Carlmont High (79 rating, 9-12) are flagship institutions; private alternatives include Notre Dame Elementary and Immaculate Heart Of Mary School, both offering faith-based curricula.
Elementary Schools
School Score 87 with 87% math and 87% reading proficiency
Proximitii 2026School Score 74.5 with 77% math and 72% reading proficiency
Proximitii 2026Middle Schools
School Score 78 with 69% math and 87% reading proficiency
Proximitii 2026School Score 73.5 with 71% math and 76% reading proficiency
Proximitii 2026School Score 70.5 with 66% math and 75% reading proficiency
Proximitii 2026High Schools
School Score 79 with 73% math and 85% reading proficiency
Proximitii 2026School Score 60.5 with 50% math and 71% reading proficiency
Proximitii 2026Private Schools Nearby
- Notre Dame Elementary School (KG-8) — 5-minute walk
- Immaculate Heart Of Mary School (KG-8) — 14-minute walk
- Belmont Oaks Academy (PK-5) — 15-minute walk
- Charles Armstrong School (2-8) — 17-minute walk
- Serendipity School (PK-5) — 20-minute walk
Feeder pattern: Families in South Belmont/Carlmont Village typically feed from Central or Cipriani Elementary (74.5 rating) through Tierra Linda Middle (73.5 rating) to Carlmont High, creating predictable K-12 continuity.
Source: Proximitii 2026
Commute from South Belmont/Carlmont Village
South Belmont/Carlmont Village benefits from its central Peninsula location, placing residents 10 to 20 minutes from major job centers and regional destinations. However, public transit remains limited; most commuters rely on personal vehicles or vanpools to Silicon Valley (Palo Alto, Mountain View) and San Francisco.
Caltrain is not directly accessible from South Belmont/Carlmont Village; AC Transit and Belmont local bus service operate along Alameda de las Pulgas, but regional rail commuting typically requires a vehicle to reach stations in San Carlos or Hayward.
Neighborhoods Near South Belmont/Carlmont Village
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Frequently Asked Questions about South Belmont/Carlmont Village
What is the average home price in South Belmont/Carlmont Village, Belmont?
The median home value in South Belmont/Carlmont Village stands at approximately $1.92 million, reflecting strong demand from families and established professionals. Prices range from roughly $1.5 million for smaller condos to $3 million or more for large, custom-remodeled estates. The neighborhood consistently commands prices near or above the Belmont median of $2.0 million, underscoring its desirability. Most homes spend 18 to 25 days on market due to limited inventory.
Is South Belmont/Carlmont Village a good place to live?
Yes, for families and affluent professionals seeking stable, school-focused residential living. The neighborhood features a 42.8 percent share of households with children, an owner-occupancy rate of 83.1 percent, and a median household income of $238,256, all indicating strong demographic stability and investment in property upkeep. With active living (9/10) and education (8/10) lifestyle scores, South Belmont/Carlmont Village excels for those prioritizing schools and community. The primary tradeoff is car dependency; walkability (8/10) is respectable but not urban, requiring a personal vehicle for most daily errands.
What schools serve South Belmont/Carlmont Village?
Central Elementary (87 rating) is the primary public elementary feeder, serving kindergarten through fifth grade with excellent academic performance. Families typically transition to Tierra Linda Middle (73.5 rating) for grades 5 to 8, then Carlmont High (79 rating) for grades 9 to 12. Private alternatives include Notre Dame Elementary and Immaculate Heart Of Mary School, both strong Catholic institutions. Additionally, San Carlos Charter Learning Center (78 rating) serves nearby families seeking alternative public schooling with a K-8 model.
Is South Belmont/Carlmont Village safe?
Crime in Belmont is notably low; the city ranks well above national safety averages. South Belmont/Carlmont Village, as a family-oriented residential neighborhood with high owner occupancy and strong community engagement, experiences minimal property crime and violent crime. The median age of 43.9, 63.6 percent married households, and active school involvement contribute to perceived and actual safety. Residents and families consistently report feeling secure in the neighborhood.
Who is the ideal buyer for South Belmont/Carlmont Village?
Families with school-age children, established professionals with six-figure incomes, and second-home buyers seeking Peninsula stability are the primary market. South Belmont/Carlmont Village appeals to those aged 40 to 60, with children in K-12 or recently graduated, and those seeking long-term community roots. The neighborhood is less suited to renters, first-time buyers on modest budgets, or those prioritizing walkable urban nightlife; instead, it caters to those valuing schools, safety, and multigenerational residential stability.
What amenities and shopping are near South Belmont/Carlmont Village?
Carlmont village retail anchors the neighborhood with Safeway and Lunardi's Markets for groceries, alongside dining options including Vivace Ristorante, Lorenzo's Sandwich Shop, and Capo Mediterranean Kitchen. Coffee shops like Peet's Coffee and Starbucks are scattered throughout. Fitness amenities include Barrett Community Center and F45 Training, while shopping includes Belmont Bikes, Ace Hardware, and Carlmont Optometry. Barrett Park and Patricia Wharton Park offer playground and recreation space, making daily conveniences readily accessible without long car trips.
Where this South Belmont/Carlmont Village data comes from
Numbers throughout this guide come from public, authoritative sources. Walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
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