Belmont, MA Real Estate Market Guide
The #6 school district in Massachusetts. Prices down from their peak. A rare window for buyers who've been waiting for this market to soften.
$1.2M–$1.35M
Median Price
$1.64M
Peak (June 2025)
61 days
Days on Market
1.15%
Tax Rate
A+ / #6 MA
Schools
Zone 1
Commuter Rail
Neighborhood Overview
Belmont occupies a quiet, leafy 4.7 square miles between Cambridge, Arlington, and Waltham. It's a town that doesn't advertise itself — there's no major commercial strip, no flashy development story, no viral neighborhood moment. What it has is something more durable: the sixth-best public school district in Massachusetts, a one-seat commuter rail ride to North Station, and a residential character that has attracted the same types of buyers for decades.
The 2025–2026 market tells an unusual story. Prices peaked at $1.64M median in June 2025, then corrected sharply — down 28% to the $1.2M–$1.35M range as of early 2026. Meanwhile, the school rankings didn't change. The transit didn't change. The town didn't change. What changed was the interest rate environment and buyer psychology. For buyers who can get off the sidelines, that gap is the opportunity.
2026 Market Snapshot
Belmont, MA — Key Market Metrics (2026)
$1.2M–$1.35M
Median Sale Price (2026)
$1.64M
Peak Median Price (June 2025)
61 days
Days on Market (was 96 last year)
39
Homes marketed YTD 2026 (vs 34 in 2025)
1.15%
Residential Tax Rate (FY2026)
$3,226
Avg Monthly Rent
Days on market dropped from 96 to 61 — the market is moving faster in 2026 than it was at its peak in 2025, which runs counter to what you'd expect during a price correction. What it actually signals is that correctly-priced properties are finding buyers quickly. Overpriced listings from sellers anchored to 2025 valuations are the ones sitting. Know which category you're in before you list.
Inventory is up modestly — 39 homes marketed YTD vs. 34 in the same period last year. This isn't a flood of supply; it's a trickle. Zoning and limited land keep Belmont from ever being oversupplied. What's shifted is buyer urgency, and that's created negotiating room that hasn't existed here in years.
Why Belmont Schools Are Different
The #6 ranking in Massachusetts isn't a marketing claim — it's backed by test score data that most towns in the state don't come close to matching. Math proficiency in Belmont is 80% vs. a 43% state average. Reading proficiency is 76% vs. 45% statewide. These aren't numbers you see in towns at any price point; they're numbers you see in towns like Lexington, Lincoln, and Weston.
Belmont Public Schools at a Glance
Who Buys in Belmont
Families Prioritizing Schools
The dominant buyer profile. Families who have researched Massachusetts school districts and concluded that the Belmont premium is worth paying for K–12 quality that rivals private education.
Buyers Waiting for This Moment
Buyers who've tracked Belmont for years but couldn't justify 2024–2025 prices. The correction from $1.64M to $1.27M represents a meaningful entry point that didn't exist 12 months ago.
Long-Term Wealth Builders
Buyers purchasing for generational stability. Belmont's structural supply constraints — limited land, strict zoning — create a durable price floor independent of short-term market cycles.
Cambridge/Boston Relocators
Professionals trading urban density for more space and better schools, often at similar or lower total cost when comparing square footage. Fitchburg Line access keeps the commute manageable.
Living in Belmont
Commute
- Fitchburg Line: Belmont Center + Waverley stops
- Direct to North Station — one seat, no transfers
- Zone 1 fare (lowest commuter rail zone)
- Routes 73/74/75 to Harvard + Red Line
- 25–35 min drive to downtown Boston
Property Tax Reality
- Rate: $11.51 per $1,000 (FY2026)
- Average annual tax bill: ~$18,000–$20,000
- High relative to suburbs — factor into total cost
- Reflects strong school + infrastructure investment
Character
- Quiet, walkable residential neighborhoods
- Belmont Center village: shops, dining, farmers market
- Habitat Wildlife Sanctuary: 2,100 acres of trails
- Low crime, high owner-occupancy rate
Comparable Markets
- Schools rival Lexington & Winchester
- Commute better than most comparable towns
- Current pricing below Newton and Brookline
- More affordable than Cambridge at this school tier
Broker's Take
Christian Fernandez — Broker/Owner, Zenith Residential Properties
[Christian's personal perspective on Belmont — deal experience, which streets or pockets offer the best value right now, what he tells buyers who are hesitating, and any nuances in the market that the data doesn't fully capture.]
Related Resources
Buyer's Guide
Step-by-step process for buying in MA
Arlington Market Guide
A-rated schools, inventory down 50%
Watertown Market Guide
Most affordable Boston-adjacent market
Last Updated: April 2026 · Sources: Redfin, Zillow, Niche, MLS PIN, Town of Belmont Assessor
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