Belmont / Cipriani for families buying in SF Bay Area
Best HS but middle school problem is real. Private-school workaround raises true cost significantly.
Belmont / Cipriani is pick 4 in our SF Bay Area family home-search sample report, with a Cipriani -> Ralston Middle -> Carlmont High school pipeline.
Pick 4
94002
Cipriani -> Ralston Middle -> Carlmont High
25 min Caltrain to SF. 22 min to PA. 12 min to SFO.
Belmont / Cipriani schools: elementary, middle, and high pipeline
Cipriani
GreatSchools 8 (test score 10) · Niche A — top 10% CA
Cipriani is academically strong (test score 10). Top 10% in CA.
Ralston Middle
GreatSchools 9 (test score 10) · Niche A but 2.7 star parent reviews
Ralston has the worst parent reviews of any school in our search — 2.7 stars on Niche with severe bullying complaints and admin inaction. Realistic strategy: private middle school ($200-300K extra).
Carlmont High
GreatSchools 10/10/10 · Niche A+ — US News #44 CA
NCES 063639006194 · 2,322 students · grades 9-12 · 9% free/reduced lunch
Carlmont is the best HS in our entire search — US News #44 CA, 21 AP + 7 honors + 4 dual-enrollment, 100% AP pass rate, 47 National Merit Commended.
Part of Belmont-Redwood Shores Elementary.
Belmont / Cipriani home prices and recent sold comps
- 2404 Cipriani Blvd sold for $2,150,000 on Mar 20, 2026; 3/1, 1,280, $1,680/sqft.
- 513 Chesterton Ave sold for $1,840,000 on Mar 13, 2026; 3/1, 1,010, $1,822/sqft.
- 1220 Irwin St sold for $1,900,000 on Mar 12, 2026; 3/2, 1,490, $1,275/sqft.
- 3208 Upper Lock Ave sold for $2,100,000 on Mar 24, 2026; 4/2, 2,210, $950/sqft.
Cipriani Blvd; Chesterton Ave; Irwin St
Upper Belmont hills — premium pricing
Pros and cons of Belmont / Cipriani for families
- Carlmont HS is best in entire search
- Cipriani Elementary strong
- Caltrain is predictable
- Ralston Middle worst parent reviews
- Private MS = $200-300K extra
- At $1.85M get 1,280 sqft 3/1
- Hot market, bidding wars
Belmont / Cipriani climate normals, FEMA flood zone, seismic hazard, crime, air quality, and insurance reality
58.7°F annual mean (51°F low / 67°F high), 19.6 in precipitation per year (SAN FRANCISCO INTL AP, 8 mi away).
Station USW00023234 on NCEIFEMA flood zone X — area of minimal flood hazard. Flood insurance is optional but available.
View on FEMA Flood Map Service CenterHigh earthquake hazard — peak ground acceleration 0.95g at the 2%-in-50-year design level (USGS NSHM E2014B).
View on USGS Hazard MapLatest AQI 29 (Good) driven by O3 at the Redwood City reporting area on 2026-05-02.
View on AirNowSunny.
Belmont / Cipriani demographics from Census ACS (ACS 5-year 2023)
$204,573
$2,000,001
69%
27,730
ZIP 94002 · San Mateo County · Census tract 06081608700 · Full Census Reporter profile
The schools, demographics, and flood-zone data on this page come from public federal datasets — verifiable independently:
Belmont / Cipriani family home-search questions
How are the schools in Belmont / Cipriani?
Elementary (Cipriani): Cipriani is academically strong (test score 10). Top 10% in CA. Middle (Ralston Middle): Ralston has the worst parent reviews of any school in our search — 2.7 stars on Niche with severe bullying complaints and admin inaction. Realistic strategy: private middle school ($200-300K extra). High (Carlmont High): Carlmont is the best HS in our entire search — US News #44 CA, 21 AP + 7 honors + 4 dual-enrollment, 100% AP pass rate, 47 National Merit Commended.
What does a home cost in Belmont / Cipriani?
Recent sold comps in Belmont / Cipriani include 3208 Upper Lock Ave at $2,100,000 (Mar 24, 2026, 4/2, 2,210, $950). Plus 3 other verified sold comps in the section above.
What's the commute from Belmont / Cipriani?
25 min Caltrain to SF. 22 min to PA. 12 min to SFO.
What's the earthquake risk in Belmont / Cipriani?
High earthquake hazard — peak ground acceleration 0.95g at the 2%-in-50-year design level (USGS NSHM E2014B).
Compare Belmont / Cipriani against the rest of the short list.
Foster City — Brewer Island
Strong #1. Best combination of school quality, real home value at budget, and family lifestyle.
Pick 2Emerald Hills — Roy Cloud K-8
Strong #2. Best K-8 environment + great budget fit. The high school AP gap is the long-term consideration.
Pick 3Albany
Strong #3 if the smaller house works. Cleanest schools-plus-budget combination in the search.
Pick 5Millbrae / Green Hills
Best schools profile, smallest house. Safest middle school pick if that’s the dominant priority.