What is the average home price in Belmont Shore, Long Beach?

The median sale price of a home in Belmont Shore was $1.5M last month, up 10.6% since last year. This buys a charming 1,200–1,500 sq ft Craftsman or Spanish bungalow near the beach, or a luxury waterfront condo with bay views. Prices range $1.3M–$1.8M for single-family homes and up to $2.5M for waterfront luxury properties.

Is Belmont Shore a good neighborhood in Long Beach?

Yes, absolutely—if you value walkability and coastal lifestyle. This iconic community perfectly blends aspirational coastal living with a truly walkable urban core. Belmont Shore is not for buyers seeking large homes, quiet privacy, or suburban sprawl. It is excellent for affluent professionals, empty nesters, water access enthusiasts, and rental investors.

Is Belmont Shore good for families?

Yes, with caveats. Belmont Shore, CA is safer than the average neighborhood in the United States with a crime score of 3 out of 10. Excellent elementary schools (Naples 87/100, Lowell 78.5/100) and walkable access to playgrounds make early childhood ideal. However, middle/high school options are weak locally; most families relocate to suburbs around 6th grade or opt for private schools (St. Anthony HS, Eunice Sato Magnet).

What are the best schools near Belmont Shore?

Naples Elementary (Grades K–5, Score 87/100) is exceptional—just 916m (15-min walk) with Math 87% and Reading 87%. Lowell Elementary (946m, Score 78.5) is strong alternative. Rogers Middle (1,178m, Score 71) is adequate but requires commute. For high school, Eunice Sato Academy (62-min walk, Score 88.5) is an outstanding LBUSD STEM magnet, though it's outside the neighborhood.

How walkable is Belmont Shore?

Belmont Shore has a Walk Score of 80/100 and Walkability rating of 8/10—among the highest in Long Beach. Daily essentials (coffee, groceries, restaurants, fitness, beach) are 5–15 minutes on foot. 2nd Street is a pedestrian paradise packed with independent boutiques, major retailers, and unique specialty shops.

What is it like to live in Belmont Shore?

The neighborhood's true appeal lies in its location between the ocean and the bay. Residents of Belmont Shore have direct access to the Pacific Ocean, offering sailing, windsurfing, and classic beach days. The protected waters of the Alamitos Bay provide calm areas for paddle boarding, kayaking, and waterside strolls. Whether you prefer waves or calm waters, living here means you're never far from a beachfront view. Daily life centers around walkable 2nd Street retail and dining, with 3–5 minute beach walks.

What types of homes are in Belmont Shore?

Belmont Shore's housing stock is diverse: restored 1920s–1940s Spanish Colonial and Craftsman bungalows (40% of listings, $1.3M–$1.8M, 1,100–1,800 sq ft); modern luxury waterfront condos and townhomes (30%, $1.2M–$2.5M); and investment duplexes near 2nd Street (20%, $1.5M–$2.2M). All feature compact lots (2,500–3,500 sq ft) prioritizing walkability. Most are freehold ownership (no leasehold).

Is Belmont Shore expensive?

Yes, price per square foot is among the highest in Long Beach. The median sale price per square foot in Belmont Shore is $1.09K, up 31.4% since last year. You're paying premium dollars for location density and water access, not square footage. Waterfront scarcity and strong rental demand support high valuations.

Is Belmont Shore safe?

Belmont Shore, CA is safer than the average neighborhood in the United States with a crime score of 3 out of 10. Low violent crime, active community policing, and pedestrian foot traffic contribute to perceived safety. Typical urban property crime (car break-ins) occurs but is lower than downtown Long Beach.

What is the market like for buying in Belmont Shore right now?

Competitive seller's market. Well-priced, move-in-ready homes in desirable neighborhoods like Belmont Shore often sell much faster, sometimes within 20-30 days. Expect multiple offers on attractive properties, 8–15% premiums above asking, waived contingencies, and all-cash competition. Waterfront and 2nd Street proximity command premium pricing.

Should I invest in Belmont Shore real estate?

Yes, if you are a long-term hold investor or second-home buyer. Real estate in Belmont Shore has historically shown strong appreciation due to its irreplaceable location. The limited supply of housing and consistent demand from buyers seeking a quintessential Southern California beach lifestyle contribute to its long-term stability. Strong rental income (duplexes $2,200–$4,000/month dual units) and sub-4% vacancy justify premium prices for income investors.

What is flooding risk in Belmont Shore?

81% of properties are at risk of severe flooding over the next 30 years; 851 properties in Belmont Shore are likely to be severely affected by flooding over the next 30 years, representing 81% of all properties in Belmont Shore. This is typical for Southern California coastal properties and is already factored into home values. Insurance availability is strong; building codes support resilience.

Belmont Shore, Long Beach: Complete Homebuyer & Realtor Guide 2026

Walkable coastal village between Pacific Ocean and bay—ultimate Southern California beach lifestyle.

Belmont Shore is for affluent, lifestyle-driven buyers who value walkability, beach access, and vibrant dining culture over square footage.

$1.5M ▲

Median Sale Price

Redfin, April 2026

$1,090 ▲

Price Per Sq Ft

Redfin, April 2026

20–30 ▼

Days on Market

Team Fasnacht, 2026

80/100

Walk Score

Proximitii Walkability

Neighborhood Overview

About Belmont Shore, Los Angeles

Belmont Shore, Long Beach, California is a premier waterfront neighborhood bounded by the Pacific Ocean to the west, Alamitos Bay to the east, Roswell Avenue to the north, and Livingston Drive to the south (ZIP 90803). This iconic 1.5-square-mile village sits at the intersection of coastal living and urban walkability, featuring an irreplaceable location with direct beach access and fronting on serene bay waters. The neighborhood pivots around 2nd Street—a pedestrian-first commercial corridor lined with independent boutiques, contemporary galleries, high-end restaurants, and specialty retail that creates what residents call "The Shore's living room." Character architecture includes restored 1920s Spanish bungalows, Craftsman cottages, luxury waterfront condos, and thoughtfully updated townhomes, many with bay or ocean views.

Belmont Shore attracts affluent professionals, young executives, empty nesters, and lifestyle-focused families who prioritize walkability and water access over suburban sprawl. Residents are primarily college-educated (54.7% hold degrees), with a median household income of $115,365. The community skews renter-heavy (74.2%), though owner-occupants tend to be long-term holds or second-home buyers. What homebuyers love most: the ability to walk to the beach in five minutes, access restaurants and shopping without a car, dual-water access (ocean and bay), strong rental income potential on duplexes and multi-family properties near 2nd Street, and a sense of community anchored by the neighborhood's tight geography and shared lifestyle values.

2nd Street pedestrian shopping and dining district Direct ocean beach access with lifeguard-patrolled waters Alamitos Bay waterfront and recreational boating Walkability to daily essentials without a car Coastal Spanish and Craftsman architectural heritage

Walkable Beach Town Affluent Coastal Lifestyle Pedestrian-First Community-Oriented Upscale Waterfront Vibrant Dining Scene

ZIP Code: 90803 · Boundaries: Bordered by Roswell Avenue to the north, Livingston Drive to the south, Pacific Ocean (Shoreline) to the west, and Alamitos Bay (the Peninsula) to the east

Real Estate Market

Belmont Shore Real Estate Market 2026

$1,500,000

+10.6% YoY

Median Sale Price

25 days

Avg. Days on Market

0.8

Months of Supply

🔥 Fierce Competition · 106% list-to-sale

Belmont Shore operates as a true seller's market with sub-30-day absorption and 37% of homes selling above asking price. Competition is intense for waterfront homes and properties within a half-block of 2nd Street; desirable beach bungalows and duplexes in primary condition routinely receive 3+ competing offers and close 10–15% above list price. Inventory remains historically tight, especially under $1.4M.

Typical Offer Scenario

A well-priced 3-bedroom beach cottage near Roswell will see multiple offers within 48–72 hours of listing, typically closing 8–15% over asking with waived contingencies and 20-day close timelines. Waterfront homes or trophy properties near 2nd Street may experience auction-like bidding situations. Contingencies are increasingly rare; all-cash and bridge financing are common.

Belmont Shore appreciated +10.6% YoY and +13% over the past 12 months, driven by constrained inventory, strong rental demand, and persistent buyer appetite for coastal Southern California lifestyle assets. Price per square foot rose 31.4% year-over-year, reflecting both scarcity and continued high-end buyer demand despite recent interest rate headwinds.

Source: Redfin, April 2026 | Homes.com 12-month data | Team Fasnacht market analysis

Who Should Buy Here

Is Belmont Shore Right for You?

Belmont Shore, Los Angeles suits different buyers in different ways. Here’s who thrives here — and who should consider alternatives.

Young Professional / Tech Executive Couples (DINKs)

Excellent Fit

Belmont Shore is the ideal urban beach lifestyle for dual-income earners. Walk to Starbucks, Stereoscope Coffee (7-min walk), and Tavern on 2 for dinner—no car required. 9/10 transit access via Second & Nieto bus stops connects to Long Beach metro. High renter proportion (74%) means younger buyer acceptance is cultural norm.

Expect to pay $354K+ annual income to afford median price. Property taxes and coastal maintenance are higher than inland Long Beach suburbs. Street parking can be tight.

$1.3M–$1.8M typical budget

Empty Nesters / Coastal Downsizers

Strong Fit

Walk Score 80/100 means daily essentials within reach. Compact bungalows (1,100–1,600 sq ft) suit retired couples. Direct beach access and Alamitos Bay kayaking provide active living—Active Living Score 7/10 reflects strong fitness and wellness options including The Belmont Athletic Club (7-min walk). Low crime (3/10 score) provides safety.

Narrow streets and high density mean less privacy. Coastal climate requires regular maintenance. Limited multi-bedroom stock for visiting grandchildren.

$1.2M–$1.5M typical budget

Affluent Families with School-Age Children

Moderate Fit

Outstanding walkability allows kids to access Livingston Drive Park (10-min walk) and Bayshore Park (10-min walk) independently. Good elementary options: Naples Elementary (916m, School Score 87) and Lowell Elementary (946m, Score 78.5). Strong community feel and low crime appeal to safety-focused parents.

Middle school (Rogers Middle, 1,178m) and high school options are distant (Wilson High 2,293m, Score 44; Eunice Sato Academy 3,886m, Score 88.5). Most homeowners are renters, limiting family networking. Limited large-home inventory; most properties are 1,200–1,800 sq ft. Lot sizes too small for typical suburban backyards.

$1.4M–$1.9M typical budget

Real Estate Investors (Long-Term Hold or Short-Term Rental)

Excellent Fit

Unmatched rental demand—sub-4% vacancy and strong nightly rates justify premium prices. Duplex properties near 2nd Street command $2,200–$4,000/month per unit. Strong tenant pool (college-educated renters, affluent tourists) and long seasonal rental appetite. Historic appreciation (10.6% YoY) supports equity gains.

Short-term rental regulations tightening; verify City of Long Beach guidelines before purchase. High coastline environmental costs (salt air, flooding risk 81% of properties). Full property management required; vacancy risk during winter months.

$1.5M–$2.2M for duplex/multi-unit typical budget

Housing Stock

Types of Homes in Belmont Shore

Belmont Shore's housing stock is extraordinarily diverse—a mix of 1920s–1940s Spanish Colonial and Craftsman bungalows, newer luxury waterfront condos, renovated townhomes, and a notable supply of investment duplexes and multi-family properties. Typical lot sizes are compact (2,500–3,500 sq ft), prioritizing walkability and density over yard space. Most homes feature freehold ownership (you own land and structure outright, avoiding leasehold complications). The neighborhood's scarcity and high demand have driven significant renovation activity; updated properties command a premium over original-condition homes.

Craftsman & Spanish Colonial Bungalows (1920s–1940s)

~40% of listings · 1,100–1,800 sqft

Authentic character, high rental demand, strong appreciation; walking distance to beach and 2nd Street; original architectural details highly valued by heritage-conscious buyers

Smaller floor plans, limited closet space, potential deferred maintenance, coastal salt air corrosion (roof, siding, windows); higher renovation costs for seismic or electrical upgrades

$1.3M–$1.8M

Waterfront Condos & Luxury Townhomes (2000s–Present)

~30% of listings · 1,400–2,400 sqft

Modern amenities, low maintenance, guaranteed ocean/bay views, dedicated parking, some with private docks or boat slips; easier entry point for move-in-ready buyers

HOA fees ($300–$800/month), smaller outdoor space, potential condo market softness in downturns, less land appreciation than single-family

$1.2M–$2.5M

Investment Duplexes & Multi-Unit Properties

~20% of listings · 2,200–3,400 sqft

Strong dual-rental income, deferred maintenance tax benefits, scarcity drives premium appreciation, location near 2nd Street guarantees tenant demand and nightly rental rates

Management complexity, vacancy risk, landlord-tenant law expertise required, higher property tax basis; short-term rental regulations tightening

$1.5M–$2.2M

Realtor Playbook

How to Sell Belmont Shore to Your Clients

“Belmont Shore is Southern California's most walkable beach neighborhood—a tightly knit waterfront village where buyers step from their front door to 2nd Street restaurants and shops, then three more minutes to sandy beach. With 20–30 day market times, 37% sell-above-asking rate, and insatiable rental demand, it's a premium coastal investment for discerning lifestyle buyers.”

Ideal client match: Affluent professionals ($300K+ household income) who prioritize walkability and water access over square footage; empty nesters seeking vibrant community; real estate investors targeting coastal rental income; second-home buyers seeking a trophy property with proven appreciation.

5 Talking Points

1 Walkability unmatched in Long Beach: Walk Score 80/100 with daily essentials within 6–10 minutes—Tavern on 2 (6-min), Baja Fish Tacos (6-min), Sweet Jill's Bakery (7-min), Starbucks (7-min), Rite Aid pharmacy (6-min)
2 Dual-water lifestyle: Direct Pacific Ocean beach access plus Alamitos Bay—unique among Long Beach neighborhoods. Kayaking, windsurfing, paddle boarding, and sailing all within walking distance
3 Strong appreciation trend: +10.6% YoY, +13% over 12 months; price per sq ft up 31.4% YoY. Waterfront scarcity and constrained supply (0.8 months inventory) support continued gains
4 Rental income powerhouse: Investment duplexes near 2nd Street generate $2,200–$4,000/month dual income; sub-4% vacancy and strong seasonal tourism justify premium prices. Long-term hold fundamentals exceptional
5 Authentic coastal architecture: 1920s–1940s Spanish Colonial and Craftsman heritage homes with freehold ownership (no leasehold complications). Character buyers strongly prefer Belmont Shore over generic modern condos
6 Fierce seller's market: 37% of homes sell above asking, typical offers close 8–15% over list, 20–30 day market times. Waived contingencies and all-cash offers are norm

Handling Common Objections

Isn't Belmont Shore mostly renters? Won't I feel like I'm buying in a vacation rental area?

Yes, 74.2% are renters—but that's precisely why owner-occupants command respect and community. The rental base attracts affluent, transient professionals and international buyers seeking premium lifestyle. Duplexes and owner-occupied homes maintain strong pride of ownership. The neighborhood's compact size (1.5 sq mi) creates tight social fabric and genuine community engagement despite turnover.

The price per square foot is $1,090—that's expensive even for Long Beach. Are homes actually that dense?

Exactly. You're not paying for 2,500 sq ft and a pool—you're paying for 1,200 sq ft with a five-minute walk to sand and 2nd Street. Belmont Shore prioritizes density over acreage by design. Your value is location, walkability, and water access, not lot size. Compare $/sqft to comparable beach communities in Orange County and Santa Monica (both $1,200+/sqft); Belmont Shore offers better walkability at a discount.

School ratings are mixed (elementary good, high school weak). Is this really a family neighborhood?

Naples Elementary (Score 87) is exceptional for K–5. For middle and high school, families often opt for private schools (St. Anthony HS, Select Community Day) or magnet programs (Eunice Sato Academy, Score 88.5, is 62-min walk but accessible). Most Belmont Shore families prioritize walkability and lifestyle over school assignment; many have already moved past school-age children or plan K–5 neighborhood tenure before relocating.

Flooding risk at 81%—isn't climate change going to crater values here?

Belmont Shore is a long-settled waterfront neighborhood with historic resilience. 81% moderate flood risk is typical for Southern California coastal properties and already priced into comparables. Buyers are paying for coastal proximity; they understand the environmental trade-off. Strong insurance availability and building codes support long-term viability. Monument volatility comes from speculation, not coastal fundamentals.

🎯 Market Edge

Belmont Shore buyers who win offers: (1) Pre-approved with proof of funds, (2) Price at fair market value (not under-bid—list agents will reject lowballs immediately), (3) Waive contingencies for primary residences, bridge financing for investments, (4) Emphasize intent to occupy or hold long-term (not flip). Lifestyle-driven pricing means homes sell on emotion + scarcity; pricing precision and quick closings beat volume tactics.

Lifestyle & Walkability

Living in Belmont Shore, Los Angeles

80 /100

Walk Score

Very Walkable

Belmont Shore is the most walkable neighborhood in Long Beach. Daily groceries, coffee, dining, fitness, and beach access are achievable on foot. Most residents don't need a car for 3–4 days per week; car usage drops to errands, freeway travel, and weekend trips to LA or San Diego.

9 /100

Transit Score

Excellent Transit

Second & Nieto bus stop (6-min walk, 377m), Second & Glendora bus stop (7-min walk, 459m), Long Beach Transit Bus connections to Downtown, Airport, Metro Blue Line

75 /100

Bike Score

Very Bikeable

🍽 Restaurants & Dining

Tavern on 2 (6-min walk, 377m)—gastropub with craft cocktails
Baja Fish Tacos (6-min walk, 379m)—casual coastal Mexican
Panama Joe's (6-min walk, 379m)—upscale Latin fusion
2nd Street dining corridor features independent chefs, sushi bars, Italian trattorias, Vietnamese pho, farm-to-table concepts

60+ restaurants · $$–$$$

☕ Coffee Shops

Starbucks, 5251 East 2nd Street (7-min walk, 426m)
Stereoscope Coffee, 4925 East 2nd Street (7-min walk, 440m)
Coffee Shop, 405m (6-min walk)
Local roasteries and independent cafes along 2nd Street

🌳 Parks & Green Space

Livingston Drive Park · neighborhood park
10-min walk (632m); dog-friendly, open lawn, playground equipment, bay views
Bayshore Park · waterfront park
10-min walk (645m); Alamitos Bay shoreline, kayak access, picnic areas, protected bay swimming
Marina Park · waterfront regional park
Walking distance; boat launch, sailing club, water sports access, protected anchorage
Playground · neighborhood playground
10-min walk (606m); equipment for young children, community gathering space
Beach Access (Roswell Avenue Beach) · public beach
3–5 min walk from most homes; lifeguard-patrolled, swimming, surfing, paddleboarding, volleyball courts

🛒 Grocery & Essentials

Vons, 3900 East Ocean Avenue (16-min walk, 978m)
Sweet Jill's Bakery, 432m (7-min walk)
San and Wolves, 3900 East 4th Street (30-min walk, 1,847m)

🏋 Fitness

The Belmont Athletic Club (7-min walk, 418m)—full-service gym, pool, classes, sauna
Club Studio (32-min walk, 2,021m)—boutique fitness
BE Fit (41-min walk, 2,535m)—gym + training

Annual events: Belmont Shore Street Festival (Spring) — 2nd Street closure for live music, art, food vendors · Summer Concert Series at Marina Park · Alamitos Bay Day (environmental and water sports celebration) · Holiday Parade and tree-lighting on 2nd Street (November/December)

Schools

Schools Near Belmont Shore, Los Angeles

Belmont Shore's public school situation is split: K–5 elementary schools (Naples, Lowell, Fremont) are strong with scores 76–87 and high reading/math achievement. Middle school (Rogers) is adequate (Score 71) but requires 19-min walk. High school options require leaving the neighborhood entirely (Wilson HS 37-min walk with poor scores; Eunice Sato Academy, an excellent STEM magnet, is 62-min walk). Many Belmont Shore families stay K–8 before relocating to suburban districts with stronger high schools, or enroll in private schools (St. Anthony HS, Select Community Day). LBUSD (Long Beach Unified School District) uses a hybrid attendance + choice lottery system; Belmont Shore families often successfully leverage proximity choices or transfer to stronger high school catchments.

Elementary Schools

8.7 /10

Naples Elementary School

Elementary · K–5

Neighborhood attendance area (LBUSD); strong walking distance from Belmont Shore

Excellent scores: Math 87%, Reading 87%, Overall 87/100. Well-maintained campus, engaged PTA, consistent academic performance.

Proximitii, GreatSchools 2025

7.85 /10

Lowell Elementary School

Elementary · K–5

Neighborhood attendance; 15-min walk from central Belmont Shore

Strong elementary option: Math 75%, Reading 82%, Overall 78.5/100. Good classroom resources and community partnerships.

Proximitii, GreatSchools 2025

7.6 /10

Fremont Elementary School

Elementary · K–5

Secondary option; 28-min walk

Solid alternative: Math 72%, Reading 80%, Overall 76/100. Serves northern Belmont Shore families.

Proximitii, GreatSchools 2025

Middle Schools

7.1 /10

Rogers Middle School

Middle School · 6–8

Neighborhood assignment; 19-min walk

Adequate middle option: Math 66%, Reading 76%, Overall 71/100. Typical urban middle school challenges; LBUSD transition support available.

Proximitii, GreatSchools 2025

Private Schools Nearby

St. Anthony High School (Catholic secondary (9–12)) — 74-min walk or 10-min drive; rigorous college prep, strong athletics, established community; tuition ~$15K–$20K/year
Select Community Day (Secondary) (Independent 7–12) — 70-min walk; progressive, project-based learning; alternative to traditional public school; full-time enrollment
Eunice Sato Academy of Math & Science (LBUSD STEM Magnet (9–12)) — 62-min walk or metro-accessible; exceptional scores (88.5 overall, 82% Math, 95% Reading); highly competitive admission lottery; no tuition

Source: Proximitii, GreatSchools 2025, LBUSD.edu, Niche 2025

Getting Around

Commute from Belmont Shore

Belmont Shore offers excellent public transit (9/10 Transit Score) for car-optional living within Long Beach and to Downtown LA, but freeway commutes to Silicon Valley, Orange County, or Santa Clarita are 45+ minutes. Car ownership is common for weekend/family trips, but daily commute via bus/metro is entirely feasible for downtown and airport workers.

🚄

Silicon Valley

🚌 2.5–3 hrs via metro to Amtrak or Caltrain (minimal service) by transit

🚗 3.5–4.5 hrs via I-5 North to I-880 East or Hwy 101 North by car

Parking: Street parking is the norm; many properties include 1–2 dedicated parking spaces. Guest parking fills quickly on weekends and evenings. Parking permits and loading zones are managed by City of Long Beach; buyers should plan for premium street parking or explore paid lot options near 2nd Street.

Common Questions

Frequently Asked Questions: Belmont Shore, Los Angeles

Answers to the most common questions homebuyers and realtors ask about Belmont Shore, Los Angeles, California.

The median sale price of a home in Belmont Shore was $1.5M last month, up 10.6% since last year. This buys a charming 1,200–1,500 sq ft Craftsman or Spanish bungalow near the beach, or a luxury waterfront condo with bay views. Prices range $1.3M–$1.8M for single-family homes and up to $2.5M for waterfront luxury properties.
Yes, absolutely—if you value walkability and coastal lifestyle. This iconic community perfectly blends aspirational coastal living with a truly walkable urban core. Belmont Shore is not for buyers seeking large homes, quiet privacy, or suburban sprawl. It is excellent for affluent professionals, empty nesters, water access enthusiasts, and rental investors.
Yes, with caveats. Belmont Shore, CA is safer than the average neighborhood in the United States with a crime score of 3 out of 10. Excellent elementary schools (Naples 87/100, Lowell 78.5/100) and walkable access to playgrounds make early childhood ideal. However, middle/high school options are weak locally; most families relocate to suburbs around 6th grade or opt for private schools (St. Anthony HS, Eunice Sato Magnet).
Naples Elementary (Grades K–5, Score 87/100) is exceptional—just 916m (15-min walk) with Math 87% and Reading 87%. Lowell Elementary (946m, Score 78.5) is strong alternative. Rogers Middle (1,178m, Score 71) is adequate but requires commute. For high school, Eunice Sato Academy (62-min walk, Score 88.5) is an outstanding LBUSD STEM magnet, though it's outside the neighborhood.
Belmont Shore has a Walk Score of 80/100 and Walkability rating of 8/10—among the highest in Long Beach. Daily essentials (coffee, groceries, restaurants, fitness, beach) are 5–15 minutes on foot. 2nd Street is a pedestrian paradise packed with independent boutiques, major retailers, and unique specialty shops.
The neighborhood's true appeal lies in its location between the ocean and the bay. Residents of Belmont Shore have direct access to the Pacific Ocean, offering sailing, windsurfing, and classic beach days. The protected waters of the Alamitos Bay provide calm areas for paddle boarding, kayaking, and waterside strolls. Whether you prefer waves or calm waters, living here means you're never far from a beachfront view. Daily life centers around walkable 2nd Street retail and dining, with 3–5 minute beach walks.
Belmont Shore's housing stock is diverse: restored 1920s–1940s Spanish Colonial and Craftsman bungalows (40% of listings, $1.3M–$1.8M, 1,100–1,800 sq ft); modern luxury waterfront condos and townhomes (30%, $1.2M–$2.5M); and investment duplexes near 2nd Street (20%, $1.5M–$2.2M). All feature compact lots (2,500–3,500 sq ft) prioritizing walkability. Most are freehold ownership (no leasehold).
Yes, price per square foot is among the highest in Long Beach. The median sale price per square foot in Belmont Shore is $1.09K, up 31.4% since last year. You're paying premium dollars for location density and water access, not square footage. Waterfront scarcity and strong rental demand support high valuations.
Belmont Shore, CA is safer than the average neighborhood in the United States with a crime score of 3 out of 10. Low violent crime, active community policing, and pedestrian foot traffic contribute to perceived safety. Typical urban property crime (car break-ins) occurs but is lower than downtown Long Beach.
Competitive seller's market. Well-priced, move-in-ready homes in desirable neighborhoods like Belmont Shore often sell much faster, sometimes within 20-30 days. Expect multiple offers on attractive properties, 8–15% premiums above asking, waived contingencies, and all-cash competition. Waterfront and 2nd Street proximity command premium pricing.
Yes, if you are a long-term hold investor or second-home buyer. Real estate in Belmont Shore has historically shown strong appreciation due to its irreplaceable location. The limited supply of housing and consistent demand from buyers seeking a quintessential Southern California beach lifestyle contribute to its long-term stability. Strong rental income (duplexes $2,200–$4,000/month dual units) and sub-4% vacancy justify premium prices for income investors.
81% of properties are at risk of severe flooding over the next 30 years; 851 properties in Belmont Shore are likely to be severely affected by flooding over the next 30 years, representing 81% of all properties in Belmont Shore. This is typical for Southern California coastal properties and is already factored into home values. Insurance availability is strong; building codes support resilience.

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Data sources: Redfin, Zillow, California Association of Realtors, US Census ACS 2023, GreatSchools, Walk Score, OpenStreetMap. Content generated 2026-04-13. Always verify current market data with a licensed real estate professional.