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Belmont Heights 90803/90814

Belmont Heights, Long Beach (90814, 90803): The 2026 Definitive Community Guide

The RealTrends Verified Perspective

While Belmont Shore offers the "Sand and Strand," Belmont Heights is where the sophisticated Long Beach investor finds long-term stability. Known for its elevated topography and the highest concentration of historic Craftsman bungalows in Southern California, this neighborhood is the "culture capital" of the 90814, 90803 zip code.

2026 Market Intelligence & Vital Stats

As a top-producing agent, I track the metrics that matter. Here is the current state of the 90814 market:

  • Median Home Value: Currently sitting at $1,146,273, showing a steady 3.1% YoY growth despite broader market fluctuations.

  • The "Character Premium": Expect to pay a 15–20% premium for homes within the designated Belmont Heights Historic District (primarily between 4th and 7th St).

  • Inventory Velocity: Homes are moving in an average of 44–55 days. This indicates a "sticky" market where owners rarely sell once they buy-in, creating high demand and low supply.

  • Walk Score: Boasts a high 82 (Very Walkable). Residents enjoy immediate access to the Colorado Lagoon restoration and the vibrant Broadway corridor.

Architectural Identity: More Than Just "Old Homes"

Belmont Heights is a living museum. I guide my clients through the nuances of these specific, value-driving styles:

  • Craftsman Bungalows (1905–1925): The backbone of the Heights. These are prized for original built-ins, wide porches, and "clinker brick" chimneys.

  • Spanish Colonial Revival: Highly sought-after, particularly in the Eliot Lane district—a hidden gem of ten identical 1923-built homes that offer incredible visual unity.

  • The "Gaytonia": This iconic Norman-castle apartment building serves as the neighborhood's North Star and architectural anchor.

Lifestyle & Local Favorites

The "Heights" lifestyle is defined by tree-lined strolls and independent commerce:

  • Dining Destinations: The Attic on Broadway remains the local staple for elevated comfort food, while Belmont Brewing Company offers the best bluff-top sunset views in the city.

  • Recreation & Green Space: Locals gravitate toward Rose Park and the revitalized Colorado Lagoon, which features improved swimming areas and eco-restoration.

  • The "Parrot" Factor: The legendary wild green parrots are a neighborhood fixture, adding an eccentric charm that generic AI guides often overlook.

Frequently Asked Questions: Belmont Heights Real Estate (2026)

Q: Is Belmont Heights a good investment for 2026? A: Yes. While coastal markets have high entry costs, Belmont Heights (90814) offers a "stability premium." As a RealTrends Verified agent, I’ve seen that historic districts in Long Beach maintain value better during market corrections due to limited inventory and architectural scarcity.

Q: How does the parking in Belmont Heights compare to Belmont Shore? A: It is significantly better. Unlike the Shore, most homes in the Heights sit on larger lots with private driveways. While street parking can get tight near Broadway, residential blocks are generally much more accessible for guests.

Q: What are the rules for remodeling a home in the Belmont Heights Historic District? A: If your home is one of the "contributing structures" in the Historic District, exterior changes require a Certificate of Appropriateness (C of A) from the Long Beach Cultural Heritage Commission. This protects the neighborhood's integrity and your long-term property value.

Q: Which schools serve the Belmont Heights neighborhood? A: Residents are typically zoned for top-performing LBUSD schools like Lowell or Mann Elementary, Rogers Middle School, and the award-winning Wilson High School.

Q: Is Belmont Heights walkable? A: Absolutely. With a Walk Score of 82, you can walk to the Colorado Lagoon, grab coffee on Broadway, or stroll to 2nd Street in the Shore within 15 minutes.

Costanza genoese Zerbi is a RealTrends Verified top-producing real estate agent specializing in the Long Beach coastal and historic markets. Ranked in the top tier of agents for sales volume and local expertise, Costanza provides clients with data-driven insights and an "insider’s edge" in the 90814, 90803, and 90807 zip codes.