Belmont Shore at a glance
- Where: southeast Long Beach on the beach, centered on Second Street and Livingston Drive, between Bluff Park to the west and Alamitos Bay and Naples to the east. Its southeast corner, at 54th Place and Ocean Boulevard, is the entrance to the Peninsula.
- ZIP code: 90803, shared with Naples, the Peninsula and Alamitos Heights. See the 90803 ZIP data page.
- Typical home value: $1,364,075 in September 2026 (Zillow neighborhood index), up 3.6% in a year, 18.7% in five years and 68.9% in ten.
- Main street: 14 blocks of Second Street shops, restaurants and services, run as a business improvement area since 1983.
- ZIP 90803 Census figures: median household income $114,656, 44.1% of occupied homes owner-occupied, median rent $2,154 (ACS 2020-2024).
- School district: Long Beach Unified.
Is Belmont Shore a good area to live?
That depends on what you want from a neighborhood, so here are the facts. Belmont Shore puts a calm, south-facing beach, a walkable main street and Alamitos Bay within a few blocks of almost every home. In exchange, buyers pay one of the higher prices in Long Beach for older homes, deal with on-street parking and accept some exposure to coastal flooding.
Prices have held near their high. Zillow's typical Belmont Shore value of $1,364,075 was within 0.4% of its October 2024 peak of $1,368,713. The neighborhood sits well above the Long Beach typical value of $852,391 but below Naples ($2,020,015) and the Peninsula ($2,284,521) next door.
What Belmont Shore is known for
Second Street is the neighborhood's spine. The Belmont Shore Business Association, a nonprofit since 1948, describes it as 14 blocks of restaurants, shops, salons and services. Its 2026 calendar includes Stroll and Savor in August, a car show on Second Street in September, trick-or-treating on Second Street in October and the Belmont Shore Christmas Parade on the first Saturday of December.
The beach is the other draw. It faces south inside the federal breakwater, so the water usually has very little surf. Rosie's Dog Beach, a 4.1-acre stretch of sand on Ocean Boulevard between Granada and Roycroft avenues, has allowed dogs off leash since 2003, from 6 a.m. to 8 p.m. It is not fenced. To the west, the 1,800-foot Belmont Veterans Memorial Pier at 39th Place is being renovated in stages, according to the City.
Belmont Shore homes and prices
Redfin's figures cover all of ZIP 90803 for the three months to September 2026. That ZIP includes Naples and the Peninsula, where prices run higher, so Zillow's Belmont Shore figure of $1,364,075 is the closer guide to the neighborhood itself.
| Home type (ZIP 90803) | Median sale price | Change in a year | Sales | Median days on market |
|---|---|---|---|---|
| Single-family | $1,862,030 | +16.4% | 51 | 55 |
| Multi-family (2 to 4 units) | $1,655,000 | -14.2% | 14 | 89 |
| Townhouse | $965,001 | -21.2% | 5 | 76 |
| Condo | $654,481 | -12.2% | 33 | 67 |
Spanish-style houses in Belmont Shore
The neighborhood is known for Spanish-style houses from the 1920s and 1930s, many of them since remodeled. Detached homes across 90803 sold at a median $894 per square foot. Ask for permit history on additions and garage conversions, which are common on older lots.
Rebuilt and contemporary homes in Belmont Shore
Many lots have been rebuilt with larger contemporary houses. For a newer home, ask for the final building permit sign-off, any Coastal Commission conditions, and the soils report.
Duplexes, apartments and condos in Belmont Shore
Belmont Shore has a large share of small apartment buildings and duplexes, which is why only 44.1% of homes in 90803 are owner-occupied. Two- to four-unit buildings took a median 89 days to sell. Condo buyers should read the HOA budget, reserve study and any balcony inspection reports; see the balcony inspection law guide.
Living in Belmont Shore
Second Street shops and dining
Most errands can be done on foot along Second Street, which runs east to Pacific Coast Highway. The strip has been a city parking and business improvement area since an ordinance in 1983, and the business association offers free parking promotions on events such as Small Business Saturday.
Belmont Shore beach, bay and pool
The ocean beach runs the length of the neighborhood, and Alamitos Bay is just east. In summer, Bay Shore Avenue south of Second Street closes to cars during the day. The old Belmont Plaza Olympic Pool was demolished in 2014. An outdoor temporary pool is open, and construction of the replacement started in 2026; the City expects it to open ahead of the 2028 Olympic Games.
Schools lookup for Belmont Shore addresses
Belmont Shore is in Long Beach Unified. Lowell Elementary (5201 East Broadway) and Rogers Middle (365 Monrovia Avenue) are in 90803, and both scored well above the state standard in English on the 2025 California School Dashboard (70.5 and 44.5 points). Assignment is by address, so check yours with the district's school finder; our Long Beach schools guide explains how.
Getting around Belmont Shore
Long Beach Transit Route 121 runs along Ocean Boulevard to CSULB, and Route 131 runs from Alamitos Bay through Belmont Shore and up Redondo Avenue. Pacific Coast Highway and the 405 and 22 freeways are a short drive northeast.
Costs of owning in Belmont Shore
Property tax in Belmont Shore
Prop 13 sets the base tax at 1% of the price, about $13,641 a year on Zillow's typical value of $1,364,075, plus voter-approved bonds that bring Long Beach totals to roughly 1.26%. Check the tax rate area on the parcel. The Los Angeles County property tax guide covers supplemental bills.
Flood, king tides and insurance in Belmont Shore
Long Beach's 2023 Hazard Mitigation Plan says that with higher sea level rise, Belmont Shore, Naples, the Peninsula and Marina Pacifica are projected to see king tide flooding. Look up the address on the FEMA flood map, ask your lender whether flood insurance is required, and get a quote before removing contingencies. Our California homeowners insurance guide covers the rest.
Parking in Belmont Shore
Parking is a practical question on older lots. Ask whether a home has a garage you can actually use and whether the block is in a City preferential parking district, where residential permits cost $34 a year each.
Pros and cons of Belmont Shore
Pro: Beach and bay on foot
A calm ocean beach, a dog beach and Alamitos Bay are a short walk from most streets.
Pro: A main street with daily services
Fourteen blocks of Second Street cover groceries, dining and services without a car.
Pro: Value has held near its peak
Zillow's typical value rose 3.6% in the year to September 2026, beating the citywide 2.4%.
Con: High entry price
The typical home costs about 60% more than the typical Long Beach home, on Zillow's figures.
Con: Parking and event crowds
Second Street events and summer beach days draw visitors who compete for street parking.
Con: Coastal flood exposure
The City expects king tide flooding here as sea levels rise, which can affect insurance costs.
For street-by-street advice, talk to our featured Belmont Shore agent, or compare nearby Belmont Heights and the wider Long Beach guide.