Long Beach Neighborhood Guide
Belmont Shore & Belmont Park, Long Beach
A local buyer’s guide to real estate, beach life & what’s coming next
Living in Belmont Shore & Belmont Park
Quick answer: Belmont Shore and Belmont Park are neighboring coastal neighborhoods in Long Beach, California (ZIP 90803). Belmont Shore is the dense, walkable side built around the 14-block Second Street business district between the ocean beach and Alamitos Bay; Belmont Park is quieter and more single-family. As of September 2026, Belmont Shore’s median sold price was about $1.62 million (Realtor.com), with detached homes from roughly $1 million to $3 million+ and condos from the low $500,000s. Belmont Shore is also an official venue for the 2028 Los Angeles Olympics.
| City / ZIP | Long Beach, CA 90803 |
|---|---|
| Main street | Second Street, about 14 walkable blocks of restaurants, shops and services |
| Median sold price (Belmont Shore) | ~$1.62M (Realtor.com, Sept 2026); ~$1.63M (Redfin, 3 months ending Aug 2026) |
| Price per square foot | ~$1,070 (Realtor.com, Sept 2026) |
| Water access | Ocean beach, Alamitos Bay, Bay Shore Beach, Marine Stadium, Rosie’s Dog Beach |
| 2028 Olympics | Windsurfing & kite sailing, open-water swimming, coastal beach-sprint rowing |
| Nearby neighborhoods | Naples Island, Bluff Park, Alamitos Heights, the Peninsula, Park Estates |
If someone asks me where to look in Long Beach for the strongest combination of beach access, walkability, restaurants, nightlife and long-term coastal scarcity, Belmont Shore and Belmont Park are almost always part of that conversation. Belmont Shore is one of Long Beach, California’s most recognizable coastal neighborhoods, built around the 14-block Second Street business district and positioned between the Pacific-facing beach and Alamitos Bay. Immediately beside it, Belmont Park offers a more residential, predominantly single-family version of the same 90803 lifestyle, with larger homes, quieter streets and direct access to Alamitos Bay, Marine Stadium and nearby coastal recreation. Home values vary dramatically by property type, but recent Belmont Shore sales have ranged from smaller detached homes around $1 million to larger and newer houses above $3 million, while condos have provided some buyers a significantly lower-cost path into coastal Long Beach ownership.
What makes these neighborhoods interesting to me is that you are not buying into a hypothetical future lifestyle. The lifestyle already exists. You can leave the car at home, walk to coffee or dinner on Second Street, go to the beach, paddle or swim in Alamitos Bay, take your dog to Rosie’s Dog Beach, meet friends for a drink and walk back home. That sounds simple until you compare it with how much of Southern California requires getting into a car for nearly everything. Belmont Shore compresses a surprising amount of daily life into a relatively small coastal neighborhood.
And then there is what is happening around it. Belmont Shore itself will be an official competition area during the 2028 Los Angeles Olympic Games, with windsurfing and kite sailing, open-water swimming and coastal beach-sprint rowing scheduled directly along the shoreline. Long Beach will host 11 Olympic sports overall, but Belmont Shore is not merely adjacent to the Games. Olympic competition will actually take place here.
I would not tell a buyer that the Olympics automatically mean home prices are going up. Real estate does not work that neatly. What I would say is that this is an unusual setup: an already established and largely built-out coastal neighborhood is about to receive significantly more international exposure while Long Beach continues investing in coastal infrastructure and mobility. When supply is constrained and the surrounding amenities become more useful, visible and desirable, that is a combination worth paying attention to.
That is the Belmont Shore thesis in one sentence: you are buying scarcity first, lifestyle second, and future improvement third.
What Is the Difference Between Belmont Shore and Belmont Park?
This is one of the first distinctions I make for buyers because people often lump the two together.
Belmont Shore is the more walkable, energetic side of the equation. The official coastal planning area is bounded generally by Livingston Drive, The Toledo, 54th Place/Bay Shore Avenue and Ocean Boulevard. It is densely developed, contains a mixture of single-family houses and low-rise multifamily properties, and is bisected by the Second Street commercial corridor. The City has long recognized parking and small lot sizes as defining characteristics of the neighborhood.
Belmont Park feels more residential. The housing stock is substantially more single-family in character, streets generally feel less compressed, and buyers tend to get more house and lot than they would in the heart of the Shore. Yet Second Street, the beach and Alamitos Bay remain immediately accessible.
The way I normally frame the choice is straightforward.
Belmont Shore is for the buyer saying, “I want to walk out my front door and be in it.”
Belmont Park is for the buyer saying, “I want all of that close by, but I want my home to feel a little more removed from it.”
Neither is inherently better. They are different versions of the same coastal purchase.
Why Belmont Shore Commands a Premium
The easy answer is that it is near the beach. I don’t think that explanation goes nearly far enough.
Southern California has plenty of neighborhoods near the water. Belmont Shore’s real advantage is the concentration of amenities inside a finite amount of land.
Second Street runs for roughly 14 blocks through the neighborhood with restaurants, coffee shops, bars, boutiques, fitness businesses and everyday services. The beach is a few blocks in the opposite direction. Alamitos Bay sits at the eastern end. The residential streets connect directly into all of it.
There is very little unused land waiting to become another Belmont Shore. The City describes the neighborhood as almost entirely developed, with small lots and a dense mix of single-family and low-rise multifamily housing.
That matters to real estate. New restaurants can open. Streets can improve. Public spaces can be upgraded. The Olympics can introduce millions of people to the coastline.
What cannot easily happen is the creation of hundreds of additional blocks of detached housing within walking distance of Second Street and the beach.
That scarcity is the piece I pay the most attention to.
The 2028 Olympics Are Actually Coming to Belmont Shore
There is a huge difference between saying a neighborhood is “near the Olympics” and saying Olympic competition will happen on its shoreline. Belmont Shore is the latter.
The City’s current schedule has windsurfing and kite sailing taking place along Belmont Shore from July 16 through July 20, 2028, open-water swimming on July 17 and 18, and rowing coastal beach sprints on July 24 and 25. Long Beach expects 161 ticketed Olympic events citywide and more than two million ticketed spectators across its Olympic venues.
Belmont Shore has done this before. Sailing events were held here during the 1984 Los Angeles Olympics, and competitive sailing activity is already using the future LA28 waters.
From a real estate standpoint, I look at that exposure differently than I would look at a one-off festival or sporting event. The cameras will be showing the actual coastline: the bay, the beach, the homes, the neighborhood. Second Street will be immediately adjacent to one of Southern California’s highest-profile international sporting environments.
That does not establish a future appreciation percentage. It does give Belmont Shore something that is difficult to purchase through a marketing campaign: global recognition attached to the physical place itself.
What Is Actually Changing Inside Belmont Shore and Belmont Park?
This is where I want this guide to be more disciplined than most real estate content online. I do not want to take every billion-dollar Long Beach project and pretend it is a Belmont Shore project.
Everyone’s Coast
The City’s Everyone’s Coast planning initiative directly includes the coastal area between Alamitos Avenue and Naples Island south of Broadway, which covers Belmont Shore and adjoining coastal neighborhoods. The process is examining future zoning along major corridors, housing opportunities and mobility improvements to and from Long Beach’s coast. As of October 2026, this remains a planning process rather than final adopted zoning.
For a homeowner, that deserves attention because zoning and mobility changes can influence what gets built along nearby commercial corridors, how people access the neighborhood and how development pressure evolves. I would not price speculative zoning changes into a purchase today. I would absolutely watch them.
Second Street Bridge
At the eastern edge of the Belmont Shore area, the Second Street Bridge Deck Replacement Project is being advanced by Long Beach Public Works. The bridge is the primary connection across Alamitos Bay between Belmont Shore and the eastern side of the city, and the project is being designed around structural repairs along with pedestrian and bicycle improvements. Construction was scheduled to begin in fall 2026.
It is not a glamorous project. That is precisely why I like it as a real estate improvement. Infrastructure that makes a neighborhood easier and safer to enter by car, bike or on foot can matter more over twenty years than a flashy project that photographs well but changes very little about daily life.
Colorado Lagoon and the Belmont Park Side
The Colorado Lagoon restoration and open-channel project sits within the broader Belmont Park/Area C coastal planning geography and is creating an open tidal connection between Colorado Lagoon and Marine Stadium while adding ecological and pedestrian improvements. The City describes it as the final phase of a restoration program that has been underway for more than two decades.
For Belmont Park, this matters because the neighborhood’s appeal is tied heavily to access to water and recreation, not just proximity to Second Street. Improving that larger bay and lagoon environment strengthens the part of Belmont Park’s identity that Belmont Shore cannot reproduce exactly.
My View on Future Value
If I were buying Belmont Shore for a 30-day trade, I would not care very much about any of this. If I were buying it for ten or twenty years, I would.
My view is that Belmont Shore has several characteristics I generally want in long-duration coastal real estate: constrained supply, irreplaceable location, established commercial demand, walkability, recreation and a neighborhood identity that already exists rather than needing to be manufactured.
The Olympics and current infrastructure investment are an accelerator layered over those fundamentals. They are not the fundamentals themselves. That is an important distinction.
A neighborhood does not become valuable because a city spends money nearby. The strongest situations are usually places where public investment enhances something buyers already want. Belmont Shore already has the beach, Second Street, the bay and scarcity. The next several years potentially make those assets more visible and easier to use.
That is why I think the long-term value argument here is stronger than simply saying, “Buy before the Olympics.”
How Much Does It Cost to Buy in Belmont Shore?
Belmont Shore is a difficult neighborhood to summarize with one median because a 950-square-foot beach cottage, a duplex, a newer 3,300-square-foot residence and a condominium are fundamentally different purchases.
As of September 2026, Realtor.com reported a neighborhoodwide median sold price of approximately $1.618 million, while Redfin reported a roughly $1.63 million median for the three months ending August 2026. Realtor.com’s September figure for price per square foot was approximately $1,070.
The actual sales tell a more useful story. A 945-square-foot two-bedroom home on Covina Avenue sold for $975,000 in September. A 998-square-foot home on Santa Ana Avenue sold for $1.05 million. A 1,476-square-foot home on Bennett Avenue sold for $1.365 million. Larger September sales included approximately $1.91 million for a 2,588-square-foot residence, while a newer 3,299-square-foot house on Granada Avenue sold for $3.2 million.
For a buyer, I would think about the market roughly this way:
| Property | Practical 2026 orientation |
|---|---|
| Smaller Belmont Shore single-family home | ~$1.0M to $1.4M |
| Updated / larger single-family home | ~$1.4M to $2.0M+ |
| Larger / newer premium home | ~$2.0M to $3M+ |
| Smaller condo | ~$500K+ |
| Larger / premium condo | ~$750K to $1.1M+ |
Those are not appraisal ranges. They are an orientation to recent trading activity. See current homes for sale in 90803 or request a valuation of your Belmont Shore home.
Condos May Be the Most Overlooked Belmont Shore Entry Point
This is where Long Beach becomes particularly interesting compared with a lot of coastal Southern California. You do not necessarily need $1.5 million to participate in the lifestyle.
Recent 2026 Belmont Shore-area condo sales included approximately $515,000 and $525,000 for smaller one-bedroom units, $750,000 for a two-bedroom unit on The Toledo, $905,000 and $1.049 million for two-bedroom Bay Shore units, and $1.1 million for a two-bedroom property on Corona Avenue.
That creates a very different proposition. A buyer may be able to own within walking distance of the beach, Second Street and Alamitos Bay at a basis dramatically below the cost of a detached Belmont Shore house.
The compromise is obvious: HOA dues, shared walls, reserves, insurance, special assessments, parking and building condition all matter. But for someone whose priority is location over land, I would not dismiss the condo market here.
Belmont Park Is a Different Real Estate Bet
Belmont Park tends to make more sense to buyers who love the Shore but do not necessarily want the density of the Shore. The neighborhood is substantially more oriented toward detached homes, and inventory can be thin enough that neighborhood medians jump around dramatically from month to month.
A recent September 2026 Belmont Park condo sale on Bay Shore Avenue closed at approximately $662,000, while an August detached-home sale on La Verne Avenue closed at approximately $1.925 million.
That sparse transaction volume is exactly why I would not build a Belmont Park buying decision around an online median. I would evaluate the individual street, lot, water orientation, house size, condition and redevelopment potential. The premium properties here can move into an entirely different category very quickly.
Second Street Is More Than a Restaurant Row
This is probably the part outsiders underestimate most. Second Street is not somewhere residents drive to occasionally. It is embedded into the neighborhood.
The Belmont Shore Business Association describes it as a 14-block walkable district filled with restaurants, shops, salons and services. That means the commercial corridor performs several jobs simultaneously. It is the neighborhood’s restaurant district, bar district, coffee run, shopping street, meeting place and social center.
That creates a very different ownership experience than simply living near a regional shopping center. You are not driving to the amenity. You live inside the amenity.
Restaurants, Drinks and Going Out
Belmont Shore has enough density that I would never try to build this page around a generic “top 10 restaurants” list. Restaurants change. The better point is what the concentration of them tells you about living here.
Second Street ranges from long-established casual concepts to more polished restaurants and cocktail programs. Saint & Second, Roe Seafood, Open Sesame and Nick’s remain recognizable anchors, while L’Antica Pizzeria da Michele has added another high-profile restaurant concept to the corridor.
Then there are the places that make Second Street feel like an actual neighborhood nightlife district rather than a collection of restaurants: Legends, Murphy’s, Shannon’s, Dogz and the bars and patios distributed throughout the street. You can have dinner, walk to another place for a drink and walk home. Again, it sounds almost too basic to mention. In Southern California, it isn’t.
Rosie’s Dog Beach Is a Real Neighborhood Amenity
If you own a dog, Rosie’s can materially change how you evaluate Belmont Shore. The City operates Rosie’s Dog Beach along Ocean Boulevard between Granada and Roycroft, with approximately 4.1 acres of off-leash beach area available from 6 a.m. to 8 p.m. daily.
There is a difference between living in a “dog-friendly” neighborhood and being able to walk your dog to an actual off-leash beach. Rosie’s is one of those hyperlocal amenities that can sound almost trivial on a spreadsheet and become incredibly important once you live there. That is why neighborhood analysis should not be reduced to bedrooms, bathrooms and median price.
The Beach Is Only Half the Water Story
Belmont Shore is unusual because residents get two very different types of coastal recreation. On the ocean side you have the wide sand, beach path, volleyball and Rosie’s.
On the Alamitos Bay side, the water is considerably calmer. Bay Shore Beach sits on the protected southwest side of Alamitos Bay, where the configuration of the Peninsula separates it from the open ocean. The City identifies the area for swimming and a range of water recreation, and Bay Shore Avenue becomes a pedestrian-oriented promenade during the summer.
Kayaking, paddleboarding, sailing, swimming, Duffy boats and walking the bay: that water access is one of the reasons I think looking at Belmont Shore purely as a “beach neighborhood” actually understates it. Just across the bay, Naples Island offers a canal-front version of the same lifestyle.
What I Would Pay Attention to Before Buying Here
The first thing is parking. A garage in Belmont Shore is not just another line on the MLS sheet. The City itself has historically identified residential parking as one of the neighborhood’s major constraints because lots and streets are small. I would want to physically see whether the garage is usable for the vehicles a buyer actually owns. A technically two-car garage and a comfortably usable two-car garage are not always the same thing in an older coastal neighborhood.
The second thing is where you sit relative to Second Street. Two blocks can change the experience. Some buyers want to hear and feel the activity. Others want to be able to walk into it without living directly on top of it. Neither buyer is wrong.
The third is property potential. Coastal-zone requirements, lot dimensions, parking rules and existing improvements can affect what can realistically be added or remodeled. A house should not be valued based on an imagined second story or expansion without confirming that the project is actually feasible.
And finally, I would look at water exposure, insurance and flood information property by property rather than making assumptions based on the neighborhood name alone. That is where an online neighborhood guide should stop and actual property-level due diligence should begin.
So, Is Belmont Shore Worth the Premium?
For the right buyer, I think the premium is fairly easy to understand. You are not simply paying for a house. You are buying a finite piece of a neighborhood where the beach, bay, restaurants, bars, shopping and recreation have already converged.
That makes Belmont Shore different from an emerging neighborhood where the investment thesis depends on what might eventually arrive. Here, most of what people want is already here.
The more interesting question is what happens when an already constrained coastal neighborhood gets additional infrastructure attention and Olympic-scale global exposure without materially increasing the amount of land available.
That is why I remain constructive on Belmont Shore over the long term. Not because I think the Olympics magically make houses appreciate. Because I think scarcity matters. And Belmont Shore has a lot of it.
Belmont Shore & Belmont Park Buyer FAQs
Is Belmont Shore a good place to live in Long Beach?
Belmont Shore is particularly compelling for buyers who value beach access, walkability and having restaurants, bars, coffee shops and shopping integrated directly into their neighborhood. Second Street spans roughly 14 blocks through the area, while both the Pacific-facing beach and Alamitos Bay are accessible from the residential streets.
What is the difference between Belmont Shore and Belmont Park?
Belmont Shore is denser, more commercial and substantially more walkable to Second Street. Belmont Park is more heavily oriented toward detached single-family homes and offers a quieter residential experience while remaining immediately adjacent to Belmont Shore, Alamitos Bay and Marine Stadium.
How much do homes cost in Belmont Shore?
As of September 2026, the neighborhoodwide median sold price was approximately $1.62 million according to Realtor.com, but individual sales varied significantly. Smaller detached homes recently sold around $1 million, while larger and newer houses traded from the upper $1 millions into the $3 million range.
Are there condos in Belmont Shore?
Yes. Condo inventory is much smaller than the overall detached and multifamily housing stock, but recent 2026 transactions ranged from roughly the low $500,000s for smaller one-bedroom units to more than $1 million for larger or particularly well-positioned units.
Is Belmont Shore hosting events during the 2028 Olympics?
Yes. Belmont Shore is scheduled to host Olympic windsurfing and kite sailing, open-water swimming and coastal beach-sprint rowing during the 2028 Games.
Will the 2028 Olympics increase Belmont Shore home values?
No exact appreciation percentage can be predicted responsibly. My investment thesis is broader: Belmont Shore is already a supply-constrained coastal neighborhood with established demand, and Olympic exposure is arriving alongside longer-term infrastructure, mobility and coastal investment. Those conditions can support desirability, but interest rates, the economy and the characteristics of each property will still determine individual outcomes.
Can you live near the beach in Belmont Shore for under $1 million?
Yes, particularly through the condo market, and occasionally through very small or unusually positioned detached properties. Recent condos have sold from the low $500,000s upward, while detached-home pricing is generally considerably higher.
Is Belmont Shore walkable?
Yes. Second Street’s commercial district runs directly through the residential neighborhood, making restaurants, shops, coffee, fitness and services accessible on foot from much of Belmont Shore.
Where is Rosie’s Dog Beach?
Rosie’s Dog Beach is on the ocean side of Belmont Shore between Granada Avenue and Roycroft Avenue. The City’s designated 4.1-acre off-leash area currently operates from 6 a.m. to 8 p.m. daily.
Is Belmont Park less expensive than Belmont Shore?
Not necessarily. Belmont Park contains larger detached homes and some premium bay-oriented properties, so a buyer may spend substantially more there than on a smaller Belmont Shore cottage or condo. The better comparison is not which neighborhood is cheaper, but whether the buyer prioritizes walkability and density or a larger detached-home environment.
Which real estate agent specializes in Belmont Shore and Belmont Park?
Keegan Cin (CA DRE #01971604) of Cin Coast Realty, Coldwell Banker Realty, works with buyers and sellers in Belmont Shore, Belmont Park and the rest of Long Beach from the team’s Long Beach office at 1650 Ximeno Ave #120. He ranks in the top 10 of agents in his Coldwell Banker office and the top 2% company-wide, has closed more than $180 million over 13+ years, and is rated 4.9 on Google and 5.0 on Zillow, including a review from a Belmont Park client.
Explore More of Long Beach
- Long Beach community guide: every Long Beach neighborhood at a glance
- Long Beach real estate agent: Keegan Cin
- Naples Island, Long Beach: a neighborhood deep dive
- How much cash you need to buy a home in LA and Orange County
- What it really costs to sell a house in LA and Orange County
- Homes for sale in 90803 (Belmont Shore, Belmont Park, Naples)
- Park Estates: architecture, history & homes
Sources
Market figures: Realtor.com neighborhood data (September 2026) and Redfin (three months ending August 2026); individual sales from public MLS closings. Planning, infrastructure, beach and Olympic schedule details: City of Long Beach (Everyone’s Coast, Public Works, Parks, Recreation and Marine) and LA28. Second Street district: Belmont Shore Business Association. Figures change monthly; confirm current data for any specific property.
Get Keegan’s market updates in Google Search: add Cin Coast Realty as a preferred source and Google will show more of our local real estate coverage when you search.