Belmont for families buying in Boston metro

Pick 3

02478

Winn Brook / Butler / Burbank / Wellington -> Chenery Upper Elementary / Belmont Middle -> Belmont High School

MGH: 12-18 min via Storrow Dr or Mass Pike — easily within 30 min cap. Kendall: 12-15 min by car. No direct Red Line (must drive to Alewife or Harvard) — slightly less transit-friendly for husband.

The K-12 pipeline

Sold comps and street-level targeting

• 4 Palfrey Rd sold for $1,400,000 on 2025-04-24; 4/2.5, 2,314, $605/sqft.
• 30 Payson Rd sold for $1,750,000 on 2026-01-28; 5/2.5, 3,124, $560/sqft.
• 60 Kilburn Rd sold for $1,970,000 on 2025-12-05; 4/2.5, 1,915, $1,029/sqft.
• 68 Payson Rd sold for $1,995,000 on 2025-11-07; 4/3, 2,563, $778/sqft.

• Top-tier K-12 schools — #6 elementary, #9 high school in Massachusetts
• Confirmed Harvard pipeline per Harvard Crimson
• Brand-new $256M combined middle/high school building
• Wife’s MGH commute is the shortest of any zone (12-18 min)
• Belmont Sports Complex / Skip Viglirolo Rink for hockey
• Tree-lined streets, classic suburb feel

• Median 4bd SFH is $1.7-2.0M — your $1.5M is at or below the entry floor
• Only one in-window comp (4 Palfrey at $1.4M) actually fits budget — inventory is brutal
• 76% AP participation = pressure-cooker; on the edge of your MEDIUM tolerance
• Property tax ~1.20% is on the higher side
• No subway access — husband drives or hops a bus to Cambridge
• Belmont Hill side is a different ecosystem — premium pricing for prestige