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Compare towns

Ladera vs Belvedere

36 miles apart. The biggest differences: street grid (3.4× in Ladera) and homeowners (+28.3 pts renters in Belvedere).

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Ladera, CAOne of the healthiest townsCalifornia · 1,297 people
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Belvedere, CAHomes around $4.97MCalifornia · 2,345 people
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Where each one shines

Two towns, two different strengths

What each town does better than most of its state (not better than each other). Tap one to see the page behind it.

LaderaOne of the healthiest towns
HealthHealthier than 98%of U.S. towns on CDC estimates SchoolsBetter than 80%of CA districts All about Ladera →
BelvedereHomes around $4.97M
Housing$4.97M typical home550% above the CA typical home HealthHealthier than 98%of U.S. towns on CDC estimates SafetySafer than 87%of U.S. towns we grade All about Belvedere →
The biggest differences

Where they part ways

The rows below where the towns are furthest apart, beyond the Census margin of error. The full table is further down.

Street grid3.4×
Ladera has the more walkable street grid
Ladera 106Belvedere 31.3
Homeowners+28.3 pts renters
Belvedere has more renters
Ladera 96.2%Belvedere 67.9%
Average commute11 min
Ladera has the shorter commute
Belvedere 31 minLadera 21 min
Seasonal homes+14.3 pts
Belvedere has more second homes
Belvedere 14.3%Ladera 0%
Growth since 2010+6.4 pts
Ladera has grown faster since 2010
Ladera +9.2%Belvedere +2.8%
Conserved land+12.7 pts
Belvedere has more conserved land
Belvedere 13.9%Ladera 1.2%
★ What stands out · Monthly cost

A typical home costs $16,810 more a month in Belvedere

A typical home in each town, bought with 20% down at 6.3% for 30 years, plus property tax at the town’s own rate and insurance. Change the numbers to fit you.

Ladera$11,320/mo
Typical home $2M (Census) · tax rate 0.50%+ · Housing →
Belvedere$28,130/mo
Typical home $4.97M (Zillow) · tax rate 0.50%+ · or rent about $3,501/mo · Housing →

The difference: $16,810 a month, about $201,700 a year, between Belvedere and Ladera.

Estimates, not a quote: your price, rate, tax bill and insurance will differ. Tax rate = the Census median tax bill over the median home value; “+” means the Census top-codes that town’s bill at $10,000, so its real rate is higher.

Report cards

Grades and rankings, side by side

Our letter grades for safety, schools and health, then every California ranking list both towns are on. A grade is one measure; read the page behind it.

Safety
–LaderaNot graded ABelvedereSafer than 87% of U.S. towns
Schools
A−LaderaBetter than 80% of districts in the state –BelvedereNot graded
Health
A+LaderaHealthier than 98% of U.S. towns A+BelvedereHealthier than 98% of U.S. towns
Life in each

What daily life feels like in each

The weather, the land, the history and the people, row by row. None of it is a grade: more snow is a plus to a skier.

Seasons
LaderaBelvedere
Snow a year0″0″
January low41°F—
July high81°F—
Growing season (days)333d—
Hazard risk (U.S. pctl)91st96th
Outdoors & history
LaderaBelvedere
Trails0 mi0 mi
Conserved land1.2%13.9%
National Register places—1
Archive photos—18
Famous people born here—6
Community
LaderaBelvedere
Posts this month00
Neighbors joined00

A dot marks the most on each row. Climate: NOAA 1991–2020 normals at the nearest station. Hazard risk: FEMA National Risk Index, expected yearly damage vs U.S. towns.

Where they are

36 miles apart

Straight-line miles between town centers.

LaderaCABelvedereCA
Ladera ↔ Belvedere36 miles apart
Everything, side by side

What matters to you?

Pick a few. Those rows jump to the top and the best fit on each is marked. There’s no overall score: what matters is up to you.

LaderaBelvedere
People
Population 1,297Lowest 2,345Highest
Growth since 20102010 → 2020 census +9.2%Highest CA: +6.1% +2.8%Lowest CA: +6.1%
Median age 59.6±15.4Highest 57% above CA 49±5.7Lowest 29% above CA
Ladera and Belvedere are within the Census margin of error here, so we can’t say which is really higher.
Kids under 18 19.4%±8.6Lowest CA: 22% 24.5%±5.2Highest CA: 22%
Belvedere and Ladera are within the Census margin of error here, so we can’t say which is really higher.
Age 65+ 38%±12.6Highest CA: 15.7% 24.9%±2.4Lowest CA: 15.7%
Ladera and Belvedere are within the Census margin of error here, so we can’t say which is really higher.
Bachelor’s degree+adults 25+ 90%Highest CA: 37.1% 87.4%Lowest CA: 37.1%
Enrolled in collegeshare of residents 6.8%±5.3Highest CA: 7.6% 2.7%±1.7Lowest CA: 7.6%
Ladera and Belvedere are within the Census margin of error here, so we can’t say which is really higher.
Cost of living
Household incomemedian $235,750±$130kLowest 138% above CA $250,001Highest 152% above CA
Home valuemedian, owner-occupied $2,000,001 172% above CA $2,000,001 172% above CA
Rentmedian gross, monthly — $3,501 72% above CA
Property taxmedian, yearly $10,000+ at least 95% above CA $10,000+ at least 95% above CA
Renters paying 30%+of income on rent 100%±99Highest CA: 55.3% 63%±13.1Lowest CA: 55.3%
Ladera and Belvedere are within the Census margin of error here, so we can’t say which is really higher.
Below poverty line 1.5%Lowest CA: 12% 5.9%Highest CA: 12%
Housing
Homeownersof occupied homes 96.2%Highest CA: 55.9% 67.9%Lowest CA: 55.9%
Typical home builtmedian year 1962Highest 14 yrs older than CA 1959Lowest 17 yrs older than CA
Getting to work
Average commuteone way 21 minLowest 28% below CA 31 minHighest 9% above CA
Work from home 37.2%±11.9Lowest CA: 17.2% 59.4%±11.4Highest CA: 17.2%
Belvedere and Ladera are within the Census margin of error here, so we can’t say which is really higher.
Work in townworking residents 1.3%Lowest 4.1%Highest
Typical commute distancemedian, straight-line 12.3 miHighest 7.8 miLowest
Jobs per working residentover 1.5 = a job hub 0.70Lowest 0.73Highest
Top workplaceoutside town San Francisco (9%)San Francisco (37%)
Between these townsresidents who work in the others Few work in BelvedereFew work in Ladera
Outdoors
Conserved landshare of the town 1.2%Lowest 13.9%Highest
Trailsmapped miles 0.2 miHighest 0.0 miLowest
Trail densitymiles per sq mi 0.5 miHighest 0.0 miLowest
Parks & preservesnamed on the map 1Lowest 2Highest
Street connectivityintersections per sq mi, a walkability measure 106Highest 31.3Lowest
California average“±” Census margin of errorACS 2020–2024
Deciding?

Ask the people who live there

The numbers stop at the town line. Neighbors can tell you about the commute at 7am, the schools, the winters and the feel of the place.

Ladera neighborsTown Square →

Your question goes to Ladera’s Town Square.

Belvedere neighborsTown Square →

Your question goes to Belvedere’s Town Square.

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Bordering Ladera

+ Compare
Portola Valley4,305 people · $2M homes

Towns like Ladera

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Rolling Hills1,509 people · $2M homes
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Bradbury788 people · $2M homes
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Hidden Hills2,150 people · $2M homes
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Ross2,606 people · $2M homes

Sources: U.S. Census Bureau American Community Survey 5-year estimates, 2010 & 2020 censuses, LEHD commute flows; Zillow Home Value Index; NCES Common Core of Data; FBI crime reporting; CDC PLACES; FEMA National Risk Index; NOAA U.S. Climate Normals 1991–2020; USGS PAD-US and OpenStreetMap. “±” is the Census margin of error; differences inside it are never called. Property tax is top-coded by the Census at $10,000+. There is no overall score: which town is better depends on what matters to you.

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