How do I find off-market luxury homes in Los Angeles?

Belmont Brokerage provides exclusive access to off-market luxury properties across Los Angeles, Beverly Hills, Glendale, Burbank, and Pasadena. Our agents leverage private networks and AI-powered market analysis to surface properties before they hit the MLS. Schedule a private showing through our website to explore available inventory.

What neighborhoods does Belmont Brokerage serve in Los Angeles?

Belmont Brokerage serves all of Greater Los Angeles including Beverly Hills, Glendale, Burbank, Pasadena, DTLA, North Hollywood, Studio City, Sherman Oaks, Encino, Woodland Hills, Eagle Rock, Silverlake, Los Feliz, Atwater Village, Highland Park, La Crescenta, Tujunga, and Sun Valley. We specialize in both luxury residential and commercial real estate across these markets.

How do I list my property with Belmont Brokerage?

To list your property with Belmont Brokerage, contact us at (818) 967-6311 or email brokerage@bbandm.com. Our team will provide a complimentary AI-powered Comparative Market Analysis (CMA), professional staging recommendations, and a customized marketing strategy. We list on the MLS and through our exclusive off-market network for maximum exposure.

Does Belmont Brokerage handle commercial real estate?

Yes. Belmont Brokerage handles commercial real estate transactions including office spaces, retail locations, multi-family investments, and mixed-use developments throughout Los Angeles County. Our commercial division provides investment analysis, lease negotiations, and 1031 exchange guidance.

What technology does Belmont Brokerage use for market analysis?

Belmont Brokerage combines California MLS data with internal valuation and offer-strategy workflows, plus compliance-aware document tooling. Agents get data-driven pricing context grounded in active listings and recent market activity.

Is Belmont Brokerage a licensed California real estate brokerage?

Yes. Belmont Brokerage Inc. operates under California Department of Real Estate (DRE) license #02431308. Listings shown from the MLS follow participating board rules, including attribution and IDX display requirements.

How do I search for homes for sale on Belmont?

Use the search bar on bbandm.com to search by city, ZIP code, neighborhood, or address. You can filter by price, beds and baths, property type, and status. Map view updates results as you move the map, and you can save homes you like for later.

856 Andromeda — Foster City — 3 Beds • 3 Baths • 1,546 Sq Ft | Belmont Brokerage | Belmont Brokerage

Active

+70 more

$1,488,000

33 DOM

$962/sqft3 bd3 ba1,546 sqftHOA ~680/mo

Call

856 Andromeda Foster City, CA 94404

727sqft lot

Stunning waterfront townhome on an exclusive island! Incredible lagoon view. Extremely sunny and bright with skylight. Spacious floor plan of 1546 sqft, 3 bedrooms and 2.5 bathrooms. Beautifully remodeled with modern finishes. Large primary suite with personal retreat with spectacular water and mountain view. Amazing modern kitchen with quartz countertops and backsplash, white cabinets with soft close, stainless steel kitchen appliances. Luxurious primary bathroom with quartz countertop, double sinks, LED mirror. Stylish light fixtures, closet doors and organizers. Elegant laminate floor, recessed LED lights, remodeled fireplace. In-unit laundry and side-by-side two car garage. Sunbathed low maintenance backyard overlooks spectacular lagoon and west mountains. HOA has pool, clubhouse, tennis courts, and covers building structure, water, sewer, garbage, and unit fire insurance. Close to walking trail by lagoon and across street from award winning FC Elementary School & Edgewater Plaza. Easy access to HWYs 101 & 92.

MLS ML82038204

(650) 589-1000 (Office) 650-922-3168 (Cell) andy@andygan.com

Est. payment

$10,188/mo

Principal & interestTaxesInsuranceHOA

$7,524$1,550$434$680

Down %

Rate %

Years

Down payment: $297,600 · Total cost: $3,006,290

Mortgage vs rent

Compare estimated owner carrying cost (same loan math as above) to a gross rent estimate from a price-based multiplier (not a comp lease).

Est. carrying cost$10,188/mo

Principal & interest: $7,524
Est. property tax: $1,550
Est. insurance: $434
HOA (normalized / mo): $680
Down payment: $297,600

Est. gross rent$6,200/mo

Gross rent ≈ list price ÷ (20 × 12). Adjust the multiplier to match how you underwrite (typical investor GRM bands are often ~16–24 for SFR, market-dependent).

Rent − carrying cost (illustrative)$-3,988/mo

Down payment20%

6.5% APR, 30-year amortization — same P&I formula as the payment calculator above.

Gross rent multiple (annual)20×

Not financial advice. Mortgage uses standard amortizing P&I; taxes and insurance are rough California-style estimates (1.25% / yr tax, 0.35% / yr insurance). Rent is gross (no vacancy or management); actual market rent requires comps or a lease listing.