Half Moon Bay · San Mateo County

El Granada

El Granada is an unincorporated Coastside community between Pillar Point Harbor and Highway 1, featuring a distinctive grid of alphabetical streets and a strong community identity.

Median Sale
$1,500,000
March 2026 · 5 closings

El Granada Real Estate Market Snapshot

Median Sale Price
$1,500,000
-14.3% vs prior-year median
Avg. Days on Market
34
% List Price Received
106%
Months of Inventory
2.8
Homes Sold (March 2026)
5
Median price trend
2025 · $1,750,000 March 2026 · $1,500,000
List-price received
106%
90%100%120%+

As of March 2026 · Source: SAMCAR/MLSListings

Living in El Granada

El Granada is an unincorporated Coastside community in San Mateo County, sitting between Pillar Point Harbor and the bluffs of Half Moon Bay to the south. The neighborhood's defining feature is its 1906 Daniel Burnham-derived radial street grid layered over alphabetical street names (Avenue Alhambra, Avenue Balboa, Avenue Cabrillo, and so on), which produces longer block geometry than the rectangular grids found in most Peninsula cities. Most homes are mid-century single-family residences on flat lots ranging from roughly 4,000 to 7,000 square feet.

Schools

El Granada is served by Cabrillo Unified School District, which covers approximately 135 square miles of the San Mateo Coastside including Half Moon Bay, El Granada, Moss Beach, and Montara (Cabrillo Unified School District). El Granada Elementary School is located within the neighborhood; CUSD students converge at Cunha Intermediate for middle school and Half Moon Bay High School for high school. Families may request any in-district elementary school regardless of attendance area, subject to capacity.

Lifestyle

Daily life in El Granada centers on Pillar Point Harbor and the surrounding Coastside Trail along the bluffs. The neighborhood offers walkable harbor access, surfing at Mavericks just north of Pillar Point, and weekend farmers' markets in nearby Half Moon Bay. Quarry Park's redwood and Monterey pine canopy sits at the east edge of the community, and the El Granada Beach access point lies a short walk from the central residential grid. Coastal fog shapes daily patterns more than inland Peninsula weather does.

Commute

Highway 1 runs along the western edge of El Granada, providing direct north-south access to Pacifica and San Francisco (roughly 25 to 35 minutes north) and to Half Moon Bay proper (5 to 10 minutes south). State Route 92 climbs east over the coastal range to connect with US-101 and Interstate 280 in San Mateo, typically a 25 to 35 minute drive depending on weather and weekend traffic. There is no Caltrain or BART service; the nearest rail access is the Hillsdale or Millbrae stations across the hill.

Market

The El Granada Market Right Now

El Granada inherits its market signal from the broader Half Moon Bay Coastside corridor, where the 2025 annual median single-family sale price was $1,750,000 across 101 closings, with average days on market at 47 and list-to-sale price ratio at 99% (SAMCAR/MLSListings 2025 annual). March 2026 readings showed median price at $1,500,000 across 5 closings, with list-to-sale at 106% and inventory at 23 active listings (SAMCAR/MLSListings March 2026). El Granada parcels typically sit at or modestly below the Half Moon Bay city median because the neighborhood's lot sizes are smaller than rural Coastside parcels and most homes are mid-century single-story rather than newer estate construction.
Transactions

What Buyers and Sellers Should Know About El Granada

Because El Granada is unincorporated, San Mateo County land use rules govern zoning, building, and tree review rather than the City of Half Moon Bay Municipal Code. The entire community sits within the California Coastal Zone, so any new construction, addition, or significant exterior alteration requires a Coastal Development Permit reviewed against the applicable Local Coastal Program (San Mateo County Planning). Sewer service is provided by Granada Community Services District, a member agency of Sewer Authority Mid-Coastside (SAM) along with the City of Half Moon Bay and Montara Water and Sanitary District (City of Half Moon Bay - SAM). Real property transfer tax follows the San Mateo County base rate of $1.10 per $1,000, with no city surcharge since the neighborhood is unincorporated.
Field Notes

Market Notes by Lisa M. Lum

Recent Coastside transactions through early 2026 suggest El Granada continues to draw two buyer profiles: Peninsula commuters trading inland square footage for harbor proximity and ocean access, and equity buyers exiting denser Bay Area markets. Pricing remains tied closely to Half Moon Bay's median rather than tracking inland San Mateo County. Lot orientation, fog exposure, and proximity to Highway 1 noise are the recurring variables that move price within the alphabetical grid.

Updated 2026-05-06

Frequently Asked Questions about El Granada

Is El Granada part of the city of Half Moon Bay?
No. El Granada is an unincorporated Coastside community in San Mateo County, located just north of Half Moon Bay city limits between Pillar Point Harbor and Highway 1. County land use rules apply, not Half Moon Bay Municipal Code.
Who provides sewer service in El Granada?
Granada Community Services District provides sewer collection in El Granada and is a member agency of Sewer Authority Mid-Coastside (SAM), the joint powers authority that also includes Half Moon Bay and Montara Water and Sanitary District for wastewater treatment.
Do I need a Coastal Development Permit to remodel in El Granada?
Most exterior additions, new construction, and significant alterations in El Granada require a Coastal Development Permit because the entire community sits within the California Coastal Zone. San Mateo County Planning reviews permits under the applicable Local Coastal Program.
What schools serve El Granada?
Cabrillo Unified School District serves El Granada, with El Granada Elementary located in the neighborhood, Cunha Intermediate for middle school, and Half Moon Bay High School for grades 9 through 12. Families may request any in-district elementary school subject to capacity.
How does El Granada pricing compare to Half Moon Bay overall?
El Granada pricing typically sits at or modestly below the Half Moon Bay city median because lot sizes are smaller than rural Coastside parcels and the housing stock skews mid-century single-story rather than newer estate construction. Buyers should confirm individual parcel comps before pricing.
What is the transfer tax in El Granada, San Mateo County?
San Mateo County charges a base transfer tax of $1.10 per $1,000 of consideration, paid by the seller at close. Some cities add a local supplemental tax. El Granada does not impose an additional municipal transfer tax beyond the county base.
Does El Granada require a sewer lateral inspection at sale?
Several San Mateo County jurisdictions require a private sewer lateral compliance certificate before close of escrow. The requirement varies by city — confirm with your transaction coordinator early in the listing process.
What disclosures are required when selling a home in El Granada?
California requires Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint (pre-1978), water-conserving plumbing fixtures, and smoke and carbon monoxide alarm certifications. San Mateo County properties may also require sewer lateral compliance and local supplemental disclosures.
What is the difference between median and average home price in El Granada?
Median price is the middle number when all sale prices are sorted — half of homes sold above, half below. It resists distortion from a few very expensive sales. Average price is the arithmetic mean and can be skewed upward by individual high-end transactions. Median is the more reliable indicator of typical El Granada home pricing.

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Last updated 2026-05-06 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150