San Mateo County · Coastside Coastal Zone

Half Moon Bay

Where the Peninsula meets the Pacific — coastal land, ocean air, and a town that takes its pace seriously

Median Sale
$1,687,500
April 2026 · 10 closings

Half Moon Bay Real Estate Market Snapshot

Median Sale Price
$1,687,500
-3.6% vs prior-year median
Avg. Days on Market
21
% List Price Received
99%
Months of Inventory
3.5
Homes Sold (April 2026)
10
Median price trend
2025 · $1,750,000 April 2026 · $1,687,500
List-price received
99%
90%100%120%+

As of April 2026 · Source: SAMCAR/MLSListings

Living in Half Moon Bay

Most people who work on the San Francisco Peninsula have driven Highway 92 over the mountains to the coast at least once and felt the immediate, disorienting shift: from tech corridor to working coastside town in the span of a 20-minute drive. Half Moon Bay sits on the Pacific side of those same mountains, still San Mateo County and still legally part of the Peninsula, but operating at a different frequency. The fog is real, the surf break at Mavericks is real, the pumpkin farms are real, and the lifestyle that draws buyers here is one that the Bay Side, for all its amenities, cannot replicate. The city proper is small, about 12,000 residents.

Half Moon Bay anchors a broader unincorporated Coastside that includes Miramar, Princeton-by-the-Sea, El Granada, Moss Beach, and Montara, each with its own micro-character. El Granada has a grid of alphabetical streets and a strong community identity. Princeton has Pillar Point Harbor, a working fishing marina that also hosts whale-watching, kayaking, and Half Moon Bay Brewing Company. Miramar has acclaimed restaurants and the Ritz-Carlton Half Moon Bay, whose oceanfront location on the bluffs above Francis State Beach is the Coastside's most prominent luxury hotel. The Coastside also features the Half Moon Bay Golf Links, three golf courses, and the annual Pumpkin Festival drawing 250,000 visitors each October.

The entire city is located within the California Coastal Zone, which means every project requires a Coastal Development Permit (CDP) under Municipal Code Chapter 18.20 in addition to standard zoning review. Half Moon Bay is served by Cabrillo Unified School District (CUSD), which covers approximately 135 square miles of the San Mateo Coastside. CUSD operates 4 elementary schools, Cunha Intermediate (middle school), Half Moon Bay High School, and Pilarcitos High School (alternative). Sewer service comes from Sewer Authority Mid-Coastside (SAM), a Joint Powers Authority of Half Moon Bay, Granada Community Services District, and Montara Water and Sanitary District. Sea-level-rise and coastal-erosion considerations are increasingly relevant for blufftop and beachfront properties (see California homeowners insurance and coastal hazards).

Schools

Half Moon Bay is served by Cabrillo Unified School District (CUSD), which covers approximately 135 square miles of the San Mateo Coastside, serving Half Moon Bay, El Granada, Moss Beach, and Montara. CUSD operates 4 elementary schools (Farallone View, Alvin S. Hatch, Kings Mountain, El Granada), Cunha Intermediate Middle School, Half Moon Bay High School, and Pilarcitos High School (alternative for grades 10-12 needing a smaller setting). Elementary schools are assigned by residence area, but parents have the option of sending students to any school within the district boundary. All CUSD students converge at Cunha for middle school and Half Moon Bay HS for high school. Class sizes are smaller than most Peninsula districts, the arts and outdoor programs are strong, and academic rigor is steady but not at the top of the Peninsula rankings; the district excels at community fit and outdoor orientation.

Lifestyle

Half Moon Bay's lifestyle is defined by the Pacific Ocean: surfing at Mavericks (one of the world's most renowned big-wave breaks), Pillar Point Harbor for fishing and whale-watching, Francis State Beach, and miles of coastal trail along the Half Moon Bay State Beaches. The annual Pumpkin Festival in October draws 250,000 visitors. Three golf courses include the Half Moon Bay Golf Links along the bluffs. The Ritz-Carlton Half Moon Bay anchors the luxury hospitality scene. Restaurants include Cetrella, Sam's Chowder House, Pasta Moon, and Half Moon Bay Brewing Company. Purisima Creek Redwoods open space, Cowell Ranch, and Rancho Corral de Tierra provide hiking and equestrian access into the foothills. The Coastside Farmers Market operates Saturdays.

Commute

Half Moon Bay sits along Highway 1 and Highway 92, which connects to I-280 and US-101 over the coastal mountains. Driving time to mid-Peninsula employers ranges 25 to 35 minutes depending on traffic; the Highway 92 commute over the mountains is highly weather and traffic dependent and can extend significantly during fog or accidents. SFO is approximately 30 minutes north via Highway 1 and Highway 380. Major Peninsula employers within commute range include Genentech in South San Francisco (35 minutes), Oracle in Redwood Shores (30 minutes), Meta in Menlo Park (35 minutes), and Google and Apple in the South Bay (45 to 60 minutes). SamTrans Coastside Express provides limited bus service. There is no Caltrain station on the Coastside; commuters drive to Hillsdale or Millbrae stations.

Market

The Half Moon Bay Market Right Now

Half Moon Bay's single-family resale market through Q1 2026 reflects a small-volume, highly bifurcated coastal market. The March 2026 single-family median sale price was $1,500,000 across just 5 closings, with average price at $1,707,000 and average price per square foot at $833 (SCCAOR/MLSListings San Mateo County data). The list-to-sale ratio reached 106 percent on average days on market of 34. Calendar year 2025 closed at 101 single-family sales with a median of $1,750,000 and average of $1,937,881 at 99 percent of list and 47 days on market. The March 2026 median dipped relative to the 2025 annual largely because the 5-closing monthly sample skewed toward inland inventory rather than the blufftop and ocean-view segments that pull the annual median upward. Overbid intensity actually strengthened in March (106 percent versus 99 percent annual), suggesting that well-prepared listings continue to draw multiple offers even as days-on-market lengthen for higher-priced coastal listings. Half Moon Bay offers the most accessible Peninsula entry point at this price level with full Coastside lifestyle access; sellers in the inland Highlands or Ocean Colony submarkets should anticipate multiple-offer scenarios within 30 days. Blufftop and beachfront properties carry premiums of 20 to 50 percent over comparable inland parcels but face longer marketing windows of 60 to 90 days due to thinner buyer pools and complex coastal-hazard disclosures (see California coastal homeowner insurance considerations).
The entire city of Half Moon Bay sits within the California Coastal Zone — every project requires a Coastal Development Permit. — Half Moon Bay public records
Transactions

What Buyers and Sellers Should Know About Half Moon Bay

Half Moon Bay public-records facts shape transactions in 2026 and beyond. Most fundamentally, the ENTIRE city is located within the California Coastal Zone, so every project requires a Coastal Development Permit (CDP) under Municipal Code Chapter 18.20 in addition to standard zoning review. The Local Coastal Land Use Plan (LCLUP) was comprehensively updated in October 2020 and certified by the California Coastal Commission in April 2021 (City of Half Moon Bay Local Coastal Program). Residential zoning districts (R-1 Single-Family, R-2, R-3) are governed by Municipal Code Chapter 18.06. Half Moon Bay is a general law city; total documentary transfer tax is $1.10 per $1,000 of consideration, split equally between city and county (Half Moon Bay Municipal Code Chapter 3.16). The Heritage Tree Ordinance (Municipal Code Chapter 7.40) defines a Heritage Tree as any tree on public OR private property with a trunk diameter of at least 12 inches; a Heritage Tree Permit is required for any removal or significant alteration (Half Moon Bay Heritage Tree Ordinance). Sewer service is provided by Sewer Authority Mid-Coastside (SAM); properties on private septic systems (mostly in unincorporated areas) follow San Mateo County Environmental Health rules and California state pre-transfer septic inspection requirements. Critical NHD disclosures particularly relevant include: FEMA Special Flood Hazard Areas (city has adopted FEMA FIRM maps dated June 3, 1986 plus amendments); coastal erosion / bluff retreat zones; tsunami inundation zones along the shoreline; Alquist-Priolo Earthquake Fault Zone; and Very High Fire Hazard Severity Zones in surrounding chaparral. Sellers of blufftop, beachfront, and erosion-prone parcels should disclose any prior CDP conditions, public access easements, and any active managed retreat or shoreline-protection litigation/policy affecting the property.
Field Notes

Market Notes by Lisa M. Lum

Market activity in Half Moon Bay through Q1 2026 has shown a bifurcated pattern: inland and Highlands homes in the $1.2 to $2 million range continue to draw multiple offers within 30 days of listing, while blufftop and beachfront estates above $2.5 million carry longer absorption periods of 60 to 90 days. Recent transactions Lisa M. Lum has reviewed in the Highlands, Ocean Colony Estates, and El Granada submarkets suggest that turnkey homes in the $1.5 to $2 million range are receiving three to five offers, with overbid premiums of three to seven percent on well-prepared listings. The blufftop and ocean-view segment requires careful pricing accuracy at list rather than overbid expectations; thinner buyer pools and complex coastal-hazard disclosures lengthen marketing windows. Sellers preparing coastal listings should plan extra time for CDP review, Heritage Tree documentation, and full disclosure of any flood-zone, tsunami-inundation, or erosion-zone designations.

Updated 2026-05-03

Half Moon Bay Neighborhoods

Distinct residential areas within Half Moon Bay, each with its own character, lot patterns, and market dynamics.

  • Ocean Colony Estates

    Ocean Colony Estates is a master-planned community surrounding Half Moon Bay Golf Links, with single-family homes on golf-course-frontage and ocean-view lots. The mandatory HOA governs common areas and architectural standards. Properties range from townhomes to luxury custom estates. Residents enjoy proximity to the Ritz-Carlton, the Half Moon Bay Golf Links Old and Ocean Courses, and direct trail access along the bluffs.

    Explore Ocean Colony Estates →

  • The Highlands

    The Highlands is an established residential neighborhood east of Highway 1 in Half Moon Bay, holding mid-century single-family homes on tree-lined streets. Most addresses fall within Cabrillo Unified School District attendance feeding Cunha Intermediate and Half Moon Bay HS. The Highlands offers a quieter, more inland feel without the coastal-erosion or coastal-access disclosure considerations of blufftop and beachfront properties.

    Explore The Highlands →

  • Miramar

    Miramar is an unincorporated coastal community north of Half Moon Bay city limits, anchored by the Ritz-Carlton Half Moon Bay on the bluffs above Francis State Beach. The neighborhood holds ocean-view custom estates, classic beach cottages, and newer hillside developments. Many parcels are blufftop with coastal-erosion and view-corridor considerations. Miramar restaurants include Mezza Luna and Sam's Chowder House.

    Explore Miramar →

  • 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. Most homes are mid-century single-family residences on flat lots. El Granada Elementary anchors school assignment in CUSD. The community offers walkable access to Pillar Point Harbor, surfing at Mavericks, and the Coastside Trail along the bluffs.

    Explore El Granada →

  • Moss Beach

    Moss Beach, north of El Granada along Highway 1, holds single-family homes on lots ranging from urban-scale to multi-acre coastal-bluff properties. The community is anchored by the Fitzgerald Marine Reserve, a tidepool preserve drawing weekend visitors. Many parcels are on private septic systems regulated by San Mateo County Environmental Health. Moss Beach offers a more remote, low-density coastside feel than Half Moon Bay city proper.

    Explore Moss Beach →

  • Montara

    Montara is the northernmost Coastside community along Highway 1, featuring homes on flat lots near Montara State Beach and Gray Whale Cove. The Montara Water and Sanitary District provides utilities. Most homes are single-family on mid-sized lots, with some hillside parcels offering ocean views. Montara appeals to buyers seeking the most rural and least-developed of the Coastside neighborhoods within reasonable Peninsula commute range.

    Explore Montara →

Frequently Asked Questions about Half Moon Bay

What is the median home price in Half Moon Bay as of 2026?
Half Moon Bay's calendar-year 2025 single-family median sale price was $1,750,000 across 101 sales (SCCAOR/MLSListings San Mateo County data). The March 2026 monthly median came in at $1,500,000 across just 5 closings, but that figure reflects a small-sample skew toward inland inventory rather than the broader market. The annual figure is more representative.
What school district serves Half Moon Bay?
Half Moon Bay is served by Cabrillo Unified School District (CUSD), which covers the San Mateo Coastside (Half Moon Bay, El Granada, Moss Beach, Montara). CUSD operates 4 elementary schools, Cunha Intermediate Middle School, Half Moon Bay High School, and Pilarcitos High School (alternative for grades 10-12).
Why does every Half Moon Bay project require a Coastal Development Permit?
The entire city of Half Moon Bay is located within the California Coastal Zone, so every development project (subdivisions, road extensions, grading, design review, conditional use permits, etc.) requires a Coastal Development Permit (CDP) under Municipal Code Chapter 18.20 in addition to standard zoning and building review.
What coastal hazards do Half Moon Bay buyers and sellers need to disclose?
Required NHD disclosures include FEMA Special Flood Hazard Areas, coastal erosion and bluff retreat zones, tsunami inundation zones along the shoreline, Alquist-Priolo Earthquake Fault Zone, and Very High Fire Hazard Severity Zones in surrounding chaparral. Sellers of blufftop and beachfront properties should also disclose prior CDP conditions and any public access easements.
Does Half Moon Bay require a sewer lateral inspection at sale?
No, Half Moon Bay does not have a city-specific point-of-sale sewer lateral compliance ordinance. However, properties on private septic systems (mostly in unincorporated Coastside areas) must follow San Mateo County Environmental Health rules and California state pre-transfer septic inspection requirements at title transfer.
What's the difference between Half Moon Bay city and the unincorporated Coastside?
Half Moon Bay city has approximately 12,000 residents within incorporated city limits along Highway 1. The unincorporated Coastside includes Miramar, Princeton-by-the-Sea, El Granada, Moss Beach, and Montara, each with its own community character. Unincorporated areas are governed by San Mateo County rather than Half Moon Bay, and many homes there are on private septic rather than public sewer.
How does the Half Moon Bay commute compare to inland Peninsula cities?
Half Moon Bay sits along Highway 1 and Highway 92, which connects over the coastal mountains to I-280 and US-101. Driving time to mid-Peninsula employers ranges 25 to 35 minutes in good conditions but can extend significantly during fog, accidents, or holiday weekends. There is no Caltrain station on the Coastside; commuters drive to Hillsdale or Millbrae stations.
What is the transfer tax in Half Moon Bay, 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. Half Moon Bay does not impose an additional municipal transfer tax beyond the county base.
Does Half Moon Bay 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 Half Moon Bay?
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 Half Moon Bay?
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 Half Moon Bay home pricing.

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Last updated 2026-05-19 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150