Half Moon Bay · San Mateo County

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.

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

Miramar 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 Miramar

Miramar is an unincorporated coastal pocket on the Pacific bluffs immediately north of Half Moon Bay city limits, distinct from the city itself but tied into Coastside life through shared schools, sewer service, and Highway 1 access. The neighborhood is anchored by the Ritz-Carlton Half Moon Bay above Francis State Beach, with custom blufftop estates, mid-century beach cottages, and newer hillside homes filling out the housing stock (see Half Moon Bay overview for the broader Coastside context).

Because Miramar parcels sit outside city limits, day-to-day governance flows through San Mateo County, while sewer collection still ties into Sewer Authority Mid-Coastside (SAM), the Joint Powers Authority shared with Half Moon Bay, Granada CSD, and Montara Water and Sanitary District (City of Half Moon Bay SAM page). Restaurants such as Mezza Luna and Sam's Chowder House sit within the neighborhood, and Pillar Point Harbor is a short drive north.

Schools

Miramar addresses fall within Cabrillo Unified School District (CUSD), which covers about 135 square miles of the San Mateo Coastside (Cabrillo Unified School District). Elementary assignment is by residence area but in-district transfers are allowed, so Miramar families typically attend Hatch, Farallone View, or El Granada Elementary depending on placement. All CUSD students converge at Cunha Intermediate for middle school and at Half Moon Bay High School for grades 9-12, with Pilarcitos High serving as the small-setting alternative. Class sizes run smaller than most Peninsula districts and outdoor programs are strong.

Lifestyle

Miramar's lifestyle is shaped by direct ocean exposure. The Ritz-Carlton Half Moon Bay sits on the bluffs above Francis State Beach with the Coastal Trail running directly through the neighborhood. Mezza Luna and Sam's Chowder House are walkable from many Miramar homes. Pillar Point Harbor (Princeton-by-the-Sea) is two minutes north, with the Mavericks big-wave break beyond. Miramar Beach itself is small and frequently fog-bound; locals use it for dog walking and sunset access more than swimming.

Commute

Miramar sits along Highway 1, with Highway 92 access to I-280 and US-101 reached by driving south through Half Moon Bay city limits (about 5 minutes) before climbing the coastal mountains. Driving time to mid-Peninsula employers runs roughly 30 to 40 minutes depending on Highway 92 weather and traffic. SFO is approximately 30 minutes north via Highway 1 and Highway 380. There is no Caltrain station on the Coastside; Miramar commuters drive to Hillsdale or Millbrae. SamTrans Coastside Express runs limited bus service along Highway 1.

Market

The Miramar Market Right Now

Miramar's housing stock spans modest beach cottages, blufftop custom estates, and newer hillside builds, with blufftop and ocean-view parcels generally trading well above the Half Moon Bay city median. For 2025 annual, Half Moon Bay SFR posted a median price of $1,750,000 on 101 closed sales with average days on market of 47 and 1.7 months of inventory (SAMCAR/MLSListings). The March 2026 snapshot showed median price at $1,500,000 on 5 closes, list-price-received at 106%, and inventory of 23 active listings against 2.8 months of supply (SAMCAR/MLSListings). Miramar typically pulls toward the upper half of that band when the parcel carries a clean ocean view and an unencumbered Coastal Development Permit history; cottages without view corridor or with deferred bluff retreat issues tend to sit longer. Buyers comparing Miramar to Half Moon Bay city should expect a premium tied to bluff frontage and Ritz-Carlton proximity rather than to lot size alone.
Transactions

What Buyers and Sellers Should Know About Miramar

Although Miramar is unincorporated, parcels remain within the California Coastal Zone, so any development still requires a Coastal Development Permit through San Mateo County rather than the City of Half Moon Bay; the Coastal Act framework (including Section 30210 public access requirements) applies in full (Half Moon Bay Municipal Code Chapter 18.38; CA Coastal Act §30210). Coastal and blufftop parcels frequently carry public access easements, lateral access easements, and view-corridor easements as conditions of original Coastal Development Permits. Sea-level-rise and shoreline retreat planning may impose additional easements over time. Sewer service flows through Sewer Authority Mid-Coastside; properties on private septic follow San Mateo County Environmental Health rules and California state pre-transfer septic inspection requirements (City of Half Moon Bay Sewer Authority Mid-Coastside). NHD disclosure exposure is significant: FEMA Special Flood Hazard Areas, coastal erosion zones, Alquist-Priolo fault zones, tsunami inundation zones, and Very High Fire Hazard Severity Zones in surrounding chaparral all apply (CA Civil Code §1103). Sellers of blufftop or beachfront Miramar parcels should disclose any prior CDP conditions, public access easements, and any active managed-retreat or shoreline-protection policy affecting the property.
Field Notes

Market Notes by Lisa M. Lum

Recent Coastside activity through Q1 2026 has shown Miramar trading on view quality and CDP cleanliness more than on raw square footage, with blufftop parcels carrying view corridors moving faster than inland cottages of similar size. Lisa observes that buyers underwriting Miramar typically discount aggressively for any unresolved coastal erosion exposure, deferred septic-to-sewer conversion, or unrecorded private road maintenance terms. Sellers who pre-pull CDP history and easement records before listing tend to compress days on market materially.

Updated 2026-05-06

Frequently Asked Questions about Miramar

Is Miramar part of the City of Half Moon Bay?
No. Miramar is an unincorporated coastal community in San Mateo County, situated immediately north of Half Moon Bay city limits. County permitting and Coastal Commission oversight apply rather than City of Half Moon Bay zoning, though sewer service still flows through Sewer Authority Mid-Coastside.
Do Miramar children attend Half Moon Bay schools?
Yes. Miramar addresses fall within Cabrillo Unified School District, which serves the entire San Mateo Coastside. All CUSD students converge at Cunha Intermediate for middle school and at Half Moon Bay High School for grades 9-12.
What kind of permit is required to build or remodel in Miramar?
Because Miramar lies entirely within the California Coastal Zone, a Coastal Development Permit through San Mateo County is required for nearly all development, in addition to standard zoning and building review. Bluff parcels face additional scrutiny on view corridors, public access, and erosion.
Are blufftop Miramar properties exposed to coastal erosion disclosures?
Yes. NHD disclosures for blufftop and beachfront Miramar parcels typically include FEMA flood zones, coastal erosion zones, tsunami inundation zones, and any prior CDP conditions or public access easements. Sea-level-rise planning may layer in additional easements over time.
Is Miramar served by city sewer or septic?
Most Miramar parcels connect to Sewer Authority Mid-Coastside (SAM), the Joint Powers Authority shared with Half Moon Bay, Granada CSD, and Montara Water and Sanitary District. Outlying parcels on private septic follow San Mateo County Environmental Health and California state pre-transfer inspection rules.
What is the transfer tax in Miramar, 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. Miramar does not impose an additional municipal transfer tax beyond the county base.
Does Miramar 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 Miramar?
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 Miramar?
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 Miramar home pricing.

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