San Mateo County Seller Intelligence

Selling Your Home in Moss Beach

July 2026: median $1,300,000 · 100% of list received · 14 days to sell. What that means for your sale, and the number that matters for your home.

Median Sale
$1,300,000
July 2026 · 3 closings

Moss Beach single-family market, July 2026

Median Sale Price
$1,300,000
-13.3% vs. full-year 2025 median
Price Per Sq Ft
$1,108
Avg Days on Market
14
Sale vs List Price
100%
Homes Sold
3
Months of Inventory
4.2

Closed single-family MLS sales, July 2026. Source: SAMCAR/MLSListings.

What this market means for Moss Beach sellers

In July 2026, 3 single-family homes closed in Moss Beach at a median of $1,300,000, or $1,108 per square foot. Sellers collected 100% of their list price, and the average sale took 14 days.

Sellers hold the edge in Moss Beach, and preparation decides who captures it. Homes that show well and price correctly clear at or above list; homes that skip the preparation give that premium back.

For context, the July 2026 median sits 13% below the full-year 2025 median of $1,500,000.

A note on sample size: with only 3 closings in the month, Moss Beach's figures swing more than larger markets. Lisa reads these numbers against the surrounding cities and the year's trend before drawing conclusions for any one home.

A 1,250 sq ft single-family home, the Moss Beach average, typically sold between $1,288,000 and $1,482,000 in July 2026.

Computed from the month's median price per square foot. Your home's condition, upgrades, lot, and street move the real number. Lisa's free valuation pins it down within 24 hours.

Run your own numbers first

Every tool below uses current San Mateo County figures. Start with the net sheet; it answers the question every seller asks first.

Seller Net Sheet

What you walk away with after commissions, taxes, and fees at your sale price.

Calculate

Capital Gains Estimator

Your taxable gain after the $250K/$500K exclusion, at Moss Beach price levels.

Calculate

Listing Timing

How list month has historically moved sale price and speed on the Peninsula.

Calculate

Pricing Strategy

How Lisa prices to create competition instead of chasing the market down.

Read

Home Refresh

Pre-market preparation managed end to end: design, vendors, timeline.

Explore

Moss Beach Community Guide

Neighborhoods, schools, and the full market picture buyers are reading.

Visit
Your Moss Beach Sale, Handled

The market sets the range. Preparation decides where you land in it.

Lisa manages the whole arc of a Moss Beach sale: pricing built from street-level comparables, pre-market preparation through the Home Refresh program, and negotiation when the offers arrive. One person, accountable for the result, from the first walkthrough to the wire transfer.

Watch: why some Peninsula homes sell in 13 days while others sit for 51

The preparation and pricing decisions behind the spread, from Lisa's Silicon Valley market films.

More Peninsula market films on Lisa’s YouTube channel.

Selling in Moss Beach: common questions

Straight answers from the current data. For anything specific to your property, call Lisa at (650) 668-1868.

What do homes sell for in Moss Beach?
The median single-family sale in Moss Beach was $1,300,000 in July 2026, at $1,108 per square foot. Across all of 2025, the median was $1,500,000. Individual homes range widely around the median depending on size, condition, and street.
How long does it take to sell a house in Moss Beach?
The average Moss Beach single-family sale took 14 days in July 2026. Well-prepared, correctly priced homes typically clear faster than the average; overpriced homes sit past it and often sell for less after a reduction.
Do homes in Moss Beach sell over asking?
Yes, on average. Moss Beach sellers collected 100% of list price in July 2026, which means the typical home sold at or above asking. Pricing to invite competition, rather than pricing at the ceiling, is what produces those results.
What does it cost to sell a home in Moss Beach?
The main costs are agent commissions (negotiable, and set in your listing agreement), county transfer tax, title and escrow fees, and any repairs or preparation you choose to invest in. The seller net sheet calculator on this site turns those into a single walk-away number for your price point.
When is the best time to list a home in Moss Beach?
Spring and early fall bring the most buyer activity on the Peninsula, but the best month depends on inventory: listing when few comparable homes are active often beats listing in the busiest season. The listing timing calculator on this site shows the historical pattern, and Lisa reads current inventory before recommending a date.
How do I find out what my home is actually worth?
Automated estimates miss condition, upgrades, lot, and street. Lisa prepares a free, confidential valuation for your specific property, drawing on closed sales, active competition, and off-market activity, within 24 hours. Request it at lisamlum.com/selling/home-valuation.
Last updated 2026-08-20 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150