What is actually happening in Half Moon Bay
Local coverage of what is actually moving the Half Moon Bay market: recorded sales, policy, and the numbers behind the headlines, written by the agent who works here.
The one listing that showed up alone in Half Moon Bay on October 8
A single-family home on Myrtle Street appeared on the feed Thursday. No pending sales, no recorded closings.
Two Half Moon Bay homes listed Thursday, $1.6 million apart
A quiet Thursday on the Half Moon Bay MLS produced two new single-family listings priced $1.589 million apart. No pending contracts. No recorded closings.
2,546 Half Moon Bay Homes Were Built Before Modern Drainage Standards
More than half the single-family homes in Half Moon Bay's parcel record were built before 1980. That means a lot of drainage systems designed decades ago are now handling a coastal climate that has no patience for neglect.
Half Moon Bay Sellers: 'As-Is' Does Not Excuse These Three Forms
Nearly half the homes in this parcel record were built before 1978. That single fact drives two overlapping disclosure obligations — one state, one federal — that every seller here needs to understand before the first offer arrives.
655 Potter Avenue asks more than any Half Moon Bay sale in two years
The five-bedroom new build lists at $4,200,000 — $505,000 above the city's highest recorded sale in the last two years and ranked last among 16 comparable single-family listings by price. Its $1,298 per square foot ask is $159 above the closest peer sale.
910 Golden Gate Avenue lists at $1.2M — here's where that lands in Half Moon Bay's range
A single-family home on Golden Gate Avenue appeared on the MLS feed on October 5. No closings, no pendings.
655 Potter Avenue just listed above every Half Moon Bay sale in six months
A single-family home at 655 Potter Avenue appeared on the MLS feed on October 6 at $4,200,000 — above the high end of every sale recorded in the city over the past six months.
The one home that hit Half Moon Bay's MLS on October 3
A single-family home on Mizzen Lane appeared on the MLS feed on October 3. No closings, no pending sales.
Half Moon Bay's Typlical Home Was Built in 1980 — When Did Your Furnace Last Get Checked?
More than half the homes in this parcel record were built before 1980. That means a lot of heating systems have some years on them — and October is a reasonable time to find out what shape they're in before you actually need them.
Three Half Moon Bay homes listed October 1 — all under the 180-day median
All three new listings are single-family homes priced between $1.325 million and $1.799 million. Nothing went pending and nothing closed.
Half Moon Bay's flood zone can change block by block — here is how to find yours
More than 2,500 homes in this parcel record were built before 1980 — before modern flood-mapping standards existed. Here is how to find your zone, read what it requires, and understand what an elevation certificate does and does not do for you.
Clean Your Gutters Before the Rains Hit Half Moon Bay
The Pacific storms that roll into Half Moon Bay arrive with little warning and dump serious water fast. A clogged gutter on a house that's been sitting dry all summer can do real damage in a single night.
What Your Half Moon Bay Home Is Missing, Based on When It Was Built
More than 2,500 homes in this market were built before 1980, when insulation standards were thin and single-pane glass was the default. Here is what to expect by era, and a practical order for fixing it.
What a Fall Roof Check Actually Looks For in Half Moon Bay
More than half the homes in this market's parcel record were built before 1980. That means a lot of roofs with four-plus decades of coastal weather behind them—and fall is the right time to look.
What Half Moon Bay's ADU Rules Actually Allow — and Where State Law Overrides the City
Half Moon Bay has more than 4,200 single-family lots with a median size of 6,710 square feet — enough room for a backyard ADU on most of them. Here is what the rules allow, where the city's own ordinance ran into state compliance problems, and what that means if you are planning to build one.
The Permit Before the Permit: Coastal Development in Half Moon Bay
Half Moon Bay sits entirely within California's coastal zone, which means most physical changes to land or structures trigger a Coastal Development Permit before a building permit can issue. Here is how that process works and who runs it.
A $3.5 Million Myrtle Street Listing Is the Only Move in Half Moon Bay on September 26
A single-family home at 213 Myrtle Street appeared on the MLS feed on September 26 at $3,499,000. Nothing closed, nothing went pending.
Where the Half Moon Bay Market Stands This Week
Two of the three homes that closed this week recorded on or above asking. The third sold 9 percent under. Eight listings are still looking for buyers.
Half Moon Bay's Three September Closings Span $1M to $2.5M — and One Sold for a Dollar Over Ask
The most recent closing in Half Moon Bay — 817 Railroad Avenue — recorded at $2,232 per square foot, nearly double the 180-day market median of $857. Three closings this week show how wide the spread can run in a thin market.
A 1,120-square-foot home on Railroad Avenue closed at $2,232 per square foot — more than twice the Half Moon Bay median
Nothing came on, nothing went pending. One single-family home recorded a closing on September 22, and its price per square foot stood at more than double the citywide median for the past six months.
At $645,000, This Half Moon Bay Townhouse Is the Cheapest of Its Kind on the Market
1023 Suzanne Court lists at $645,000 — the lowest ask among comparable condos and townhomes currently for sale in Half Moon Bay. The price reflects the unit's size: at 730 square feet, it is the smallest of its peers.
101 Spyglass Lane sets a new two-year high for Half Moon Bay at $3,935,000
The five-bedroom home recorded as sold on August 29 beat the city's previous two-year high by $240,000 and landed at $884 per square foot — well above the market median.