At $645,000, This Half Moon Bay Townhouse Is the Cheapest of Its Kind on the Market
1023 Suzanne Court, Half Moon Bay
The lowest-priced active listing among comparable townhomes in Half Moon Bay sits at 730 square feet — roughly 20 percent smaller than the 908-square-foot units dominating the peer set. That size difference explains most of the price gap.
| Detail | Subject |
|---|---|
| Type | Townhouse |
| Beds / Baths | 2 / 1 |
| Sq ft | 730 |
| List price | $645,000 |
| $/sq ft | $884 |
| Year built | 1970 |
| Status | Active (listed 2026-09-19) |
How it compares with homes like it
The peer rule here: same type (condos and townhomes), within one bedroom, size within 25%, within 0.5 miles, over the last 24 months — four sales qualify.
The four peer sales carry a median price of $774,000 and a median of $871/sq ft. At $884/sq ft, 1023 Suzanne Court is actually priced above the peer median on a per-square-foot basis. The lower absolute price is a function of size, not a discount on the rate. A buyer gets a lower check to write; they do not get a cheaper square foot.
Among the three comparable townhomes currently listed, 1023 Suzanne Court ranks first by price. The next closest ask is $649,500 at 284 Amesport Landing — a 1-bedroom, 706-square-foot unit priced at $920/sq ft. The two 2-bedroom, 908-square-foot units at 230 and 144 Amesport Landing are asking $798,999 and $815,000, respectively. Those units are 24 percent larger and priced 24–26 percent higher in absolute terms, but at $880–$898/sq ft they are in the same general range per foot.
The nearest and most similar peer sale is 1045 S Arnold, 0.06 miles away — also 730 square feet, 2 beds, 1 bath, recorded as sold in June 2026 at $645,000 and $884/sq ft. That is an exact match on size, price, and rate, which anchors the ask here firmly.
Comparable sales
| Address | Recorded | Price | Sq ft | $/sq ft | Distance |
|---|---|---|---|---|---|
| 1045 S Arnold | June 2026 | $645,000 | 730 | $884 | 0.06 mi |
| 230 Amesport Lndg | November 2025 | $790,000 | 908 | $870 | 0.42 mi |
| 210 Amesport Lndg | November 2024 | $792,000 | 908 | $872 | 0.44 mi |
| 144 Amesport Lndg | March 2025 | $758,000 | 908 | $835 | 0.50 mi |
Note: all four sales carry estimated dates; months are confirmed, exact dates are not. The three Amesport Landing sales are all 908-square-foot units; 1045 S Arnold is the only true floor-plan match to the subject.
The table shows a narrow $/sq ft band — $835 to $884 — across all four sales. The spread in absolute price ($645,000 to $792,000) tracks almost entirely with the 178-square-foot size difference between unit types.
Condos and townhomes across Half Moon Bay
The broader condo-and-townhome market in Half Moon Bay is thin. Three sales recorded in the past 180 days carry a median price of $915,000 and a median of $654/sq ft. Ten units are currently active, with a median ask of $739,500. The small sales count means those 180-day figures move significantly with a single transaction and should be read with that in mind.
How the Half Moon Bay market is doing
Across all property types, 19 sales recorded in the last 180 days show a median price of $1,700,000 and a median of $857/sq ft, on a median size of 2,061 square feet. The prior-year equivalent period recorded zero sales, so no year-over-year comparison is available. The active market runs from $853,000 to $3,935,000 across 37 listings, with a market-wide median ask of $1,950,000.
1023 Suzanne Court sits at the 5th percentile of all active listings by price — genuinely at the low end of everything on offer. That reflects type and size, not location alone: Half Moon Bay's overall market is dominated by single-family houses that average roughly three times the square footage of this unit.
For a buyer: The per-square-foot rate here is not a bargain relative to recent peer sales — it matches the June 2026 comparable exactly. What it offers is the lowest dollar-in price for a 2-bedroom townhouse currently on the market in Half Moon Bay, in a building from 1970 with one bathroom.
For a current owner in this complex: The 1045 S Arnold sale confirms that the $884/sq ft rate has held at this size. The larger 908-square-foot units nearby are transacting at $835–$872/sq ft, meaning the smaller floor plan has not been penalized on rate.
For someone undecided: The entry point is real, but compact. At 730 square feet with one bath, this is a one-person or couple's unit, not one that grows with a household. The next rung up — the 908-square-foot peers — has been trading in the $758,000–$792,000 range.
Tim McMullen · Tim McMullen, Broker · CA DRE #02016832
[email protected] · (415) 691-9272
