Where the Half Moon Bay Market Stands This Week
Two of the three single-family homes that closed in the week ending September 26 settled at or above their list prices. The third, at 435 Dolores Avenue, took a $95,000 haircut — 9 percent off a $1,095,000 ask — to close at $1,000,000. That spread, from a sale that landed exactly at list to one that gave back nearly a tenth of asking, captures the split character of the Half Moon Bay market right now.
This week's closings
| Address | Closed | List Price | Sale Price | Sq Ft | $/Sq Ft |
|---|---|---|---|---|---|
| 817 Railroad Avenue | Recorded on Sep 22 | $2,499,000 | $2,500,000 | 1,120 | $2,232 |
| 568 Creekside Court | Recorded on Sep 19 | $2,600,000 | $2,600,000 | 2,470 | $1,053 |
| 435 Dolores Avenue | Recorded on Sep 20 | $1,095,000 | $1,000,000 | 1,100 | $909 |
The standout figure is 817 Railroad Avenue's $2,232 per square foot — a reflection of its 1,120-square-foot footprint compressing a $2.5 million sale price into a small denominator, not necessarily a signal that the whole market is moving at that rate. The other two closings, at $1,053 and $909 per square foot respectively, sit in a more familiar range for the area.
What is on the market now
Eight properties are currently active. Seven are single-family homes; one, at 1023 Suzanne Court, is a townhouse listed at $645,000. The seven single-family listings range from $1,499,900 to $3,499,000. Four of the seven came on in the past two weeks, including 213 Myrtle Street at $3,499,000, which hit the market on September 26.
| Address | Type | List Price | First Seen |
|---|---|---|---|
| 213 Myrtle Street | Single Family | $3,499,000 | Sep 26 |
| 55 Alameda Avenue | Single Family | $2,999,999 | Sep 12 |
| 457 Coronado Avenue | Single Family | $2,900,000 | Sep 11 |
| 213 Roosevelt Boulevard | Single Family | $2,750,000 | Sep 16 |
| 2017 Bordeaux Lane | Single Family | $2,125,000 | Sep 15 |
| 540 El Granada Boulevard | Single Family | $1,690,000 | Sep 12 |
| 727 El Granada Boulevard | Single Family | $1,499,900 | Sep 13 |
| 1023 Suzanne Court | Townhouse | $645,000 | Sep 19 |
Four of the eight listings have been sitting since at least September 12 — two weeks or longer — without a recorded closing. That is not unusual for a market with low transaction volume, but it is worth noting alongside the fact that one of this week's closings required a meaningful price reduction to trade.
How the Half Moon Bay market is doing
Across all property types, 19 sales recorded in the last 180 days show a median sale price of $1,700,000 and a median of $857 per square foot, based on a median home size of 2,061 square feet. The range across those 19 sales runs from $853,000 to $3,935,000. The six most recent of those sales — all single-family homes, closing between August 28 and September 15 — ranged from $915,000 (13 Erin Lane, 1,400 sq ft, 2 beds) to $3,935,000 (101 Spyglass Lane, 4,452 sq ft, 5 beds). The market context does not include a prior-year comparison for the same 180-day window, so no year-over-year read is available from the record.
With three closings this week and eight homes still active, the market is moving — but selectively. Properties that are priced to the current appetite are clearing at or above ask. Those that are not are absorbing discounts before they trade.
Tim McMullen · CA DRE #02016832
[email protected] · (415) 691-9272
More from Half Moon Bay
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.
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.