The story of this market
The typical home in ZIP 94074 sells for about $2,500,001, or $536 per square foot.
Prices are up +4.2% from a year ago, so sellers still have some momentum. Homes take about 112 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $3,200 a month.
ZIP 94074 — San Gregorio
The Pescadero housing market remains stable with very low inventory and high price points, reflecting its status as a niche, supply-constrained rural enclave. Market activity is limited by geography and strict coastal development regulations, resulting in infrequent sales and minimal price volatility. Buyers are primarily long-term residents or those seeking rural coastal properties, with little speculative investment activity.
This ZIP is best suited for those seeking a rural, coastal lifestyle, including agricultural workers, retirees, and remote workers who prioritize privacy and nature over proximity to urban centers.
Median prices moved up 4.2% year over year.
Homes spend a median of 112 days on market with 4.6 months of supply — a slower-moving market.
12% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.1% · poverty 4.8% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 3.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 3.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
ZCTA 94074, San Mateo County, CA
Pescadero is a rural, unincorporated community with very low reported crime rates compared to the broader San Mateo County and California averages.
The area is served by the La Honda-Pescadero Unified School District, which provides small-class-size instruction in a rural setting.
The ZIP code faces significant wildfire risk due to its dense forest and coastal scrub environment, and coastal areas are subject to erosion and flood risks.
Economic momentum is driven by agriculture, tourism, and proximity to Silicon Valley, though development is strictly limited by coastal zoning and conservation easements.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (California) — Mello-Roos Community Facilities Act Special Parcel Tax Assessment: Levies an annual direct, non-ad valorem special tax directly on the parcel's secured property tax bill to fund designated community infrastructure (e.g., roads, sewer facilities, school facilities, emergency services) and repay municipal debt bonds. State (California) — California Homeowners' Property Tax Exemption: Reduces the taxable assessed value of the qualifying owner-occupied principal residence by $7,000 against the county assessment roll, generating a direct tax savings of approximately $70 annually (computed as $7,000 × 1% base rate). State (California) — California Proposition 13 Ad Valorem Real Property Tax: Establishes a base ad valorem tax rate capped at 1.0% of assessed value plus voter-approved local indebtedness and direct assessments (typically resulting in an effective tax rate of 1.1% to 1.25%).
Commuting to Silicon Valley employment hubs requires a long, winding drive over the Santa Cruz Mountains via Highway 84 or Pescadero Road.
The area is a premier destination for outdoor recreation, featuring Pescadero State Beach, Bean Hollow State Beach, and extensive hiking trails in Pescadero Creek County Park.
The rental market is characterized by very low inventory and high demand for seasonal or agricultural housing, with limited turnover.
The local economy is anchored by agriculture, including flower and produce farming, and a robust tourism sector centered on coastal recreation.
Public transit is virtually non-existent; the area is entirely dependent on private vehicle travel via Highway 1 and mountain roads.
Development is heavily restricted by the San Mateo County Local Coastal Program, which prioritizes agricultural preservation over new residential construction.
The San Mateo County Assessor maintains property values based on the 1975 base year, adjusted annually for inflation per Proposition 13.
Parcels are subject to the La Honda-Pescadero Unified School District and various local fire protection and water utility districts.
Property insurance is increasingly difficult to obtain and expensive due to the high wildfire hazard classification of the Santa Cruz Mountains.
Net domestic migration is stable, with limited population growth due to extreme housing supply constraints.
California is a non-judicial foreclosure state, allowing for trustee sales after a notice of default and a 90-day waiting period.
California requires comprehensive seller disclosures regarding physical property conditions, natural hazards, and environmental issues.
Data retrieved from US Census Bureau ZCTA-level tables; income figures capped at $250,001 per reporting standards.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Coastal park known for tide pools and bird watching.
Large forested park with extensive hiking and equestrian trails.
Historic farm and popular local agritourism destination.
Key-figure check: median price diverges 52.0% from the nearest retained anchor (prior refresh cycle) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict. Validation: the flagged $1,200,000 (-52% vs the prior refresh cycle) could not be independently corroborated and was reverted to the prior cycle value pending review; the case is under review in the Command Center.