top of page
Search

San Mateo County Midcoast Reopens Housing Permits, November 2026: What the New Cap Math Means for Owners and Buyers

brendonyim3
11 minutes ago
4 min read

Hello, San Mateo County coastside neighbors. Today I want to talk about a permit change that matters if you own a home, a lot, or are thinking about adding an ADU in Montara, Moss Beach, El Granada, Miramar or Princeton. Starting today, Tuesday, November 10, 2026, San Mateo County is reopening its online permit portal for new residential building permit applications in the urban Midcoast.

Aerial view of Moss Beach and Montara on the San Mateo County coast, with hills behind

What happened?

The Midcoast has an annual cap on new homes under the County's Local Coastal Program: 40 residential units per year. According to the California Coastal Commission staff report, that cap also applies to accessory dwelling units (ADUs). For years the area stayed under the limit, averaging 28.5 units per year from 2013 to 2024.

In 2025, the County approved 102 residential units in the Midcoast: 31 market-rate units and 71 affordable units for the Cypress Point Affordable Housing Community project in Moss Beach. Under the old rule, that exceedance had to be averaged over a three-year window, which left only 18 more units available for 2026 and 2027. The staff report notes that 2 of those had been approved so far in 2026, leaving 16, and that the County described a backlog of permit applications extending into 2028, including ADUs.

Because of this, the County paused new building permit applications for new dwelling units in March 2026 and canceled inactive applications (no activity for more than 6 months).

On November 4, the California Coastal Commission approved the County's amendment. The County's announcement calls it the cap being "lifted." To be precise, the staff report explains that the 40-unit annual limit itself stays in place; what changes is the math. The forward-looking three-year average is replaced with a historical average starting January 1, 2013, so the 102 units approved in 2025 can be averaged across the earlier years when building stayed below the cap. Once 40 units are reached in any year, only affordable units can be approved above the cap. The staff report puts the "unrealized" capacity since 2013 at roughly 188 units (372 approved versus 560 possible).

With the amendment approved, the County says it is:

  • Reopening the Urban Midcoast permit portal for new residential permit applications on Tuesday, November 10. Applicants with an approved CDX (coastal development exemption) or CDP (coastal development permit) for their residence can apply for a building permit as soon as the portal opens.

  • Allowing applications canceled in March 2026 to be reactivated. Applicants are strongly encouraged to submit outstanding requirements and fees within 30 days (by Friday, December 4) for priority processing.

  • Requiring canceled applications to be reactivated within 90 days (by Thursday, February 4). After that, they will be permanently canceled and the applicant must start over.

One more point from the staff report: the cap is not the only test. Projects still have to show adequate water, wastewater and traffic capacity and protect coastal resources.

What this means for buyers

If you are looking at a vacant lot, a fixer, or a home where you hope to add an ADU on the Midcoast, the permit picture just got clearer, but it is still a process. Before you write an offer, ask the seller about any existing CDP, CDX or building permit application and its status, and check water and sewer service with the County and the local district. Build permit timelines and fees into your plan and your contingency period. I can help you collect the right questions for the County Planning and Building Department.

What this means for sellers

If you had an application canceled in March, the most important date is Friday, December 4, the County's 30-day window for priority processing. The hard deadline is Thursday, February 4. If you are thinking of selling a lot or a home with plans in progress, a clear paper trail (approved CDP or CDX, plans, application number, fees paid) helps buyers understand what they are getting. Status can change, so confirm everything with the County before listing.

My take

I have been helping families buy and sell homes for 10 years, and I work in Mandarin, Cantonese and English. Rules like this rarely make headlines outside the coastside, but for owners waiting on an ADU or a new house, they can mean months of difference. My advice: do not wait until the deadline. If you are not sure where your application stands, contact your assigned Building Permit Technician, as the County suggests. This is general market information, not legal or financial advice.

For a free consultation, reach out any time:

Call or text: 408.880.4191

Watch my weekly Bay Area market videos on YouTube: youtube.com/@BrendonYim - subscribe so you don't miss an update.

Brendon Yim | eXp Realty | DRE# 02080821 | 408.880.4191

Source: County of San Mateo Planning and Building, "Urban Midcoast Building Permit Cap Lifted," Nov. 6, 2026 (https://www.smcgov.org/planning/news/urban-midcoast-building-permit-cap-lifted); California Coastal Commission, staff report W10b, San Mateo County LCP Amendment LCP-2-SMC-26-0048-1 (Midcoast Residential Unit Cap), prepared Oct. 22, 2026 for the Nov. 4, 2026 hearing (https://documents.coastal.ca.gov/reports/2026/11/w10b/w10b-11-2026-report.pdf)

Comments

bottom of page
Search Homes