Cabrillo Unified, CA - District Data

Original Research by School Decision on Cabrillo Unified

Cabrillo Unified serves students from kindergarten through grade twelve across a modest-sized district that encompasses communities along the San Mateo County coastside, including Half Moon Bay, Moss Beach, Pacifica, and surrounding unincorporated areas. The district operates seven schools: five elementary schools, one intermediate school, one high school, and one continuation high school. Total enrollment is small, reflecting the rural and coastal character of the region.

The district's academic performance presents a clear challenge across tested subjects. On California's CAASPP assessments, proficiency rates in English language arts range from the low forties in the upper elementary and middle grades, declining notably in earlier grades and eighth grade, where about two in five students meet proficiency standards. Mathematics performance is notably weaker, with proficiency rates in the low thirties to low forties across grades three through eight, dropping to around a quarter of students in eighth grade. Science results from the CAST assessment show roughly a quarter to a third of students meeting proficiency in grades five and eight. Compared to other districts within San Mateo County, Cabrillo's overall proficiency index places it in the bottom quartile, a gap that a parent may want to explore directly with school leaders to understand what academic support and intervention programs are in place.

The student body is diverse: roughly half the enrollment is Hispanic, about two in five students are white, with smaller shares identifying as Asian, multiracial, or other backgrounds. Free-and-reduced-price lunch data and English learner rates were not available in the provided data, so a parent seeking to understand the socioeconomic composition or English learner supports should reach out to the district directly.

Chronic absenteeism is slightly below the median for the county at around a quarter of students, suggesting reasonable day-to-day attendance but room for improvement. Graduation rate data was not provided, limiting visibility into high school outcomes; this is another topic worth discussing directly with the high school.

The housing market in the district's service area is expensive. Home values average in the upper millions across the seven zip codes that comprise the district, with some areas like Emerald Lake Hills notably higher. Rental rates are correspondingly steep. The housing-to-income ratio is among the highest in the state, reflecting the challenge of affordability in the Bay Area's coastal belt. In November 2024, voters approved Measure K, a general obligation bond for facility improvements including infrastructure repairs, accessibility upgrades, and a substantial allocation toward employee housing, which will add to property tax obligations for decades. That same month, voters also approved Measure N, a parcel tax that raised the annual per-parcel levy, replacing a prior measure. These taxes are key factors for families considering a move into the district.

Labor relations in the district have stabilized after years of tension. In early 2026, Cabrillo locked in its first multi-year labor contracts in district memory, three-year agreements with both teachers and classified staff that cover fiscal years 2025-26 through 2027-28. This represents a shift toward greater staffing continuity, though the district continues to project deficit spending in its budget outlook.

A parent considering this district should understand that you are looking at a small, rural coastal community with significant affordability challenges, below-county-average academic proficiency across all tested subjects, but recent progress on labor stability and voter-approved facility investment. The soft academic performance warrants direct conversation with school leaders about how the district is approaching the proficiency gap and what specialized supports exist for students who are not meeting standards.

See more original research from School Decision →

District Context

Officially reported figures, 2024-25.

Enrollment

2,663

Grades

KG–12

Schools

Student body

Hispanic 52%

Black 0%

White 40%

Asian 2%

Two+ 5%

Hawaiian / Pac. Isl. 0%

By economic status

Percent proficient by grade, as reported

Economically disadvantaged

Not disadvantaged

ELA

Gr ALL

21%

—

Gr 3

19%

54%

Gr 4

34%

58%

Gr 5

20%

55%

Gr 6

10%

54%

Gr 7

17%

50%

Gr 8

29%

46%

Gr 11

17%

—

Math

Gr ALL

16%

—

Gr 3

17%

46%

Gr 4

30%

60%

Gr 5

14%

41%

Gr 6

51%

Gr 7

15%

42%

Gr 8

14%

33%

Gr 11

12%

—

Science

Gr ALL

11%

—

Gr 5

14%

39%

Gr 8

18%

37%

Gr 11

—

Gr HS

12%

—

Gr UG_SEC

—

Schools in this District

7 schools are officially reported under this district.

Alvin S. Hatch Elementary

El Granada Elementary

Farallone View Elementary

Half Moon Bay High

Kings Mountain Elementary

Manuel F. Cunha Intermediate

Pilarcitos Alternative High (Continuation)

Academic Performance

Percent of students meeting or exceeding state standards, by grade.

Mathematics

6 grades reported

35%

Grade 3

49%

Grade 4

32%

Grade 5

40%

Grade 6

33%

Grade 7

27%

Grade 8

English Language Arts

6 grades reported

41%

Grade 3

50%

Grade 4

43%

Grade 5

43%

Grade 6

40%

Grade 7

41%

Grade 8

Science

2 grades reported

30%

Grade 5

31%

Grade 8

Social Studies

1 grade reported

56%

Grade 8

Housing & Real Estate

Data as of April 2026 | District-weighted from constituent ZIP codes

Home Values

Typical home value$1.77M

Year-over-year change+1.6%

Range across 7 ZIP codes$1.0M to $2.7M

vs. state typical2.28x

vs. national typical4.80x

Home value trend (12 months)

ZIP code home values (7 ZIP codes)

ZIP	City	Value	YoY	Weight
94019	Half Moon Bay	$1.6M	+1.9%	55.7%
94062	Emerald Lake Hills	$2.7M	+1.8%	14.5%
94038	Moss Beach	$1.5M	+0.0%	5.5%
94037	Moss Beach	$1.5M	+0.5%	5.1%
94044	Pacifica	$1.3M	-1.9%	0.7%
94018	Half Moon Bay	$1.5M	-2.6%	0.5%
94020	La Honda	$1.0M	+3.4%	0.3%

Rental Market

Typical monthly rent$3,392/mo

Year-over-year change+2.2%

Range across 2 ZIP codes$3,382 to $3,597/mo

Rent trend (12 months)

ZIP code rents (2 ZIP codes)

ZIP	City	Rent/mo	YoY	Weight
94062	Emerald Lake Hills	$3,382	+2.0%	14.5%
94044	Pacifica	$3,597	+6.0%	0.7%

Affordability

Est. monthly mortgage (20% down at 6.48%)$8,926/mo

Home price / national median income21.1x

Annual rent / national median income48.6%

Est. mortgage exceeds rent by$5,534/mo

Comparison

State typical home value$776,233 (-1.1% YoY)

National typical home value$368,198 (+0.6% YoY)

State ZHVI trend (12 months)

National ZHVI trend (12 months)

Economic Context

30-year fixed mortgage rate6.48%

National unemployment rate4.3%

National median household income$83,730

CPI: Rent of shelter (index)447.05

30-year fixed mortgage rate (12 months)

National unemployment rate (12 months)

National median household income (12 months)

CPI: Rent of shelter (index) (12 months)

Sources: Zillow Home Value Index and Zillow Observed Rent Index (Zillow Group), Realtor.com via Federal Reserve Bank of St. Louis (FRED)

Data Currently Unavailable

Civil Rights Data (CRDC)

This profile is derived exclusively from publicly available federal and state datasets. It may not reflect the most current information available. We encourage parents and families to supplement this data with information published directly on the school’s website, which may include more recent figures, additional programs, or updated enrollment data.