$833,766Average Value$470Average Price per Sq Ft43Homes For Sale
A small-town atmosphere with a growing downtown near beaches and urban hubs
On California’s Central Coast, the inland city of Atascadero is set in the rural Salinas Valley, tucked between the Salinas River and the rolling, oak-covered foothills of the Santa Lucia Mountains. Pacific coast beaches, San Luis Obispo shopping and dining, and Paso Robles wine country are all within 20 miles. Established in 1913 as a utopian colony, Atascadero today is home to about 30,000 people, largely drawn by the city's area-low home prices and highly rated schools. The commercial scene here has long been sleepy, but is now on the rise. “Having lived here since I was six, I’ve watched our city grow and evolve over the years," says resident Lori Bagby, a Realtor with Platinum Properties. “Especially downtown, which has new shops and restaurants. The city's actively been making downtown more walkable and inviting, creating a space where people want to gather and connect.”
Winter here sees chilly mornings and warm afternoons, but Bagby says, "In the summer, we can have extreme heat during the day but the most beautiful weather in the evening. It’s not unusual for it to be 40 degrees cooler on the coast, so when it's really hot, you can cool off with a 20-minute drive to Morro Bay."
Atascadero is a rural community located along the central coast.
Downtown Atascadero is full of local retail and restaurants.
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A low crime rate despite the largest employer being a topic of true crime conversation
Department of State Hospitals-Atascadero, also known as Atascadero State Hospital, is the main employer in town and one of the largest in San Luis Obispo County. This all-male, maximum-security forensic hospital houses criminal offenders with mental health disorders, and has its own police department. Past inmates include serial killer Ed Kemper, Manson Family member Charles “Tex” Watson, and former Atascadero school teacher Arthur Leigh Allen — the only person ever named as a suspect in the Zodiac Killer case.
Outside of the hospital, however, the city doesn’t have a big crime story to tell: Property and violent crime rates here are below the national average and have fallen in recent years. According to the California Department of Justice's most recent data, in 2023, Atascadero reported 65 incidents of violent crime and 303 incidents of property crime, the lowest annual figures since 2013.
Atascadero is a city full of trees and gardens.
The Atascadero State Hospital is one of the largest employers in the area.
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A more affordable option on the Central Coast
At the start of 2025, Atascadero's median home price is $750,000, higher than the national average but lower than San Luis Obispo's roughly $1 million. Most homes in Atascadero were built between the late 20th century and the 2020s. On the town's outskirts, custom single-family homes often sit on 1 to 10 acres, offering plenty of room for horses; especially large homes on multiple acres can go for about $1 million to $2 million. Undeveloped parcels of land are often for sale. Closer to the center of town, there are suburban subdivisions with single-family homes on lots of a quarter-acre or less, as well as several manufactured, townhouse and condominium communities.
The homes in Atascadero are typically tucked away in lush greenery.
Smaller single family homes are easy to find in Atascadero.
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A diverse outdoor recreation scene
Locals have access to several miles of hiking, biking and equestrian trails within the 103-acre Three Bridges Oak Preserve and Stadium Park, both set near downtown. The 18-hole Chalk Mountain Golf Course is open to the public, and the city's community parks include playgrounds and a wide array of sports facilities. Atascadero Lake Park is home to a 30-acre lake with rentable paddle boats and the Central Coast's only zoo; annual events here include a summer concert series and the Atascadero 4th of July Music Festival. A-Town Park is an indoor-outdoor skate and scooter park, and Colony Park Community Center offers a variety of youth and adult classes.
Three Bridges Oak Preserve has great hiking trails in Atascadero.
Find your dream lake house in Atascadero.
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A growing downtown with locally owned shops, eateries and well-attended community events
Downtown Atascadero is the city's lively, walkable shopping and dining district, centered on El Camino Real. Locally owned businesses here include boutiques, farm-to-table restaurants, coffee shops and breweries. It's also home to Atascadero Colony Cinemas, which screens new-releases, independent films and old classics. Outside of downtown, El Camino Real is lined with chain grocery stores and fast-food restaurants.
Downtown is anchored by the Sunken Gardens, a manicured greenspace inspired by The Grand Basin at the 1904 St. Louis World’s Fair. Community events held here include the Atascadero Farmers Market every Wednesday and the annual Tamale Festival in May, which features a tamale eating contest, Mexican folk music and a fireworks show. The adjacent Atascadero City Hall, built in 1918, is listed on the National Register of Historic Places and houses part of the Atascadero Historical Society Museum.
The Sunken Gardens are a popular park in Atascadero.
Locals and visitors support small businesses along the strip in downtown Atascadero.
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Fine arts and online learning options in Atascadero Unified School District
Atascadero Unified School District serves roughly 4,500 students and earns an overall B-plus rating from Niche. Atascadero Fine Arts Academy is an application-based middle school of choice with a focus on visual and performing arts, and Atascadero High School offers a variety of hands-on career and technical education courses. District high schoolers can also enroll in the Atascadero Choices in Education (A.C.E.) Academy with flexible online and hybrid learning options.
Atascadero High in Atascadero California is a great public school option.
Atascadero Fine Arts Academy is central to the city.
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Access to public transportation and Highway 101
Atascadero is located right on Highway 101, offering an easy commute to hubs along the coast. San Luis Obispo Regional Transit Authority buses stop at the Atascadero Transit Center downtown, connecting riders to Downtown San Luis Obispo and surrounding communities. Residents are about 6 miles from Adventist Health Twin Cities Community Hospital in Templeton and 25 miles from the San Luis Obispo County Airport, which offers nonstop flights to western U.S. hubs on United, American and Alaskan Airlines.
Written By
Lauren Schott
Photography Contributed By
Joseph Palacios
Video By
Anne Sheridan
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GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Atascadero, CA sell after 43 days on the market compared to the national average of 53 days. The median sale price for homes in Atascadero, CA over the last 12 months is $770,000, up 4% from the median home sale price over the previous 12 months.
Welcome to 4480 Estrada Ave, a single-level home set on almost half an acre in the peaceful foothills of Atascadero. The property has been fully re-landscaped, creating a well-designed outdoor setting with usable yard space, clean walkways, and private areas to enjoy the Central Coast climate. The living room takes full advantage of the home’s position, offering PANORAMIC VIEWS of the surrounding
Corey Hegney JrKeller Williams Realty Central Coast
Sun-drenched and beautifully reimagined, this 1,335 sq ft two-bedroom, two-bathroom condo offers a perfect blend of style, comfort, and effortless living. Soaring ceilings and expansive windows flood the home with natural light, creating an airy, welcoming ambiance from the moment you step inside. The lower level features a generously sized bedroom with sliding glass doors that open to a private
Zach WilsonChristie's International Real Estate Sereno
Located at 5190 & 5200 Palma Avenue, “The Palms” presents a rare and highly refined high-density multifamily development—with the opportunity to collect fair market value rents for two units while building two additional units. On a 0.38-acre parcel in the heart of Atascadero’s Downtown District, the property features two attached residential units with two attached garages. It is ideally
Stop renting and start retiring in style! Welcome to Space #83 in the beautifully maintained Rancho del Bordo Mobile Home Estates. For those seeking a 55+ lifestyle that’s easy on the budget but rich in amenities, this is it. A comfortable nearly 800 square foot floor plan all on one level tucked into the trees! Where? Atascadero, CA (near Heilmann Park and Golf) What? 2 Bed, 1 Bath with updated
Welcome home to 519 N Ferrocarril! This unique 60-unit condo complex offers single-level 55+ living with professionally landscaped yards, a decorative roundabout, and park-like community areas. This custom two-bedroom, one-bath open-floor-plan unit is situated on a level lot within the Casa Rio development. Start your morning with a cup of coffee or wrap up the day with a glass of wine on the
Welcome to 4480 Estrada Ave, a single-level home set on almost half an acre in the peaceful foothills of Atascadero. The property has been fully re-landscaped, creating a well-designed outdoor setting with usable yard space, clean walkways, and private areas to enjoy the Central Coast climate. The living room takes full advantage of the home’s position, offering PANORAMIC VIEWS of the surrounding
Corey Hegney JrKeller Williams Realty Central Coast
Welcome to this beautifully updated and move-in ready home in the desirable 55+ Rancho Del Bordo Mobile Home Estates. This spacious residence features an open floor plan with two generous bedrooms, two full bathrooms, a large kitchen with a brand-new center island and butcher block countertops, a formal dining area, and a cozy den — perfect for relaxing or entertaining. Enjoy recent upgrades
Chloe GannageChristie's International Real Estate Sereno
Unblockable Views, Ultimate Privacy!Discover this beautifully updated custom home offering approximately 2,400+/- sq. ft. of living space on a private 4± acre parcel with spectacular, unobstructed views over Atascadero. Three bedrooms with three bathrooms, plus a loft and extensive storage. This property is offered by the family that originally built it — a truly rare opportunity.Many
Opportunity knocks in Atascadero! Featuring 4 bedrooms plus a studio apartment-style upstairs, this home is ideal for rental income, multi-generational living, or a creative remodel. The nearly one-acre lot provides space to expand, while only being a short drive from the central coast.
Welcome to Shangri-La! A Tranquil Retreat in the Las Encinas neighborhood of Atascadero. Tucked away in the serene oak-studded hills of northwest Atascadero, this magnificent 3-bedroom, 3-bath home offers a rare blend of privacy, natural beauty, and comfort. Located in the highly desirable Las Encinas neighborhood, this two-story gem sits on a picturesque 1.5-acre parcel teeming with wildlife and
Charming home in one of Atascadero’s fastest-growing corridors. This 600± sq. ft. home on a 6,000± sq. ft. lot is grandfathered in as a single-family residence with commercial zoning, offering unique flexibility. Recent upgrades (2022) include a new roof, dual-pane windows, and wall heater. Currently used as a cottage food kitchen for baking, the living and dining areas are outfitted with prep
Spectacular location near the Atascadero Lake Park with privacy and views! Enjoy the peaceful setting of this 3 bedroom and 2 bathroom home with an open floor plan that offers abundant natural light with multiple patio doors that access the outdoor decks and patios. Your entry is greeted with hard wood flooring that flows into the living room. The high ceiling is balanced with an attractive wood
Welcome to this cherished 5 bedroom, 3 bathroom home offering nearly 3,000 square feet of comfortable living with timeless character and thoughtful updates throughout. Designed with a spacious open layout, the home is filled with natural light streaming through the numerous windows and features beautiful laminate flooring that flows through most of the home. Designed with flexibility in mind, the
Welcome to this beautifully updated 3 bedroom, 2.5 bathroom home plus studio on ~ 5 gated acres, offering privacy, panoramic views and exceptional functionality. With 2140 sf of stylish living space in the main home and a 672 sf detached studio above the garage, this property is ideal for multi-generational living, guest space or rental income. Step inside to find luxury vinyl plank flooring
Sun-drenched and beautifully reimagined, this 1,335 sq ft two-bedroom, two-bathroom condo offers a perfect blend of style, comfort, and effortless living. Soaring ceilings and expansive windows flood the home with natural light, creating an airy, welcoming ambiance from the moment you step inside. The lower level features a generously sized bedroom with sliding glass doors that open to a private
Zach WilsonChristie's International Real Estate Sereno
Enjoy the small-town charm that Atascadero, California has in abundance. With annual local events at Atascadero Lake Park and regular fairs and farmers markets, this city provides residents access to unique and local industries.Due to its small nature, all rental properties in Atascadero are in close proximity to features such as downtown art galleries, movie theaters, several parks with
Front unit of a very well maintained duplex in a great location in Atascadero. Actual address is 6277 and has 2 good sized bedrooms and a center bathroom off a small hallway with linen closet. The bathroom is well appointed with a tub / shower combination. All new flooring, new paint all cleaned and ready to move in. This unit has all new flooring and is perfect for cleaning or allergies, much
NEW CONSTRUCTION! Cal Grand Manor Senior Apartments featuring 76 brand new amazing affordable units with studios, 1 bedroom 1 bath and 2 bedroom 1 bath floor plans. You'll be the first to live in your brand new apartment and experience carefree and tranquil living. Stop in and pick out your new apartment that you deserve. Cal Grand Manor offers beautiful open floor plans, square footage
Set on nearly 4 gated acres, this 4-bed, 3.5-bath home features breathtaking panoramic views from Paso Robles to south Atascadero—including Atascadero Lake, rolling hills, and vibrant sunrises. The main level offers a spacious living room, sunken family room, and a large kitchen with beautiful granite countertops and a generous island. Also on the first floor are a formal dining room, guest half
The 1- and 2-bedroom apartments at ReNew Atascadero are comfortably outfitted and ideally located. Find out what its like to spend less time in your car and more time in the places you care about most.
Set on 3 private acres with no visible immediate neighbors, this 1,800 sq ft single-story home offers the rare combination of space, comfort, and seclusion—while still being in excellent condition and thoughtfully laid out. The home features three bedrooms and two full bathrooms, including a generous primary suite with an en-suite bath and plenty of room for a king-size bed. Vaulted ceilings and
Set in the appealing town of Atascadero, this home presents a unique opportunity to enjoy a vibrant lifestyle in a comfortable and pet-friendly environment. A key feature of this property is the open-concept layout, which promotes a spacious living area, enhanced by large windows that cast an abundance of natural light throughout the house including the 3 bdrooms. The laminate floors add
4 unit property located in beautiful oak studded neighborhood. Conveniently close to downtown Atascadero and Colony Park. Neighborhood is primarily families and mature professionals.
Nicely updated 3 bedroom 2 bath home on land with 2 car attached garage and large covered porch space as well.Large dining / living open space with bamboo hardwood flooring. Breakfast area off kitchen. New SS appliances. Central air and heat. Private, quiet, but close to town. NO PETS
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