$821,747Average Value$469Average Price per Sq Ft49Homes 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
Interested in learning more about homes in this area?
Reach out to
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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 50 days on the market compared to the national average of 56 days. The median sale price for homes in Atascadero, CA over the last 12 months is $794,305, up 3% from the median home sale price over the previous 12 months.
Beautifully updated architectural gem in West Atascadero's desirable Las Encinas neighborhood, situated on 1.93 acres with expansive scenic views. This 3-bedroom split-level home showcases stunning wood interiors, soaring vaulted ceilings, and walls of glass that fill the home with natural light while framing the surrounding landscape. The entry, dining room, kitchen, living room, and primary
Tucked away on more than half an acre, this private single-story home offers peaceful living surrounded by native oak trees and serene hillside views. Set back from the street, the home enjoys a secluded setting while still being in town. Inside, you'll find 3 bedrooms and 2 bathrooms with an easy, functional floor plan designed for everyday living. Updated wood flooring flows throughout the main
Lindsey HarnChristie's International Real Estate Sereno
Welcome to 4250 Traffic Way, where the ease of single-level living meets the vibrant beauty of the Central Coast. This updated three bedroom, two bathroom home has the kind of layout that makes daily life feel effortless. The curb appeal hits you the moment you pull up with the freshly painted exterior. Inside, the sun drenched interior feels airy with large windows, inviting in the light. While
Welcome to luxury living in the exclusive gated community of The Lakes in Atascadero, where privacy, recreation, and refined craftsmanship come together on a beautifully curated one-acre estate. Tucked behind the gates, this exceptional property offers an unmatched blend of upscale amenities, resort-style outdoor living, and versatile spaces designed for both everyday comfort and unforgettable
Discover the possibilities with this unique 2.5-acre California parcel located near Hwy 58 and Soda Lake. Whether you’re looking for a peaceful getaway, a future investment, or a place to let your imagination run free, this property offers endless potential at an incredible value. Enjoy wide open spaces, desert beauty, and star-filled nights while owning your own slice of California land.
Corner usable 17,600+/- sq.ft. lot with rare Multi-Family zoning. City states 4 unit zoning for this lot, subject to city building codes. Ideal location for future resident(s) with commercial/employment centers on Traffic Way. Close to downtown as well as the City Colony Park sports & community park. Electric meter, water meter, public sewer and natural gas meter. Existing structure is a tear
Welcome to 13940 Spring Meadow Lane an exceptional 3,600-square-foot estate set on 5 private acres, offering the perfect blend of privacy, comfort, and stunning outdoor living. This beautifully maintained home features 4 bedrooms, 3.5 bathrooms, a thoughtfully designed floor plan, and valuable recent upgrades including a newer roof (2023) and solar system (2025), providing both efficiency and
Expansive city lights and panoramic valley views set the stage at 12000 San Marcos, a rare 2.5 acre parcel tucked into one of West Atascadero’s most desirable neighborhoods. Positioned to capture sweeping vistas and cooled by a mild coastal influence, this property offers a setting that feels peaceful and private while still connected to town.The topography slopes downward from the street
Rare opportunity to own one of the few 3-bedroom, 2.5-bath condo floor plans available in Atascadero. This spacious home offers a functional layout with comfortable living and dining areas, a well-appointed kitchen, and a convenient half bath on the main level. Upstairs, all three bedrooms provide privacy and flexibility for a variety of living arrangements, including guest space, home office, or
Incredible Development Opportunity – 2 Acres with Highway 101 VisibilityFlat and usable 2-acre parcel in prime North Atascadero that is already seeing dynamic new development activity and infrastructure investment. Seconds from the Del Rio bridge across the highway from new development (Valley Fresh) and on the same side of highway as the upcoming Barrel Creek Project on Del Rio. With approx.
Motivated Seller! Seller is offering a flexible $25,000 credit at closing. Buyer may choose to use this to lower their monthly payment with an interest rate buy down, or apply it to closing costs. - Welcome to easy California living in this nicely updated 3-bedroom, 2-bath home, ideally situated in a charming, secluded neighborhood. Designed for both comfort and enjoyment, the home features a
8110 Castenada Lane, Atascadero — Your Hilltop Summer Escape Awaits! Perched on 3.74 +/- private acres in Chandler Ranch, this is the kind of home that makes you want to throw open every window and never leave. Sun-soaked, view-drenched, and built for the way Central Coast summers are meant to be lived; indoors, outdoors, and everywhere in between. Step inside and the space just... opens up!
Welcome to Villa Margarita Mobile Home Park in Beautiful Atascadero! This home is located in a nice mobile home park in South Atascadero. It is a 2 bedroom, 1 bath mobile home. The home does need a lot of tender loving care but it is price to sell at $95,000 considering it does need work. This mobile home is located next to a green belt and if has a very deep carport that can accomodate at least
Private Chandler Ranch retreat—move-in ready with designer upgrades, guest quarters, and seamless indoor-outdoor living.Set on 2.33 private acres in sought-after Chandler Ranch, this beautifully updated 2,993 sq. ft. home offers the perfect blend of privacy, comfort, and Central Coast lifestyle. Featuring 4 bedrooms and 2.5 bathrooms, the home is designed for both everyday living and
Set within the secure gates of Woodridge, 9354 Riberena Circle offers a rare opportunity to enjoy low-maintenance living in one of Atascadero's most desirable communities. This home has privacy and picturesque views of surrounding oak-covered hillsides, creating a peaceful backdrop for everyday living.Designed with both comfort and functionality in mind, the home features a bright and airy
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
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
The 1- and 2-bedroom apartments at ReNew Atascadero are comfortably outfitted and ideally located. Find out what it's like to spend less time in your car and more time in the places you care about most.
Welcome to The Oaks at Jornada, a premier residential community nestled among the picturesque oak trees in beautiful Atascadero, California. Offering a blend of modern amenities and tranquil surroundings, The Oaks at Jornada provides the perfect environment for those seeking both comfort and convenience.Our thoughtfully designed apartment homes feature spacious floor plans, modern
ELEVATE YOUR LIFESTYLE AT EMERALD RIDGE! - Emerald Ridge is the only apartment community of its kind in North County San Luis Obispo. Youll be the FIRST to live in your brand new home and enjoy the elevated living space that you deserve. Craftsman style that embraces modern-day necessity. Our units feature flexible, open floor plan, and other thoughtfully elevated features like quartz
This beautifully renovated residence at 5440 Capistrano Ave offers 2 bedrooms and 1 bathroom across approximately 800 square feet of thoughtfully designed living space. Every detail has been updated to combine modern elegance with everyday comfort.The open living area features a welcoming ambiance, ideal for both relaxation and entertaining. The bedrooms provide generous space for
Property Id: 171947 Private Atascadero Lake-Area Studio for Rent Charming, updated private studio All Utilities PAID! (Electric, Gas, Water, Wifi & Trash) About the Studio Charming, updated private studio located 1 mile from the Atascadero Lake in one of Atascadero’s most walkable and desirable neighborhoods. Single occupancy only or +$450 for double occupancy. Enjoy
The showing link to this property is:Embrace the serene charm and spacious elegance of this 3-bedroom, 3-bathroom home offers an expansive 3,131 square feet of living space, perfect for those who crave comfort and style. Nestled in a tranquil neighborhood, this property is a haven of relaxation and luxury, inviting you to unwind and create cherished memories. As you step inside,
This 4-bedroom, 5-bathroom custom estate at 5840 Rocky Canyon Road offers a rare blend of expansive acreage and luxurious living. Perched atop 22 acres with panoramic vineyard and mountain views, this 3,105-square-foot home is perfectly situated just minutes from downtown Atascadero with fast access to Highways 41 and 101.Key Property DetailsRent: $5,800 per monthSecurity Deposit:
Spacious 3 bed, 2.5 bath. Condo sits on a corner lot with a 2 car garage. Kitchen has stainless steel appliances. Appliances include fridge, range, microwave, dishwasher, washer, and dryer. Tile flooring and carpet throughout. Fenced back yard. Central AC, mounted flat screen TV included in dining room. No smoking of any kind. One year lease required.Presented by: REG Property Management,
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