$823,145Average Value$471Average Price per Sq Ft60Homes 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 48 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 $772,500, up 1% from the median home sale price over the previous 12 months.
Welcome to Atascadero and this beautifully situated corner-lot, 2 bedrooms with an optional 3rd bedroom/office home, where charm, comfort, and modern updates come together. Bathed in natural light and surrounded by a lush green lawn, along with shade trees in the front yard, the backyard setting offers views of the Atascadero creek and Land Conservancy creating privacy, tranquility and a sense of
A private retreat beneath the oaks, where space, flexibility, and lifestyle come together in one beautifully inviting Atascadero property.Nestled among mature oak trees on a peaceful Atascadero street, this home offers a rare blend of privacy, comfort, and inviting California living. Set on a generous lot with usable, gently sloped terrain, the natural surroundings create a tranquil setting
Situated at the end of a private driveway off a quiet cul-de-sac, this spacious 4 bedroom, 3 bathroom home offers approximately 2,700 square feet on a generous 5.72-acre lot with stunning, sweeping views. Designed for comfort, privacy, and everyday enjoyment, the property features a mostly single-level layout, a large family room, a dedicated media room, smart home features, expansive outdoor
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
Set along a peaceful creek on approximately 0.4 acres, this rare Garden Farms property blends historic charm, modern functionality, and flexible living options in one of Atascadero’s most beloved neighborhoods. Originally built in 1917, the 2-bedroom, 1-bath main home offers a warm cottage feel with thoughtful updates throughout. The chef’s kitchen is a true highlight, featuring a built-in
Welcome to Atascadero and this beautifully situated corner-lot, 2 bedrooms with an optional 3rd bedroom/office home, where charm, comfort, and modern updates come together. Bathed in natural light and surrounded by a lush green lawn, along with shade trees in the front yard, the backyard setting offers views of the Atascadero creek and Land Conservancy creating privacy, tranquility and a sense of
Welcome to one of the most desirable homes in the Dove Creek community of Atascadero. This exceptional residence features the largest floor plan in the development, offering 2,628 square feet of thoughtfully designed living space that combines comfort, style, and modern efficiency. The heart of the home showcases a beautifully upgraded kitchen with leathered marble countertops, creating a refined
Welcome to 8865 Pino Solo Ave, a quality custom home built by esteemed local builder Woody Woodruff, perfectly positioned in a tranquil setting with expansive views, on approximately 1/2 acre backing up to Chalk Mountain Golf Course. This thoughtfully designed residence offers 2,031 ± sq ft of living space with exceptional indoor-outdoor flow and timeless craftsmanship throughout.Step inside
Sweeping panoramic hill and valley views with a guest house! A one-owner property positioned to capture the scenery from nearly every angle. Located in the desirable Long Valley Ranches neighborhood, this Central Coast home offers a rare blend of privacy, views, and flexible living spaces in a peaceful hillside setting. The main residence features an open-concept layout with vaulted ceilings and
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
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
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.
This desirable and well-maintained 4-plex is located less than two miles from El Camino Real in a quiet, low noise setting. The property consists of two buildings totaling approximately 4,300 square feet, plus two oversized shared storage units. Fully fenced with attractive landscaping, wide sidewalks, and a welcoming courtyard-style entry. The property offers four thoughtfully designed units
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
8-MONTH LEASE (June 1 – February 1) — Ideal for those in transition. Whether you're remodeling your home, on a temporary work assignment, or looking for a comfortable place to land while searching for your next purchase, this offers a rare opportunity for a shorter-term stay in a peaceful, spacious setting. Located on the highly desirable westside of Atascadero, this expansive home sits on nearly
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.
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
2 Bedrooms, 1.5 bathrooms. Living room, dining area and kitchen have hard surface flooring. Half bath downstairs. Upstairs is carpeted and has the two bedrooms and full bath. Central heating and air conditioning. Ceiling fans in bedrooms. Assigned parking. Water and trash paid. Coin operated laundry room onsite. NO PETS. NO SMOKING. Shown by appointment. Call to request tour appointment.
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