$1,492,199Average Value$891Average Price per Sq Ft29Homes For Sale
One of the most scenic locations on the Central Coast
Set about 12 miles south of San Luis Obispo, Pismo Beach is one of the most scenic spots on California’s Central Coast, with dramatic cliffs, white sandy beaches and sweeping Pacific vistas. The local economy is driven by tourism, and culture is centered on surfing and other outdoor recreation. Many of the town's roughly 8,000 residents are retirees, but access to highly rated schools and nearby employment hubs also draw families and young professionals.
Temperatures and home prices in Pismo (as it's locally known) are largely on par with Avila Beach just north, but the two have distinct differences. South-facing Avila is known for its year-round sun, while in Pismo, summer tends to be foggy. “If a new client doesn’t like fog at all, I'm probably going to remove Pismo from their search,” says longtime Central Coast resident Kim Conti DeGroot, principal broker with Kimberly’s Global Real Estate. That said, she notes that Pismo is usually clear during September, October and November. “That’s really our summer,” she says. Pismo is also convenient to a wider range of amenities than Avila.
Locals head to the beach on sunny days in Pismo Beach.
Many homes in Pismo Beach have a view of the ocean.
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Endless opportunities for water recreation, beach lounging and hiking
Pismo State Beach spans 17 miles of coastline and is anchored by the Pismo Beach Pier. The 1,200-foot pier, renovated in 2020, is popular for fishing, watching the sunset and scouting for dolphins and migrating whales. Set along a coastal bluff, Pismo Preserve offers 11 miles of scenic trails and several lookout points.
Between October and February, thousands of monarch butterflies shelter on the towering eucalyptus trees at Monarch Butterfly Grove, where walking paths lead to the beach. Oceanfront community parks in Pismo include Dinosaur Caves Park, where stairs lead down to small caves and tidal pools that can be explored during low tide. Every month from April through December, Dinosaur Caves Park hosts Art in the Park, with over 50 artisan vendors and live music.
Pismo Beach is a great destination spot for travelers.
Psimo Beach has many outdoor attractions.
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An overall pricey market with diverse housing options that also cater to lower price points
As of early 2025, Pismo Beach’s median home price is nearly $1.5 million — a 35% increase since early 2024 and more than three times the national average. Zoning and environmental regulations limit new large-scale housing developments, contributing to the city’s low housing inventory. “It’s definitely a lot harder to build on the coast,” Conti DeGroot says.
Mid-20th-century beach bungalows and coastal cottages are concentrated near downtown, while further inland in Pismo Heights, homes sit higher in elevation with unobstructed views of the coast. Shell Beach has luxury oceanfront homes that can go for upwards of $5 million. Condo units range from modest and inland to upscale and bayfront, and there are several senior living communities with manufactured homes.
Pismo Beach is full of many different housing styles.
Modern homes scatter the hill sides in Pismo Beach.
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A lively beachfront downtown with chain conveniences further inland
Adjacent to the main beach and pier, Downtown Pismo Beach is a walkable hub with locally owned cafes, seafood restaurants and bars — many with outdoor patios offering ocean views. The retail scene here comprises surf, bike and souvenir shops. Downtown is fronted by a promenade that spans the length of the beach and leads to the pier, where there are three vintage Airstreams: one serves gourmet street food, one sells bait and tackle, and one operates as a visitor center. Further inland, shopping and dining are less focused on tourism, and locals can find a variety of grocery, restaurant and retail chains. Pismo Beach Premium Outlets has over 40 mainstream and designer retailers.
Downton Pismo Beach is located just beside the ocean.
Downtown Pismo Beach has many shopping and dining options to explore.
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A weekly farmers market and annual community events at the pier
The pier hosts the Pismo Beach Farmers Market on Wednesday evenings, March through October, as well as community events throughout the year. Pismo Beach’s 4th of July fireworks display is among the most popular on the Central Coast, and in September, the Billabong Still Frothy Surf Festival attracts surfers of all ages from all over the country. The annual Clam Festival in October features live music, clam chowder competitions and a clam-themed parade.
The iconic pier at Pismo Beach attracts local fisherman and tourists.
There are dog friendly beaches in Pismo Beach.
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Served by two highly rated school districts
Most of Pismo Beach is zoned for Lucia Mar Unified School District, which serves roughly 10,000 students and receives an A-minus rating from Niche. The A-plus-rated Central Coast New Tech High School is a college-prep school of choice, and according to Niche, is the best public high school in San Luis Obispo County.
Northern Pismo Beach is zoned for the A-rated San Luis Coastal Unified School District, which serves about 7,500 students and is named as the best district in San Luis Obispo County by Niche. High schoolers in both districts can enroll in a variety of hands-on career courses and earn dual enrollment credits through a partnership with Cuesta College.
Arroyo Grande High School was rated an A- school overall by Niche.com.
Shell Beach Elementary.
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Most crime can be traced to tourists, not locals
According to the Pismo Beach Police Department, most local crime is committed by tourists during the summer months. According to the most recent data from the California Department of Justice, Pismo Beach's rates of both violent and property crime fell between 2022 and 2023; the latter year saw the lowest annual rate of property crime in 10 years.
Access to public transportation and major highways
Highway 1 and 101 merge in Pismo Beach, providing commuters with direct access to hubs along the coast. SoCo Transit and Regional Transit Authority make stops here and throughout San Luis Obispo County. Dignity Health Arroyo Grande Community Hospital is about 4 miles away. The small San Luis Obispo County Airport (SBP) is 8 miles away, with direct flights to several U.S. hubs, as well as Los Angeles International Airport (LAX) and San Francisco International Airport (SFO); both of these major airports are within a 3 1/2-hour drive of Pismo Beach.
Written By
Lauren Schott
Photography Contributed By
Joseph Palacios
Video By
Francesco Basti
Interested in learning more about homes in this area?
Reach out to
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an experienced agent in this area.
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.
View GreatSchools Rating Methodology
On average, homes in Pismo Beach, CA sell after 59 days on the market compared to the national average of 55 days. The median sale price for homes in Pismo Beach, CA over the last 12 months is $1,400,000, up 2% from the median home sale price over the previous 12 months.
PRICE ADJUSTMENT. Pismo Beach ocean view home with separate art/office/studio. Designed for comfortable living and flexible use, the home features 4 bedrooms and 3 bathrooms with a thoughtfully arranged multi-level plan. The 2nd level offers 3 bedrooms and a bath, providing convenient single-level options for family or guests. The laundry room are also on this level. Access is available to
Some homes are simply built.Others are placed—perfectly—between land, sky, and sea.Perched along the iconic bluff of Ocean Boulevard in Shell Beach, this charming Cape Cod retreat has spent decades quietly watching the Pacific roll in and out with the tides.Each morning begins with light spilling across the water as seabirds glide past the horizon. Step through the French
Incredible ocean views just over a block from the sand! 351 San Luis Avenue offers a rare opportunity to own a versatile coastal property in the heart of Pismo Beach. Ideally located within walking distance to the pier, downtown shops, and restaurants, this property captures the essence of beachside living while delivering strong income potential. The property consists of five residential units,
Experience the essence of refined coastal living in this elegant luxury condominium located within the renowned Dolphin Bay Resort. Perched atop the scenic bluffs of California's Central Coast, this residence offers a rare opportunity to own a resort-style home with access to world-class amenities and services. This single-level suite welcomes you with custom travertine stone flooring that flows
First time on the market, this classic beauty in highly desirable Pismo Beach awaits its next chapter, ready for your personal touch. Enjoy the comfort of an open and functional floor plan with a well-designed living space of 2,600 + square feet. The first floor offers a nice size living room with a cozy fireplace, separate dining area, thoughtfully planned generous kitchen with all that you need
Located in the highly sought-after Pismo Heights neighborhood, this rare offering of five residential lots presents an exceptional development opportunity for an owner-user looking to create a private coastal retreat or a custom home builder seeking to deliver premier ocean-view residences. With utilities including water, sewer, and electricity available to the site, the lots are well-positioned
This professionally maintained single-level residence that embodies comfort, efficiency, and enduring value in one of the Central Coast’s most desirable neighborhoods. This property offers 2 bedrooms, 2 bathrooms, and 1,033 sq. ft. of well-designed living space on a 4,240 sq. ft. lot, making it an excellent choice for a primary home, vacation retreat, or investment portfolio addition.The
Enjoy beautiful ocean views from this well-maintained, low-maintenance home in desirable Pismo Heights. This single-story 3-bedroom, 2-bath home is situated on a corner lot at Visalia and Longview, offering a convenient layout and easy living. Enjoy incredible sunsets on the enjoyable deck off the dining area. The home features both a comfortable living room and family room, with a fireplace that
Single Level Living In the Heart of Downtown Pismo Beach!! This wonderfully remodeled condominium is move-in ready and will impress even the most discerning buyer with the high-end finishes and trims throughout. Walk into the front door to a luxurious open floor plan, including a built-in work space that doubles as a perfect dry bar featuring a Silhouette under-cabinet beverage center, and a
Don't miss the final newly built home available in the highly sought-after Barcelona View Estates! Showcasing three luxurious primary suites, breathtaking panoramic ocean views stretching across Pismo Beach, Shell Beach, and beyond, and designer finishes throughout, this exceptional residence defines effortless coastal luxury. Thoughtfully designed with elevator adaptability, central air
Lindsey HarnChristies International Real Estate Sereno
This Four Plex is in the exclusive Shell Beach neighborhood of Pismo Beach, and surrounded by multi-million dollar single family homes. Eleven houses away are the ocean cliffs, and another few homes away is Memory Park and the Spyglass Tide-pools. Ocean views from the two front units, which are both two bedroom, one bath plus a garage for each. In the rear are two 1 bedroom units over the four
California Country Charm with Breathtaking Coastal ViewsWelcome to a truly special Pismo Beach retreat where California country charm meets coastal living. Ideally situated in a desirable area of Pismo Beach, this beautifully remodeled home captures expansive ocean and coastline views while offering warm, inviting spaces designed for both everyday living and effortless entertaining.At the
This is your opportunity to live the dream of owning a home in a coastal paradise. Voted both Best Beach in California and Best Coastal Small Town by USA Today, Pismo Beach offers opportunities for relaxation, active recreation, shopping, dining, and wine tasting.Units in the Pismo Shores Estates are rarely offered for sale. This beautiful condominium was extensively remodeled in 2018,
*EMAIL IS THE PREFERRED COMMUNICATION METHOD*Wake up to panoramic ocean views and fall asleep to the sound of the surf at this beautifully updated 1-bedroom retreat on the highly sought-after Spyglass Drive, in the heart of Shell Beach. This is the quintessential California coastal lifestyle — breathtaking sunsets, salt air, and the beach just steps from your door.Step inside 675
Property Id: 2061045 Fully renovated in the heart of Pismo Beach. Pet friendly! This three-bedroom, two-bathroom home offers 1,250 sq. ft. of modern living space with a private backyard and two-car garage. Located within walking distance to the pier, shops, and dining, the property combines comfort with a prime coastal location. Rent is $4,400 per month with a $4,400 security deposit.
Newly professionally furnished bright and sunny home on a quiet street that backs up to the beautiful Pismo preserve and hiking trail for complete privacy. Walk/bike to downtown Pismo Beach and short drive to all the stores. Well maintained newer home with panoramic ocean views from Avila beach to Pismo dunes with city lights views at night from most of the house. Master bedroom and full bath,
Beautifully landscaped front and back yard with patio - available NOW! Dishwasher, stove, microwave, new refrigerator, full kitchen, central vacuum system, and paved concrete backyard. Hookups for electric or gas washer/dryer. Vaulted Ceilings. New flooring throughout the house. Master bath has a Jacuzzi tub and separate tiled shower. Secure front entrance gate with intercom. Ring Doorbell Camera
Beach City Living: single family residence, 3 bedrooms, 2.5 bathrooms, , fenced yard,new paint, new laminate flooring, ceiling fan in all bedrooms, fireplace, breakfast nook, dining room, attached garage, laundry hook ups, landscaping and trash included, 1-small pet considered, NO SMOKING.
Yvonne FisherFisher Real Estate
$2,950 per month
AVAILABLE OCTOBER- Charming Shell Beach Home - 2 Bed / 1 Bath
CO-SIGNERS / GUARANTORS ARE NOT BEING ACCEPTED FOR THIS PROPERTY.The showing link to this property is:Charming 2 bedroom, 1 bathroom house located in the desirable Shell Beach. This cozy home features wood floors and is just a short walk from the beach. The kitchen is equipped with a refrigerator, gas range, microwave, and dishwasher. Washer and dryer are included. With its
CO-SIGNERS/GUARANTORS ARE NOT ACCEPTED FOR THIS PROPERTY View Showing AvailabilityThis delightful 2-bedroom, 2-bathroom home is a cozy retreat, spanning 1,033 square feet of thoughtfully designed living space. The open floor plan creates a warm and welcoming atmosphere. This home has two spacious bedrooms with a walk in closet in the large master suite. A sliding glass door opens
This beautiful 2-bed, 2-bath condo offers 1,550 sq. ft. of light-filled living space with a private balcony to enjoy the panoramic ocean views and stunning sunsets. Features include vaulted ceilings, a spacious living room with gas fireplace, updated kitchen with wood cabinets, stainless steel appliances, and an open loft perfect as a den or family room. The roomy master suite boasts a walk-in
Welcome to this Updated Fully Furnished Condo in Premium Location, a gem nestled in the heart of Shell Beach, CA. This one-bedroom, one-bathroom condo is a perfect blend of comfort and style, offering a host of amenities to enhance your living experience. The condo features a fully-equipped kitchen with a dishwasher, making meal prep a breeze. The living area boasts a cozy fireplace and opens up
$2,600 per month
AVAILABLE SEPTEMBER- Upper Level Apartment in Pismo Beach - 1 Bedroom / 1 Bathroom
CO-SIGNERS / GUARANTORS ARE NOT BEING ACCEPTED FOR THIS PROPERTY.The showing link for the property is: View Showing AvailabilityUpstairs Apartment features include: New flooring, paint, kitchen cabinets and stainless steel appliances. Apartment has a nice floor plan, large kitchen and with informal dining area, good sized family room, nice sized bedroom and hall
$2,600 per month
AVAILABLE OCTOBER- Updated Beachside Home in Pismo Beach - 1 Bed / 1 Bath
THIS UNIT CAN COME FURNISHED OR UNFURNISHEDThe SHOWING link for the property is: View Showing AvailabilityStimson Ave, Pismo BeachCA BRE Broker's Lic # 01876023
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