$1,139,543Average Value$823Average Price per Sq Ft21Homes For Sale
A lively urban core with a small-town appeal
Before Downtown San Luis Obispo became the city’s urban epicenter, it was a 16th-century Spanish mission settlement, then a late 19th-century stop along the Pacific Coast Railway. Today, it's a highly walkable downtown core lined with an eclectic array of locally owned eateries, breweries and coffee shops, as well as boutiques and specialty retailers. Every hour on the hour, the peal of the historic mission’s church bells drowns out the lively music on each restaurant patio — just one of the ways San Luis Obispo's past meshes with its present. San Luis Obispo (known locally as "SLO") has, in recent years, seen increasing tourism and a steadily growing population, and most residents have learned to embrace this change while actively honoring their city's history.
While Downtown SLO is a few miles south of California Polytechnic State University, the start of a new semester transforms the city’s central core into a lively college town. "The student population filters all throughout downtown, which is what helps keep it so active and vibrant and adds some diversity,” says area resident Kerry Sansone, a Realtor with Compass Realty. However, despite a regular influx of students and tourists, Downtown San Luis Obispo maintains its reputation for warmth and hospitality. "It can get kind of busy downtown, but it still always has a small-town vibe,” says downtown resident Cody Chavez, events manager at Novo Restaurant & Lounge. “I can’t go anywhere without bumping into someone I know."
Downtown San Luis Obispo can be seen from the hilltop of the historical homes.
Students and visitors can find something unique in Downtown San Luis Obispo.
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A diverse selection of locally owned restaurants, breweries and boutiques
Residents won’t find a Starbucks or a fast-food chain downtown, and the city's ban on drive-through restaurants instead works to promote community engagement, pedestrian traffic, and patronage of locally owned businesses. Kreuzberg California serves house-roasted coffee by day, transitioning into a cozy lounge with stronger beverages in the evening. Giuseppe's Cucina Rustica is a favorite for its wood-fired pizza and house-made gelato, with a back patio that transports diners to Old World Italy. Novo Restaurant & Lounge serves locally sourced global fare for brunch, lunch and dinner, and the outdoor seating area overlooking the San Luis Obispo Creek is a popular spot to sip a craft cocktail or a glass of wine. It's rare to find a restaurant in Downtown SLO that doesn't allow dogs, and public-use water bowls are a common sight both inside and out.
Locally owned retailers specialize in everything from pet apparel to secondhand treasures. Boutiques like Pippa & Ky sell women’s clothing and accessories, while Blackwater offers locally made goods and home decor, and Phoenix Books stocks old, new and rare titles. For groceries, San Luis Oriental Market and Smart & Final Extra! are both a few blocks from downtown’s main shopping and dining district. "You don’t really have to ever get in your car,” says SLO resident Tim Townley, a Realtor with Comet Realty. “Just get an ebike and you’re golden. Get some saddle bags and go to the grocery store.”
Scout Coffee in Downtown San Luis Obispo is a popular hangout for Cal Poly students.
Look for an antique or old treasure at Fred & Betty's thrift store in Downtown San Luis Obispo.
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A renowned farmers market, events at Mission Plaza, and local museums
Every Thursday evening throughout the year, the Downtown SLO Farmers Market attracts thousands of visitors. Over 100 vendors selling fresh produce, handmade goods and local cuisine span five vehicle-free blocks of Higuera Street, and live music, street performers and children's entertainment are set up on street corners. “The farmers market is what sold me on SLO,” Townley says.
Adjacent to the farmers market, Mission Plaza is Downtown’s central outdoor gathering place, with plenty of grassy areas to relax by the San Luis Obispo Creek. "Last year, Mission Plaza hosted like, 39 weekend events out of the 52 available,” says area resident Steve Delmartini, a Realtor with Compass Realty. “It’s a huge deal.” One of the many events hosted here is Concerts in the Plaza, a free, family-friendly concert series held on Friday evenings during the summer, with local musicians, food and drink.
Overlooking the plaza is Mission San Luis Obispo de Tolosa, founded as a Spanish mission in 1772 and still holding daily Catholic masses. A museum here features 18th-century and a room that focuses on the local Chumash tribe. A short walk away, the San Luis Obispo Museum of Art showcases work by contemporary Californian talent, while a few blocks away, the intimate, art-deco Fremont Theatre stages touring music and comedy acts.
A sign of events is displayed for residents to see at the Downtown SLO Farmers' Market.
Find out about the history of Downtown San Luis Obispo at the History Center.
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A historical housing scene with modern condos and a shortage of available inventory
There's a notable lack of available housing in Downtown SLO, as the city's population is growing and interest in the neighborhood is rising. “The city is encouraging higher density housing and additional units to be built, to find a way for more people to be able to live downtown if they want to," says area resident LeeAnne Fisher, a broker associate with Compass Realty. At present, many single-family homes have been renovated to include accessory dwelling units for renters.
Downtown San Luis Obispo’s oldest single-family homes are either Victorian style from the late 1800s or Craftsman from the early 1900s. Renovated homes with anywhere from 1,200 to 3,000 square feet range from roughly $1 million to $2.5 million, depending on their size and updates; fixer-uppers range from about $700,000 to $900,000. Between 2015 and 2020, a collection of seven custom, upscale rowhouses known locally as “the brownstones” were built on Marsh Street; modeled after the brownstones in New York City, these range from roughly $3 to $4 million. “They have elevators and roof decks, they’re really cool,” says area resident Susie Brans, a broker associate with Richardson Sotheby’s International Realty. Nearby, luxury condominiums built around 2017 have floor plans of about 1,500 square feet and range from around $1 million to $1.5 million. On the outskirts of downtown, modest condos from the 1970s and 1980s with floorplans ranging from less than 900 square feet to over 1,400 square feet can go for anywhere from $500,000 to upwards of $800,000 depending on size and updates.
Some of the largest homes in the historical part of Downtown San Luis Obispo are Victorian.
A row of Brownstone homes are walking distance from Downtown San Luis Obispo.
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Hiking at Madonna Mountain and small community parks
A few blocks from the main shopping and dining drag, Mitchell Park has plenty of shaded grassy areas, a barbeque area with picnic tables and a playground. Emerson Park has a playground of its own, along with fitness equipment and a community garden where residents can tend a plot. Just west of the neighborhood, Cerro San Luis, locally known as Madonna Mountain, has a network of hiking trails. The 4-mile roundtrip trek to the summit climbs 1,400 feet in elevation and offers panoramic views of the city below, while the almost 3-mile “M” trail leads to the giant concrete "M" on the mountain's east side, which represents the local Mission Prep School. Southeast of downtown, the 23-acre Terrace Hill Open Space offers a shorter, less strenuous hike to the top of Terrace Hill with an elevation change of 110 feet.
A group of Downtown San Luis Obispo friends play a rousing game of bocce ball.
Residents of Downtown San Luis Obispo enjoy the community gardens at Emerson Park.
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Public and private school options for downtown students
Local kids can start school at Hawthorne Elementary, which receives a B-plus rating from Niche. Laguna Middle earns an A, as does San Luis Obispo High, where students can enroll in career courses in fields like agriculture, engineering and architecture; many students take these particular courses to prepare for Cal Poly, known especially for its program offerings in these fields. The A-plus-rated Mission College Preparatory Catholic High School is across the street from the mission; every year, incoming freshmen hike Madonna Mountain to paint a fresh coat on the "M." The B-rated SLO Classical Academy recently moved its high school to a brand-new downtown location.
A wooden sign outside the entrance to Laguna Middle School welcomes parents and students.
San Luis Obispo High School provides a great education to local students.
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Exceptionally pedestrian and bicyclist-friendly
“In the last 10 years, there’s been a huge emphasis on making this an easier place to get around without a vehicle," Townley says. "Everyone wants their cars, but you can live without them, especially in the downtown core.” Not only is it possible to get around without a car, but according to Townley, it’s also more convenient, as finding street parking can be difficult. The recent expansion of downtown bike lanes and protective concrete medians is seen as a big win for SLO’s active bicycling community. “The bikers go to all the city council meetings, and the city council knows that the bikers all vote,” Townley says. Those who do drive have direct access to both Highway 1 and Highway 101. Dignity Health French Hospital Medical Center is just east, while Adventist Health’s Sierra Vista Medical Center is just north. The Union Pacific Railway passes downtown’s east side, where there's an Amtrak station and a Greyhound bus stop. The San Luis Obispo County Regional Airport is about 3 miles south of downtown. “Almost anywhere you live in San Luis Obispo," Townley says, "you’re going to hear the freeway, the airport, or the train.”
Boo Boo Records in Downtown San Luis Obispo is celebrating its 50 year anniversary.
A visiting couple shop along Higuera Street in Downtown San Luis Obispo.
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A higher risk of property crime than the national average
Downtown San Luis Obispo has an overall CAP Index Crime Score of 7 out of 10, compared to 4 out of 10 nationally; scores of 9 for burglary, motor vehicle theft and larceny contribute to the overall higher score. Areas with a high volume of tourists, such as Downtown SLO, commonly have an elevated crime risk, though the city has an active police force and neighborhood watch committees in place as a deterrent.
GreatSchools:
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Downtown San Luis Obispo Demographics and Home Trends
On average, homes in Downtown San Luis Obispo, San Luis Obispo sell after 44 days on the market compared to the national average of 52 days. The median sale price for homes in Downtown San Luis Obispo, San Luis Obispo over the last 12 months is $1,175,000, up 1% from the median home sale price over the previous 12 months.
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Lindsey HarnChristie's International Real Estate Sereno
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Live in the heart of downtown San Luis Obispo at 849 Higuera Street! These charming studio apartments are located in a quiet, historic building just steps from restaurants, shopping, and the SLO Farmers Market. Enjoy the convenience of on-site laundry and flexible month-to-month leasing. Ideal for anyone looking for walkable, low-maintenance living in one of SLO’s most desirable locations.
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