San Luis Obispo’s South Broad Street corridor has seen a lot of commercial development in recent years, allowing residents to enjoy coffee shops, beer gardens, breweries and restaurants closer to home, instead of heading 2 miles north to downtown. "With things growing out South Broad, the area feels more like it’s within the core of San Luis Obispo," says area resident Kerry Sansone, a Realtor with Compass. "A revamp of the commercial interface and the road and traffic lights is making it more pedestrian friendly, and restaurants are really adding value to the neighboring areas." With the addition of local hangout spots like Duncan Alley, SLO’s recently opened beverage district, South Broad Street is, according to area resident Natasha Mercurio, a broker associate with Richardson Sotheby’s International Realty, “becoming a cool little area that now feels like it’s close to everything."
South Broad Street is a collection of condos and townhouses near restaurants and retail stores.
South Broad Street friends meet at one of the dog friendly stores along Duncan Alley.
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Local restaurants, breweries and coffee shops make downtown feel closer
On the neighborhood’s north side, off Orcutt Road, the recently opened Duncan Alley is a renovated former industrial complex-turned adult gathering place, where locals can commune over a cup of coffee or something stronger. Ancient Owl Beer Garden & Bottle Shop serves a selection of draft brews and hosts rotating food trucks on Fridays and live music on Saturdays, while the tasting room at Croma Vera Wines has a signature red blend that uses grapes from the Paso Robles and SLO wine regions. Duncan Alley is within walking distance for many residents, and the space welcomes dogs.
In the neighborhood’s southwest corner, on the main thoroughfare of Broad Street, Marigold Center has a Vons grocery store and a CVS, as well as a Big 5 Sporting Goods. The shopping center also has several locally owned restaurants, including Shalimar, which offers daily lunch buffets of authentic Indian and Pakistani food, and Kumi Ko, for sushi and other authentic Japanese fare. Just north of the shopping center, Broad Street is lined with local spots like BlackHorse Espresso and Bakery, and for German fare and brews, Beda’s Biergarten.
Residents of South Broad Street enjoy meeting up with friends at the nearby Ancient Owl.
A barista at KBRG Coffee Lab creates a delicious latte for a South Broad Street resident.
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Townhouses and condominiums from the 2000s
The neighborhood’s residential scene is mostly made up of condominiums and townhouses built between roughly 2007 and 2017. Units range from about 1,500 to 2,000 square feet and range from $650,000 to $1 million, depending on size and upgrades. Most units have attached one or two garages. According to Mercurio, some people buy condos and townhouses here and rent them out to Cal Poly students living off-campus.
Most of the townhouses in South Broad Street are three-story with an attached garage.
The townhouses of South Broad Street are typically three story dwellings with a two car garage.
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Close to Downtown SLO events and museums
Throughout the year, the Thursday evening Downtown SLO Farmers Market welcomes thousands of weekly visitors to shop its array of local produce and craft vendors. On Friday evenings during the summer, downtown’s Mission Plaza hosts Concerts in the Plaza, a free, family-friendly concert series with local artists of all genres. Residents also have access to area museums, including the San Luis Obispo Railroad Museum about 2 miles north, which teaches visitors about the history and importance of the region’s railroad industry.
Highly rated schools in the San Luis Coastal Unified District
Local kids attend schools in the San Luis Coastal Unified District, which Niche grades with an A and names as county's top district. Hawthorne Elementary earns a B-plus rating, while both Laguna Middle and San Luis Obispo High earn A ratings. High schoolers here can prepare for college and post-high school trades by enrolling in one of several career and technical education courses.
A large fence sign at Hawthorne Elementary School greets South Broad Street students.
San Luis Obispo High School provides a great education to help South Broad Street students.
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Proximity to community parks and nearby hiking trails
On the neighborhood’s east side, The Pad climbing gym welcomes climbers and boulderers of all experience levels. Just south of the neighborhood, 10-acre E.A. French Park has courts for basketball, tennis and pickleball, as well as a playground and a barbeque area with picnic tables. Residents can take the walking trails from here to 5-acre Islay Park just east, where a short hike to the peak of Islay Hill offers views of San Luis Obispo and the Edna Valley. To the west, the South Hills Open Space is a 133-acre nature preserve with a roughly 2-mile trail to the summit of Vulture Peak, for city views from a different perspective. The adjacent Damon-Garcia Sports Complex has over 10 acres of soccer and football fields for various youth and adult league games.
A South Broad Street hiker plots out his next trail along the South Hills Open Space.
South Broad Street friends gather at one of the parks to play pickleball and socialize.
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Proximity to the airport and railway
The neighborhood is bordered to the west by Broad Street, also known as State Route 227, which leads about 3 miles north to downtown. Highway 101 is about 3 miles west, and Highway 1 is about 3 miles north. The Union Pacific Railroad borders the neighborhood to the east, and there’s an Amtrak station 2 miles north, which also serves as a Greyhound bus stop; according to Sansone, households closest to the tracks will hear noise from the train that passes through daily. Because the San Luis Obispo County Regional Airport is about a mile and a half south, residents will also likely hear noise from planes arriving and departing, though the small size of the airport and planes keep it from being too loud. “We don’t have a tremendous amount of air traffic, because it’s not an international airport," Sansone says, "and even though they’re adding flights regularly with the addition of the new terminal, the noise not been a huge deterring factor for anyone I know.”
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Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
872
Median Age
36
Population Density
7 ppl/acre
Population under 18
20.4%
On par with the national average
23.8%
Population over 65
16.1%
On par with the national average
19.1%
Finances
Median Household Income
$93,636
Above the national average
$71,702
Average Household Income
$135,509
Education and Workforce
High School Graduates
94.9%
College Graduates
55.1%
Above the national average
34.1%
Advanced Degrees
25.8%
Above the national average
13.3%
% Population in Labor Force
61.1%
Weather
Annual Precipitation
23''
Average Winter Low Temperature
43°F
Average Summer High Temperature
76°F
Annual Snowfall
0''
Area Factors
Very Bikeable
Bike Score®
79/ 100
Somewhat Walkable
Walk Score®
57/ 100
Minimal Transit
Transit Score®
22/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
