Photo: Soundsfancy · CC BY-SA 4.0133 homes sold in Pismo Beach in the last year, at a typical $1.4M
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Pismo Beach homes are listed.
Every place Pismo Beach homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Pismo Beach.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
13% of Pismo Beach’s sales are condos, at $308K less than a house
102 houses and 16 condos sold in the year to May 2026. Condos sell faster.
typical sale · 102 sold in the year to May 2026
- Per square foot
- $783CA $494
- Days to sell
- 62
- Sold over asking
- 19%
- Listings with a price cut
- 31%
typical sale · 16 sold in the year to May 2026
- Per square foot
- $887CA $561
- Days to sell
- 51
- Sold over asking
- 19%
- Listings with a price cut
- 25%
Multi-family (2–4 units): 4 sold, typical $1.2M
Townhouses: 1 sold, typical $1.5M
Too few sales in 12 months for reliable figures.
About as many homes sell as usual, at 1.7 times the 2016 price
133 sales in the last year, against 192 in 2017 and a low of 104 in 2023. The typical sale went from $789K in 2016 to $1.4M.
Source: Redfin Data Center, MLS sales; from June 2026 each month is a 3-month rolling window, its counts divided by 3. Typical price and $/sq ft are the monthly medians, weighted by sales. Redfin stopped publishing towns’ figures by property type after May 2026, so houses and condos are shown for the year to then.
What $1.4M buys in Pismo Beach
Check a listing against what Pismo Beach homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Pismo Beach are more common than before the pandemic, but 38% fewer homes come up for sale
We read every month of Pismo Beach’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to September 2026, 133 sales.
If you’re buying in Pismo Beach
- Shop in September. It brings about 17 new listings a month, close to the busiest month, with fewer bidding wars (14% over asking).
- Offer under asking. Buyers paid 97.3% of the list price on average; 21% paid over.
- You’ll usually have time. Only 30% of homes go under contract within two weeks; the typical one takes 56 days.
Summer brings the homes; spring brings the bidding wars
June has the most new listings (about 20 a month), but April is the most competitive: 28% of April sales close over asking. September offers nearly as much choice with fewer homes bid up (14%). September has the least competition (14%).
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than California
| Pismo Beach now | 2017–19 | 2021 peak | CA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 21% | 15% | 46% | 35% |
| Gone within two weeksShare of homes under contract within 14 days | 30% | 26% | 62% | 33% |
| Price paid vs. askingAverage sale price ÷ list price | 97.3% | 97.2% | 100.3% | 99.9% |
| Days to sellMedian days from listing to contract | 56 | 65 | 23 | 43 |
39 homes for sale on a typical day
That’s 1.8 times the 2022 low (22), 38% fewer than in 2017–19 and well under 2016’s 79.
Since 2019, houses are up 54%, condos 64%
A house typically sold for $1.5M in the year to May 2026 (102 sales), a condo for $1.2M (16).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Pismo Beach ranks 480th of 560 busy California markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Pismo Beach is one of the state’s calmer markets.
Source: Redfin Data Center, city figures, January 2012 to September 2026 (MLS sales, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Pismo Beach home costs about $7,991 a month
Price: Pismo Beach’s typical sale, last 12 months. Property tax at Pismo Beach’s 0.7% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Pismo Beach is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in June
The month with the most choice. December has the fewest, about 7.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $1.4M home, about $9,490 a year.
Taxes vs. neighborsSchools
The schools grade for Pismo Beach, from test results, graduation and how much students grow.
Schools in Pismo BeachTypical commute
The average one-way trip to work for people who live in Pismo Beach.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Grover Beach, Avila Beach, Oceano, Arroyo Grande, San Luis Obispo and Blacklake sell for less a square foot
The busier markets within 25 miles of Pismo Beach, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| San Luis Obispo | 439 | $1M | $625 | 30% | 39 |
| Arroyo Grande | 175 | $906K | $566 | 33% | 34 |
| Pismo Beach | 133 | $1.4M | $818 | 21% | 56 |
| Grover Beach | 124 | $786K | $562 | 39% | 42 |
| Oceano | 56 | $704K | $529 | 29% | 42 |
| Avila Beach | 29 | $1.8M | $724 | 13% | 76 |
| Blacklake | 27 | $934K | $516 | 19% | 44 |
Redfin Data Center, October 2025 to September 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Pismo Beach, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Pismo Beach. People who follow the town see it, and so do people comparing Pismo Beach with their own town. No commission, no listing fee.
Questions about buying a home in Pismo Beach
What do homes sell for in Pismo Beach, CA?
133 homes sold in the year to September 2026 at a typical $1.4M, $818 a square foot. Houses sold for about $1.5M, condos for about $1.2M in the year to May 2026.
Is Pismo Beach a buyer’s or seller’s market?
A seller’s market: 33 homes were for sale in September 2026 and 14 sold, about 2.3 months of supply. Buyers paid 97.3% of asking on average.
When is the best time to buy in Pismo Beach?
June brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Pismo Beach?
About 0.7% of a home’s value a year. On a $1.4M home that’s near $9,490.
Where can I see homes for sale in Pismo Beach?
Zillow, Redfin, Realtor.com and Homes.com all carry Pismo Beach’s MLS listings; the search links above open each one filtered to Pismo Beach.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).