Welcome back to another Housing Report for San Luis Obispo County!
Before we begin, we want to express our deepest appreciation for our partners, vendors, and escrow officers in helping us support our clients and deliver excellent results. If you are looking to purchase, sell, or invest here on the Central Coast, feel free to reach out.
-Joshua Farris
Broker Associate | DRE 01921964 | KW Central Coast
As we head into the final months of the year, the Central Coast housing market remains relatively balanced, creating opportunities on both sides of the transaction. Fall traditionally brings a slight slowdown in activity, and this year is following that typical seasonal pattern. That shift opens the door for both buyers and sellers—though each faces a few trade-offs.
Buyers often benefit from reduced competition after summer, and sellers may be more open to negotiating before year-end. On the flip side, inventory usually tightens in the fall, so there may be fewer options compared to spring. For sellers, autumn buyers are generally motivated and ready to move quickly, and warm, seasonal staging can help homes stand out. However, the season brings fewer active shoppers and shorter daylight hours for showings.
Overall, fall offers a calmer, more even playing field—ideal for motivated buyers and sellers looking to make a strategic move.
Now, let’s dive into the numbers for SLO County!
Inventory Grows
We continue to see steady growth in inventory for the County, a welcome change for homebuyers. In San Luis Obispo County, we had 803 residential active listings, up nearly 7% vs last year. We expect active inventory to increase into next year, hopefully reaching normalized levels in Spring of 2026.
New listings for last month were 240, bringing the month’s supply to 3.8.
The desirable coastal towns, like Pismo Beach, Avila Beach, Grover Beach, and Morro Bay continue to see tight inventory levels compared to more inland cities like Atascadero and Paso Robles. Right now, North County currently holds about 35% of the active inventory for the County, making the region a popular area for homebuyers to shop.. Especially if you are looking for properties with some acreage.
Demand On the Central Coast
We saw 157 pending sales for October, which was down 29% vs October of 2024. This softening of pending sales is due to a few factors; seasonality, macro economic uncertainty, and affordability challenges for some buyers.
“Homebuyers are being careful with their money because they’re concerned about interest rates, the economy, and job stability. If they’re going to make a big purchase, the home has to meet all their needs and feel like a good value. Most buyers aren’t giving up on their home search—they’re just being much more selective and holding out for the home that fits their criteria.” - Joshua Farris, Broker
In spite of softening pending sales for last month, we saw strong List-to-Sale percentages with the Median percent of original price received hovering around 98%. This means, a home listed for $1,00,000 will end up closing for $980,000. This is on par with previous years. It is important to remember that every home is different and may sell lower or higher depending on neighborhood demand and pricing strategy.
As inventory increases and pending sales decrease, we are naturally seeing longer days on market. The median days on Market for the county is 22, up 57% Year-Over-Year. The average days on market for the County is 48.
Values Holding Strong
At $874,500, the median sales price for the County holds steady vs last year. In 2024, the median sales price was $884,999 for October, which is almost the same as this year. We expect the median sales price to hold around 860-880k for the rest of the year.
Median Sales Price By City
- Paso Robles City $712,500 | -2.4%
- Atascadero City $662,000 | -18.3%
- Templeton $827,500 | -17.3%
- San Luis Obispo City $880,000 | -21.4%
- Los Osos $940,904 | +8.1%
- Morro Bay $1,017,500 | -2.2%
- Arroyo Grande $1,137,500 | +19.1%
- Pismo Beach $1,718,000 | +9.5%
- Grover Beach $872,500 | +5.8%
- Nipomo $1,122,882 | +11.0%
A lot of the demand we see is from out of town relocation buyers who are shopping in SLO and the Coastal cities. We expect this trend to grow stronger as buyers from the Bay Area and LA look at relocation options here on the Central Coast.
Buying or Selling?
Like we mentioned, there are pros and cons to selling and buying in the Fall.
For Sellers Selling in the Fall
There are more Serious Buyers, Not Just Lookers: Unlike the spring and summer crowds, fall buyers are often highly motivated — relocating for work, finalizing before the holidays, or aiming to close by year-end for tax purposes. That means fewer showings, but higher-quality prospects.
Less Competition: Many sellers wait until spring, so listing in the fall can help your home stand out. A well-priced, well-presented property can capture strong attention in a less crowded marketplace.
Seasonal Appeal Matters: Fall staging — think warm lighting, cozy textures, and subtle seasonal decor — helps buyers emotionally connect with the home. Curb appeal also matters: keep landscaping tidy and highlight features like fireplaces or outdoor firepits that feel inviting this time of year.
Timing Is Key: Aim to list early in the season. Once the holidays approach, buyer activity slows considerably, and it can take longer to receive offers.
Expectations for Buyers in the Fall
More Negotiation Power: With fewer competing offers, buyers often find more room to negotiate on price, closing costs, or contingencies.
Reduced Inventory: The flip side is choice — many sellers who didn’t close over the summer have pulled listings, so there are fewer homes to compare. Being flexible on must-haves can help buyers find great value.
Motivated Sellers: Those still on the market are usually ready to make a deal before winter, especially if they’re relocating or carrying two mortgages.
Year-End Advantages: Closing before year’s end can mean property tax deductions and locking in ownership before potential price or rate adjustments in the new year.
Mid-October also brings a higher share of price reductions (about 5.5% of listings), and homes sit on the market roughly two weeks longer than in the busiest times of year. Sellers who haven’t found a buyer by then are often more open to seller concessions, repair credits, or helping with mortgage rate buydowns. - Finance.yahoo.com
Ready to make your home ownership dreams a reality this season?
Reach out, we are here to help you.
