Premium Mobile Homes in 55+ Parks on the Central Coast — What You Get and Who They're For

If you're shopping for a mobile home in a 55+ park and want more than the basics, a few standout listings are offering real comfort, updated design, and strong long-term value. These aren't entry-level buys — they're for buyers who want lifestyle, peace of mind, and a community feel.

2400 Cienaga St #65 – Oceano

• $450,000
• 3 bed, 2 bath
• 1,431 sq ft | Built 2025

This home is practically brand new and located in Duna Vista, a 55+ park just minutes from Pismo Beach. Inside you’ll find 9-foot ceilings, LED lighting, a luxury kitchen with quartz-style counters, and a covered deck overlooking the greenbelt and clubhouse. Outside, there’s three-car parking and low-maintenance landscaping.

Why it works: You get a new home in a quiet location with low space rent. No remodeling, no surprises — just turn the key and start living.

Best for: Retirees or downsizers who want modern construction and convenience, not a project.

804 Glenoak Dr #232 – Arroyo Grande

• $739,000 (includes $325,000 park share)
• 2 bed, 2 bath
• 1,248 sq ft | Built 1974, fully remodeled

This home is in Sunrise Terrace, a gated resident-owned senior park with tennis courts, a golf pitch area, pickleball, a pool, spa, gym, and more. The house has been completely redone — new windows, decking, drywall, kitchen, baths, and flooring. It’s got ocean views from the deck and a large, private yard.

Why it works: You’re not just buying the home — you’re buying into one of the most established senior communities in the region. Park share is included in the price.

Best for: Cash buyers who want high-end finishes, privacy, and the structure of a well-run, owned-land senior community.

The Value in Premium Parks

While the upfront costs are higher, the benefits are clear:

• No land lease in Sunrise Terrace — you own a share of the park.
• Lower monthly costs than typical land-lease parks over time.
• Established communities with amenities, security, and social opportunities.

These homes appeal to buyers who are done with the DIY stage and ready for low-maintenance, high-comfort living.

Ready to Tour?

These don’t sit on the market long — especially with ocean views, modern updates, and gated communities involved.

If you’re interested in a premium mobile home in a 55+ park on the Central Coast, let’s talk. I’ll help you figure out what you qualify for, what parks fit your lifestyle, and how the approval process works.

Skip the Fixer: These Move-In Ready Mobile Homes Under $300K Are Ready Now

If you’re shopping for a mobile home on the Central Coast and don’t want to deal with projects, permits, or surprises — stick to move-in ready. These three listings under $300K are clean, updated, and available now.

765 Mesa View Dr #293 – Arroyo Grande

• $249,000
• 3 bed, 1.5 bath
• 1,248 sq ft | Built 2000

This home has vaulted ceilings, remodeled bathrooms, and a fenced yard. It includes appliances and has a nice layout that flows well. Located in Mesa Dunes, an all-age park with pools, clubhouses, walking trails, and ocean breezes.

Why it works: You get three legit bedrooms, updated finishes, and a well-maintained park for under $250K.

Good fit for: Families, roommates, or buyers stepping out of the rental cycle.

655 S Halcyon Rd #7 – Arroyo Grande

• $285,000
• 2 bed, 2 bath
• 840 sq ft | Built 1989

Fully updated in a quiet senior park. Bathrooms were remodeled recently, there’s fresh paint, and the washer and dryer are included. The roof is only a few years old. Space rent is just $700/month plus utilities.

Why it works: It’s tight, clean, and everything important has already been done.

Good fit for: Seniors looking for simplicity and stability with minimal overhead.

765 Mesa View Dr #265 – Arroyo Grande

• $299,000
• 3 bed, 2 bath
• 1,564 sq ft | Built 2002

Biggest home on this list, with a standout kitchen: quartz island, dual fridges, and tons of storage. Vaulted ceilings, lots of windows, and a spacious deck round it out. Mesa Dunes offers community pools, a gym, and clubhouses.

Why it works: Large footprint, high-end kitchen, and great light — no remodeling needed.

Good fit for: Buyers who want to entertain or need room to stretch out without crossing $300K.

Final Take

You don’t have to choose between a cosmetic nightmare and an overpriced remodel. These homes are already dialed in — just bring your boxes and start living.

All three offer space, style, and solid long-term value in parks with good reputations.

Want more info on park rules, approvals, or what’s coming soon? Let’s talk. I can show you what fits your lifestyle and budget without wasting your time.

3 Mobile Homes Under $200K That Might Actually Work for You

Finding anything under $200K on the Central Coast sounds impossible — until you start looking at mobile homes. Whether you’re downsizing, buying your first home, or just need an affordable place to live, these three listings prove there are still good options out there.

1477 Grand Ave #3 – Grover Beach

• $149,950
• 2 bed, 1 bath
• 672 sq ft | Built 2024

This brand-new home in Pacifico Mobile Home Park checks a lot of boxes. It's compact but modern, with new fixtures, appliances, and clean finishes. With a space rent of $950/month, it’s one of the most affordable monthly ownership options in SLO County.

Best for: First-time buyers, retirees, or renters looking to own something move-in ready without maintenance issues.

765 Mesa View Dr #276 – Arroyo Grande

• $165,000
• 3 bed, 2 bath
• 1,344 sq ft | Built 2000

This is the best price per square foot on the market right now. Located in the all-age Mesa Dunes park, it’s across from the community park and close to the pool and clubhouse. It could use some interior updates, but it’s livable — and the layout is great.

Best for: Buyers who want more space on a budget and are okay with a little DIY or sweat equity.

765 Mesa View Dr #199 – Arroyo Grande

• $195,000
• 3 bed, 2 bath
• 1,248 sq ft | Built 2000

This home backs up to open space and faces the bird sanctuary, giving you some real privacy. Skylights and extra windows bring in a ton of natural light. It needs new flooring throughout — but the price reflects that.

Best for: Budget-minded buyers who want a quiet location and can handle some basic cosmetic work.

What’s the Catch?

These are all in land-lease parks, meaning you don’t own the land — you lease it monthly. But if you’re comparing these to renting an apartment, it still makes sense financially for many buyers. Space rents range from $950 to around $1,400 depending on the park.

Bottom Line

You’re not going to find a single-family home in SLO County under $200K. But you can find a real roof over your head, in a livable neighborhood, with a fixed cost and some future upside.

If you're interested in one of these mobile homes under $200K on the Central Coast, let’s talk about park approvals, space rent, and how the financing works. I can walk you through every step.

What Buyers Need to Know Right Now in Avila Beach

If you're looking to buy in Avila Beach, here's your current market snapshot. We're comparing closed sales over the past two months with what’s active today. The result? Buyers have more leverage, especially in condo segments and mid-range homes.

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📉 Pelican Point Condos: Price Drops Open a Window

Recent closings on Fiddleneck Lane were:

• 6432 Fiddleneck #31: 2 bed, 2 bath – Sold for $1.175M
• 6438 Fiddleneck #30: 2 bed, 2.5 bath – Sold for $1.17M

Now compare those to two current listings:

• 6405 Fiddleneck Ln – 2 bed, 2.5 bath, asking $875K
• 6441 Fiddleneck Ln #23 – 2 bed, 2.5 bath, asking $910K

These are 20–25% lower than recent comps. That’s a notable shift in buyer favor. If you’ve been waiting for a chance to own in this gated hillside neighborhood near the golf course, this might be it.

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🏡 Kingfisher Canyon: Holding the Line for Premium View Homes

Closed:

• 5845 Butter Cup Ln – 4 bed, 2.5 bath – Sold for $1.8M

Active:

• 5595 Tanbark Ct – 3 bed, 2.5 bath – Asking $1.799M

Prices here haven’t moved. You’re paying for views, newer construction, and community amenities like trails and privacy. But with homes sitting on the market longer, offers under asking may get traction.

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🌊 Ocean-View Estate vs Premium Build

Closed:

• 6480 Cormorant Way – 3 bed, 2.5 bath – Sold for $1.489M

Active:

• 2815 Rock Wren Ln – 3 bed, 3.5 bath – Asking $3.149M

Big difference in price per square foot: $779 vs $998. But Rock Wren is a custom build with ocean views, elevator, upgraded finishes, and more than 3,100 sq ft. If you're shopping for high-end Avila homes, this one competes with luxury inventory in Shell Beach or San Luis Obispo.

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🏖️ Downtown Avila Beach Duplex

Active:

• 502 1st St – 2 units, 1,522 sq ft – Asking $1.575M

This 1940s beach duplex offers flexibility—use one unit, rent the other, or apply for a vacation rental license (buyer due diligence required). It's had a $125K price drop already. Beach access is walkable. Buyers looking for income-producing or multi-generational setups should take a look.

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💡 Affordable Entry Points: Indian Hill & Manufactured Homes

Closed:

• 128 Riverview Dr – 3 bed, 2 bath – Sold for $699K
• 190 Valley View – 3 bed, 2.5 bath – Sold for $775K

These offer a path into the Avila market under $800K. You’ll still get access to San Luis Bay Estates amenities, trails, and security—at a much lower cost per square foot than other neighborhoods.

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Final Thoughts

Buyers right now are seeing:

• Softening in condo pricing.
• Flat pricing in mid-tier homes with view premiums.
• Little movement at the high end—yet.
• Good value in entry-level manufactured homes.

If you're looking for views, walkability, or short-term rental potential, this is a market to watch closely. Properties are still moving quickly if priced right, but listings with inflated numbers are sitting—and that opens the door for negotiation.

Want a local walkthrough or private showing? Reach out. We’ll talk through your options and timing.

Los Osos Real Estate Buyer Report: Best Current Opportunities Compared to Recent Sales

If you're shopping in the Los Osos real estate market right now, you're looking at a mix of lifestyle-focused properties, smart price-per-foot opportunities, and one luxury estate that sits in a class of its own. Here's a breakdown of the best current listings and how they compare to recent closed sales. All insights are based on actual MLS data from May 2025.

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Entry-Level Buyer Opportunity: 1360 El Moro Avenue – $824,500

• 3 bed / 1.5 bath | 1,214 sq ft | No garage
• Located near the El Moro bike path in Baywood
• Features: bonus space from converted garage, solar with Tesla battery, detached studio or office, curated garden with mature fruit trees

Why it stands out:
At $679/sq ft, it offers more living space and functionality than other recent sales in this price range. Compare that to:

• 550 Mitchell Dr – Sold for $747,000 | 888 sq ft | $841/sq ft
• 2072 Ferrell Ave – Sold for $685,000 | 768 sq ft | $892/sq ft

El Moro is a smart buy for first-time homeowners or buyers who want low-maintenance living with bonus space and solar efficiency.

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Mid-Range Lifestyle Option: 2132 El Dorado Street – $1,075,000

• 2 bed / 2 bath | 1,804 sq ft | Across from Sea Pines Golf Course
• Located in Sunset Terrace, near dunes and Estero Bay trails
• High ceilings, large living spaces, coastal charm

Why it stands out:
At $596/sq ft, it’s priced competitively for the location. Recent mid-size homes with less appeal or smaller lots have sold for similar or higher price per foot:

• 1842 8th St – Sold for $880,000 | 1,391 sq ft | $633/sq ft
• 243 Montana Way – Sold for $820,000 | 1,598 sq ft | $513/sq ft

El Dorado offers more space, a quieter location, and walkability to the coastline—ideal for buyers focused on lifestyle over bedroom count.

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Best Value Per Square Foot: 1925 Doris Avenue – $1,200,000

• 4 bed / 2.5 bath | 2,215 sq ft | Two-story home
• Small lot, but recently updated and includes a 2-car garage

Why it stands out:
At $542/sq ft, it’s the best value in the market right now for a home this size. For comparison:

• 235 Marianela Ln – Asking $1,275,000 | 2,011 sq ft | $634/sq ft
• 1790 Martingale Ave (closed) – Sold for $1,447,875 | 2,364 sq ft | $612/sq ft

If you need interior space and flexibility — whether for a growing household or home office setup — Doris offers more house for less money.

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Outdoor Access + Location: 235 Marianela Lane – $1,275,000

• 3 bed / 2 bath | 2,011 sq ft | Located in Monarch Grove
• Features vaulted ceilings, 3-car garage, and sliding doors to a private backyard
• Trail access to Sandspit Beach and across from Sea Pines Golf Resort

Why it stands out:
It’s a lifestyle buy. You’re steps from the beach, the butterfly preserve, and weekend concerts at the golf resort. The home is listed in Notice of Default, which means there could be room to negotiate on price or terms.

Buyers targeting Monarch Grove who want easy access to outdoor recreation should give this one a serious look.

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Luxury Tier: 2743 Rodman Drive – $3,399,000

• 4 bed / 5 bath | 5,290 sq ft | Sits at the edge of Montaña de Oro
• Ocean views, private trail access, sauna, and dramatic custom design
• No HOA, over 18,000 sq ft lot

Why it stands out:
Rodman is the only active listing above $3M in Los Osos and there are no recent luxury comps. It’s targeting high-net-worth buyers looking for privacy, views, and access to nature.

This home won’t appeal to everyone — but for those coming from urban markets where this price point is common, it’s a signature estate with a unique footprint.

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🔍 Buyer Summary

Address	Price	Sq Ft	$/Sq Ft	Why It’s a Buyer Opportunity
1360 El Moro	$824,500	1,214	$679	Best entry-level value with bonus space and solar
2132 El Dorado	$1,075,000	1,804	$596	Walkable coastal lifestyle and good interior volume
1925 Doris Ave	$1,200,000	2,215	$542	Most space for the price, ideal for remote work or larger households
235 Marianela Ln	$1,275,000	2,011	$634	Outdoor access + high-demand neighborhood
2743 Rodman Dr	$3,399,000	5,290	$643	Trophy estate with views and scale

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If you’re buying in Los Osos, each of these properties offers a specific kind of value — square footage, location, or long-term upside.

Want help evaluating your options or setting up a showing? Let’s connect.

Arroyo Grande Homes Under $1M – Which One Fits Your Needs?

If you're house hunting in Arroyo Grande with a budget under $1 million, you've got three very different—but strong—options on the market this week. Each one appeals to a different type of buyer, depending on what you're looking for: space, charm, land, or the ability to customize. Here’s a breakdown of each listing and who it best fits.

515 Woodland Dr — $879,000

4 bed / 2 bath | 1,717 sqft | 10,254 sqft lot

This single-level, move-in ready home is on a quiet street near the Village. You’ve got a clean interior with updated wood floors, a full stainless steel kitchen, indoor laundry, A/C, and a two-car garage. The backyard opens to hillside views with a finished patio and low-maintenance landscaping.

Good Fit For:

• Move-up buyers who need more room for kids, guests, or a home office.
• Retirees or downsizers who want a single-story layout with minimal upkeep.
• Buyers using FHA/VA loans who want something turnkey and easy to finance.
• Anyone wanting peace and privacy but still close to shops and restaurants.

Buyer Watch-Out: This home is in a flood zone and carries an annual insurance cost of about $929 (based on seller’s policy).

715 Bennett Ave — $795,000

2 bed / 1 bath | 904 sqft | 7,500 sqft lot

Charming and compact, this 1950s beach cottage has been updated with new appliances, hard flooring, dual-pane windows, and stucco exterior. The big upside? It’s on a decent-sized lot with enough space to add an ADU or expand the footprint.

Good Fit For:

• First-time buyers looking for affordability in a high-demand location.
• Empty nesters who want something easy to manage with a little character.
• Investors or future Airbnb hosts (verify local short-term rental rules).
• Buyers who want options—like adding a rental unit, garden space, or RV parking.

Buyer Watch-Out: One bathroom may limit future resale flexibility.

2661 Southview Ave — $985,000

3 bed / 2 bath | 1,698 sqft | 1.1 acres

This 1970s ranch sits on just over an acre, tucked away on a quiet dead-end road. You get dual fireplaces, a spacious shop area, and room for animals or projects. It’s clean and livable now but could use some cosmetic updating.

Good Fit For:

• Rural buyers or hobbyists who want elbow room and no HOA.
• Buyers with animals—horses, goats, chickens, you name it.
• Anyone needing workshop space or garage space (4-car garage included).
• Buyers who want to customize a home over time but need it livable now.

Buyer Watch-Out: No A/C and older finishes may require upfront investment.

Final Take: Who Gets What?

• Want to upgrade from your starter home? Woodland checks the boxes.
• Need something small, stylish, and expandable? Bennett fits that lane.
• Looking for land and long-term potential? Southview is your best bet.

If any of these sound like your next move, let’s talk about showings, comps, and how to make a strong offer.

3 Best Home Buys in Cambria Right Now (May 2025)

If you’re house hunting in Cambria right now, there’s a mix of coastal charm, hillside privacy, and turnkey homes on the market. But a few listings stand out for their price, layout, location, or upside potential. Here are the three best opportunities on the market this May, based on recent sales and active inventory.

953 Sheffield St – $899,000

4 bed / 3 bath | 1,350 sq ft | $665/sq ft
This fully renovated West Village home checks nearly every box. It’s a short walk to Main Street, has a versatile 4-bedroom layout, and shows like a new build. The open-concept great room, vaulted ceilings, and sunlit deck give it a light, modern feel.

• Primary suite with spa-style bathroom
• Separate lower-level bed and bath (ideal for guests or rental)
• Attached 2-car garage and updated systems throughout

💡 Buyer Insight: Recent comp at 1810 Melrose (3/2.5, 1,631 sq ft) closed for $1.08M. Sheffield is slightly smaller but newer in feel and $180K less. Best value in Cambria under $900K.

2918 Burton Dr – $865,000

3 bed / 2 bath | 1,650 sq ft | $524/sq ft
This Lodge Hill home offers good size and a livable floor plan with a main-level primary suite and direct backyard spa access. The bonus shed in the yard adds workspace or studio potential, and the backyard has room to stretch out or garden.

• Brick fireplace and cozy living area
• Walk-in closet, ceiling fans, updated windows
• Close to East Village and hiking trails

💡 Buyer Insight: At just $524 per square foot, this is among the lowest in Cambria right now for a 3-bed home. It’s a solid long-term option for buyers who want space and flexibility, not just finishes.

2965 Wood Dr – $969,000

3 bed / 2 bath | 1,500 sq ft | $646/sq ft
Single-level homes are hard to find in Cambria—this one is move-in ready and located on a sunny, level street just steps from Cambria Pines Lodge. New flooring and fresh carpet make it turnkey for immediate occupancy.

• Open layout with large back deck
• Updated flooring and appliances
• Low-maintenance lot, near shops and restaurants

💡 Buyer Insight: Comps like 1990 Dorking (1,700 sq ft) sold for $989K. This one offers better layout efficiency and is easier to maintain, ideal for retirees or downsizers looking for minimal stairs.

Recent Sales Helping Define Value

• 1810 Melrose – Sold for $1.08M, 1,631 sq ft, excellent updates
• 1990 Dorking – Sold for $989K, 1,700 sq ft, post-and-beam charm
• 5140 Guildford – 560 sq ft cottage, closed at $690K
• 1887 Downing – 2 bed, 1,542 sq ft, sold at $750K

The active listings above are all pricing smartly based on these comps, offering solid value for their location, size, and condition.

Bottom Line

Cambria’s market is active but not overheated. Buyers who act quickly can still find homes with long-term upside or immediate lifestyle payoff. Whether you want a low-maintenance beach getaway, a multi-generational floor plan, or a single-level forever home, these three listings are the ones to watch right now.

Want to schedule a tour or ask about recent disclosures? Let’s talk.

The Only Home for Sale in Cayucos Under $1 Million: Is It the Right Fit for You?

Buyers looking for a foothold in Cayucos under $1 million have exactly one choice right now: a two-bedroom, one-bath condo at 150 Cypress Ave #28. Priced at $789,000, this upper-front unit offers a rare chance to own in a highly desirable coastal town at a price point that’s become increasingly scarce.

While the condo is compact at 810 square feet, it makes the most of its location. The Cypress Cove complex sits on the ocean side of Highway 1, just steps from the beach, Cayucos Pier, and downtown shops and restaurants. From the living room, you’ll get peek-a-boo ocean views and sunsets, giving the space a connection to the coast that’s hard to match in this price range.

This unit isn’t just about charm—it’s been updated with a new roof, siding, windows, and fresh luxury vinyl floors. The condo is an end unit with no one above, offering more privacy and less noise than typical apartment-style units. And with a monthly HOA of $300, it’s a low-maintenance option for buyers who prefer simplicity.

The likely buyer for this property is someone looking for a lock-and-leave second home, a weekend getaway, or a low-hassle retirement downsizing option. Investors might also see potential, though short-term rental restrictions and tenant occupancy terms should be checked carefully before pursuing that path.

There are trade-offs. The property has no garage, only off-street parking, and no air conditioning, which is common in this coastal zone but might surprise buyers from inland areas. Showings also require advance notice due to a current tenant who works from home, and possession is subject to tenant terms, which could delay immediate occupancy.

Still, if you’ve been priced out of the single-family home market in Cayucos, this condo might be the best path forward. It offers location, updated condition, and the beach lifestyle without the million-dollar price tag.

Interested in learning more about the only Cayucos home on the market under $1 million? Let’s connect and see if it’s the right fit for your goals.

What You Get for $789,000

• 810 sq ft, 2 bed / 1 bath condo
• Upper front unit with peek-a-boo ocean views
• Off-street parking, no garage
• Updated with new roof, siding, windows, and luxury vinyl floors
• Located in Cypress Cove, a 30-unit community

At nearly $974 per square foot, this isn’t a bargain play—it’s about owning location, walkability, and coastal lifestyle.

Who’s This Right For?

This property is a strong fit for buyers looking for a lock-and-leave lifestyle, whether as:

• A weekend getaway.
• A second home near the sand.
• A downsized option for retirees who prioritize location over size.
• An entry point investor—though buyers will need to check on short-term rental restrictions, as tenant occupancy and HOA rules may limit that path.

What Makes It Stand Out in the Market?

• It’s the only listing under $1 million in Cayucos right now.
• On the ocean side of Highway 1, so you’re steps from the beach, pier, and downtown restaurants.
• No one above you—giving a quieter, more private experience than most condos.
• Low monthly HOA of $300, helping keep ongoing costs predictable.

What Buyers Should Watch Out For

• Showing limitations—property is tenant-occupied with restricted showing windows, mainly evenings and weekends.
• Possession terms depend on the current tenant, which could delay personal use.
• No garage or extra storage, which may be a deal-breaker for some.
• No air conditioning, which is common for coastal properties but may feel like a missing amenity to buyers from warmer inland areas.

Final Thought

If you’ve been priced out of Cayucos' single-family market, this condo offers one of the few open doors still available under $1 million. It’s a play for buyers who value proximity to the sand, low-maintenance living, and a chance to own in a tightly held community.

What Sellers Need to Know About Acreage Homes in Coarsegold Right Now

If you own a large property in Coarsegold—especially one with multiple homes on significant acreage—you might be wondering how today's market will treat it. Recent listings and sales show some clear patterns that are important for any seller to understand before pricing or marketing.

Buyers Value the Homes First, Land Second

Across the Coarsegold market, properties on 2 to 5 acres with 2,000 to 2,800 square foot homes are consistently closing between $450,000 and $750,000. These sales show that buyers are primarily paying for the house itself, the location, and land usability—not raw acreage.

For example:

• 36556 Mudge Ranch Rd (3.57 acres) is listed at $750,000, driven by the home's size and quality rather than the acreage alone.
• 45010 Greystone Ct, with just 2.6 acres, recently sold for $450,000, thanks to updates like solar and energy-efficient features.

Meanwhile, larger properties like 41576 Road 406, with nearly 25 acres, are on the market for $850,000—but the price per acre is much lower, around $34,000, compared to smaller parcels where the effective price per acre is well over $160,000.

Why Acreage Loses Value Per Acre as It Grows

In this area, once a property goes beyond 5 to 10 acres, buyers see the extra land as a bonus—not as primary value. The more acreage, the lower the price per acre becomes. Buyers aren't paying for land they won't use unless it has agriculture, grazing, rental income, or development potential.

That’s why your 80-acre property will not price linearly compared to smaller parcels. Instead, buyers will value:

• The two homes as the primary asset, especially if they are well maintained.
• Income or multi-generational potential if marketed correctly.
• Usability of the land—pastures, fencing, water rights, and any supporting infrastructure.

Seller Positioning: Key Insights

• Homes over 2,500 sq ft on 3-5 acres are topping out at $750,000 currently.
• Large-acreage properties (20+ acres) are seeing per-acre valuations in the $30,000-$40,000 range.
• Your property’s two-home setup could justify a 10-15% premium above standard home values if targeted to investors or multi-family buyers.

Smart Pricing Strategy

Based on current market conditions, a realistic price range for a well-maintained 80-acre, two-home property in Coarsegold would likely be between $1.1 million and $1.3 million.

This price reflects:

• Core home values.
• Bonus land value based on usability.
• Niche appeal to buyers seeking multi-use properties.

Final Thought for Sellers

If you're thinking about selling your large acreage property, remember the buyers aren’t paying per acre—they're paying for a lifestyle, usability, and condition of the improvements.
Focus your marketing on the homes, the lifestyle they offer, and the specific benefits of your land.

Want a custom pricing analysis based on your property’s improvements, condition, and income potential? Contact me anytime. I’d be happy to walk you through what buyers are really paying for in today’s acreage market.

Pismo Beach Homes in the $1M to $1.6M Range: Best Lifestyle Buys Right Now

In Pismo Beach’s competitive market, the $1 million to $1.6 million price range opens the door to move-in ready homes, desirable neighborhoods, and coastal lifestyles that balance space, style, and location.

Here are the standout mid-range listings offering the best value and buyer fit in today’s market.

289 Irish Way – Space, Yard, and Updates for $1,050,000

• 3 bedrooms, 2 baths, 1,858 sqft
• 0.3-acre lot with peek-a-boo ocean view
• Extensively updated inside and out

This is the best option for buyers wanting space and an updated, move-in ready home. Located in a quiet, established neighborhood, it’s ideal for families, retirees, or anyone wanting a large lot, single-level living, and modern upgrades without paying Shell Beach premiums. It also has a 3-car garage and a yard that feels like your own private park.

117 Village Circle – Modern Comfort Close to Everything for $1,095,000

• 3 bedrooms, 2.5 baths, 1,858 sqft
• Newer construction in The Village at Pacific West
• Views of protected open space, walking trails, and trees

For buyers who want newer construction, low maintenance, and proximity to downtown and the beach, this is a standout. The open floor plan, updated finishes, and dedicated open space behind the home offer privacy and a connection to nature without the upkeep of a large lot. Perfect for professionals, empty nesters, or those who want a primary residence with modern comforts.

126 Capistrano Avenue – Classic Shell Beach Charm for $1,199,000

• 3 bedrooms, 2 baths, 1,116 sqft
• Walk to the bluffs, restaurants, and shops
• Original oak floors, updated kitchen, peek of the ocean

For buyers who want to live the classic Shell Beach walkable lifestyle, this is the charmer to beat. It’s a short stroll to the bluffs, coffee shops, and restaurants. The small lot keeps maintenance low, while the indoor and outdoor living spaces make it feel like a vacation home every day. It’s ideal for buyers who want to park the car and live local.

214 Placentia Avenue – Fully Renovated Cottage at $1,225,000

• 2 bedrooms, 1 bath, 1,038 sqft
• Fully updated inside and out, block to the beach
• Bonus room for office, studio, or guests

For buyers craving a modernized cottage vibe in the heart of Shell Beach, this one checks the boxes. It’s move-in ready with new finishes, stylish interiors, and a block-to-beach location. Downsizers, weekenders, or buyers wanting a stylish, compact primary residence will find this home delivers charm and location.

Bottom Line:

• Best for Space & Family Living: 289 Irish Way
• Best for Newer Construction & Low Maintenance: 117 Village Cir
• Best for Walkable Shell Beach Charm: 126 Capistrano Ave
• Best for Stylish, Low-Maintenance Beachside Cottage: 214 Placentia Ave

In the $1M to $1.6M price range, you can find a home that matches your lifestyle—whether it's private, gated living, walkable Shell Beach charm, or an updated family home with room to spread out.

Pismo Beach Homes Under $1 Million: Where Views, Lifestyle, and Value Meet

If you're looking for homes in Pismo Beach under $1 million, you're not limited to fixer-uppers or inland neighborhoods. There are several standout options offering ocean views, walkability, or proven rental income—making them attractive to a variety of buyers.

Let's break down the best homes currently available in this price range, each offering a different type of value.

781 Panorama Drive – Pure View Value at $995,000

• 2 bedrooms, 2 baths, 1,138 sqft
• Panoramic ocean and dune views from a corner lot
• Low-maintenance outdoor space, open floor plan

This is the best pick for buyers wanting the biggest view for the least money. The floor plan is simple and all about maximizing the ocean views. It's ideal for downsizers, second-home buyers, or anyone who prioritizes view and lifestyle over interior space. For under $1M, it delivers what many higher-end homes can't—a dramatic, sweeping vista.

360 Stimson Avenue – Downtown Vacation-Ready Condo at $938,000

• 2 bedrooms, 1.5 baths, 1,161 sqft
• Located two blocks from the ocean and pier
• Zoned for vacation rental, proven income history

If you're looking for a turnkey vacation rental or second home, this is the best pick. It's been a successful vacation rental in the heart of downtown Pismo, walkable to restaurants, shops, and the beach. Lower maintenance makes it easy to lock and leave. The HOA fee covers exterior upkeep, making this one of the most hassle-free ownership options near the beach.

105 Joyce Way – Family-Friendly Starter at $849,000

• 3 bedrooms, 2 baths, 1,364 sqft
• Toucan Terrace community with park, trails, and clubhouse
• Ocean views from upstairs bedroom

This is the best value for first-time Pismo Beach buyers or families. With a community setting, walkability to parks and trails, and a smart floor plan with primary bedroom on the main floor, it balances price, space, and location. The ocean peek upstairs is a bonus, while the overall package makes it the most approachable single-family home in Pismo under $900K.

Bottom Line:

• Best for View Seekers: 781 Panorama Dr
• Best for Investors or Low-Maintenance Buyers: 360 Stimson Ave
• Best for Entry-Level or Families: 105 Joyce Way

Each home offers a different slice of the Pismo Beach lifestyle without crossing the million-dollar threshold. Whether you're after views, rental income, or a place to call home, these properties offer smart entry points into one of California’s most desirable coastal markets.

Is Now a Good Time to Buy in Mesa Dunes? A Look at the Last 90 Days of Sales Trends

Mesa Dunes Mobile Home Estates has seen steady sales activity over the past three months, giving buyers and sellers a clear window into current pricing, days on market, and how much room there is to negotiate.

Recent sales show that well-priced, updated homes are still moving quickly, while homes in original condition are sitting longer and closing with significant concessions.

One standout was Space #28, a clean and well-updated 3-bedroom home that closed at $270,000 after just 15 days on market. Despite the speed, the buyer still negotiated over $13,000 in concessions for closing costs and possible repairs.

Compare that to Space #234, which took 112 days to sell, finally closing at $210,000 with $8,000 in concessions, mostly for pest clearance and minor improvements. This home was well maintained but less updated, showing that even cosmetic differences can drive negotiation opportunities.

In between those extremes was Space #253, which fetched the highest recent sale at $315,000—but that home had been fully remodeled, with new flooring, custom cabinetry, and upgraded kitchens and baths.

Overall, the last 90 days suggest the Mesa Dunes market is active but sensitive to condition and pricing. Buyers focused on move-in-ready homes should expect to pay closer to list price but still have room to ask for credits tied to space rent or closing costs. On the other hand, homes in fair or dated condition are taking longer to sell and offering buyers opportunities to negotiate more aggressively on both price and terms.

Looking at days on market trends, well-priced homes under $270,000 are moving within 15-30 days if updated. Dated homes or those priced over $300,000 without upgrades are staying active for 60 days or longer, giving buyers negotiating leverage.

The takeaway for buyers right now is this: Mesa Dunes remains a buyer-favorable market for homes needing work, while competitive for clean, updated homes priced right. Buyers should come prepared with comps like #28 and #234 to support their offers and push for seller credits where appropriate.

Mesa Dunes Mobile Home Estates: What Buyers Should Know About Pricing, Condition, and Negotiation

Mesa Dunes Mobile Home Estates in Arroyo Grande has seen a wave of activity in the past 90 days, giving buyers some valuable insight into current pricing, condition expectations, and smart negotiation strategies.

Recent closed sales highlight a clear trend. Updated, move-in-ready homes are still fetching strong prices, but even in these cases, buyers are securing significant concessions. One example is Space #28, which closed at $270,000 after only 15 days on the market. Despite the quick sale, the buyer received $13,750 in credits. In comparison, Space #253 achieved the highest price per square foot—$201.92—closing at $315,000. That home was extensively remodeled, offering premium finishes that justified the price.

On the other hand, homes in original or fair condition continue to face resistance unless they are priced sharply. Space #234 illustrates this dynamic. It sat on the market for 112 days before finally closing at $210,000, a noticeable drop from its original $250,000 list price, with over $8,000 in concessions for repairs and improvements.

Today's active listings reflect a similar pattern. At the higher end, Space #245, a triple wide with upgrades and park views, is listed at $309,000. Nearby, Space #280 is priced at $239,500 and shows updates like new flooring and appliances. However, at the more budget-friendly end, Space #199 and #276 are priced at $195,000 and $165,000 respectively, both reflecting more basic condition and longer days on market.

For buyers, this creates several leverage points. On well-updated homes, sellers are more likely to negotiate around space rent increases or offer appliance credits rather than lowering the asking price substantially. The best approach is to reference recent sales like Space #28, where buyers still walked away with concessions despite the home being in good condition.

For homes needing work, such as Space #199 or #276, the path to a better deal is clearer. Offers five to ten percent below asking are defensible when supported by the property's longer market time and the cost of necessary updates. Buyers should also factor in flooring, paint, and other upgrades into their offer, and point to sales like Space #234 as leverage for negotiating credits.

One critical area buyers often overlook is the park space rent. With most sales triggering an immediate eight to ten percent increase, it's important to factor that into the overall purchase cost. Buyers can and should use this in their negotiations, asking sellers to provide closing cost credits or price reductions to offset the higher monthly lease.

Overall, buyers considering Mesa Dunes need to stay disciplined. The homes in the best condition will still attract attention and can move quickly, but every sale in the last quarter shows there is room to negotiate, especially when buyers come prepared with data from recent comps and a clear-eyed view of upcoming costs.

If you’re considering buying in Mesa Dunes, I can help you compare active listings to recent sales and spot the opportunities. Let’s talk about how to position your offer—and how to protect yourself from costly surprises like space rent hikes or hidden repairs. Call or text me anytime.

What 3-Bedroom Homes in Arroyo Grande Are Really Worth Right Now

There’s a noticeable gap right now between what sellers are asking and what buyers are paying for 3-bedroom homes in Arroyo Grande. If you’re entering the market—whether buying or selling—it helps to know what’s actually moving and at what price point. 

What's for Sale Right Now

The current batch of active listings includes a range of homes—from clean and compact to larger, upgraded properties with bonus features.

At the lower end, there’s a two-story home on Spruce Street listed at $789,900. It’s just under 1,750 square feet, built in 2012, with new paint and flooring, dual walk-in closets in the primary suite, and a private backyard. It’s move-in ready but priced modestly for the area.

Then there’s a home on Alder Street asking $850,000. It's smaller—around 1,500 square feet—but sits in a desirable neighborhood with vaulted ceilings, updated finishes, and a cozy backyard setup. The price per square foot here is noticeably higher than the Spruce listing.

Pushing into the higher range, two other homes are asking just under $1.2 million. One is a 2,341 square foot home on Pecan Street, rebuilt in 2018, with an upstairs primary suite, RV hookups, and an art studio. The other, on Acorn Drive, has an ADU and greenbelt views, but the interior is a mix of original and custom features from the 1980s. Both have a lot to offer, but the higher price points reflect extras like additional space and accessory units more than interior finishes.

Across these listings, you’re looking at an average price just over $1 million and about $517 per square foot.

What’s Actually Selling

In contrast, the most recent sales paint a different picture. Buyers have been closing on 3-bedroom homes at an average price around $907,000—and they’re willing to pay roughly $520 per square foot when the house is the right size, in the right condition, and in the right location.

One home on Bakeman Lane sold fast at $865,000. It’s a single-level property under 1,400 square feet, but it was well-maintained, updated, and located in a desirable part of town. Another recent sale on Alder Street, similar in size to the current listing mentioned above, closed for $899,000.

But the price per square foot varies. Larger homes with more acreage—like one that closed on Quarterhorse Way—may sell for more overall, but the per-foot price drops significantly when buyers factor in the need for updates or remote locations.

Buyer and Seller Takeaways

If you're buying:

• Focus on layout, condition, and neighborhood over square footage alone.
• Smaller, well-kept homes in walkable areas are getting top dollar.
• There may be room to negotiate—especially if a home’s been sitting.

If you're selling:

• Buyers are price-sensitive. If your home doesn’t offer extra value—like a new kitchen, a larger yard, or income potential—price it in line with recent sales.
• Homes above $1 million need to deliver something special, not just square footage.
• The market rewards preparation. Staging, professional photography, and timing matter more now than they did a year ago.

Where Things Are Headed

With more homes coming on the market and fewer buyers jumping in quickly, pricing strategy is everything. Most sellers are starting high, but buyers are anchoring their offers to recent comps. That dynamic will keep pressure on list prices for now.

If you’re trying to figure out how your home stacks up—or if you’re watching for the right moment to make an offer—I can walk you through the numbers and the trends.

Every neighborhood in Arroyo Grande moves a little differently. Let’s figure out where you stand.