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.