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.
📉 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.
🏡 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.
🌊 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.
🏖️ 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.
💡 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.
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.
