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.

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.

New construction home for sale in Oceano

There’s only one more house available in the new Ocean Ridge neighborhood of Oceano.

This new home includes all the latest styles and upgrades with a light and bright interior.

Let’s take a peek inside 2505 Terrace Sands Lane for a closer look.

This home is the very definition of a turnkey property for a new family. The home was built with efficiency in mind with stylish quartz countertops, soft close cabinets, luxury vinyl floors, and a Spanish tile roof.

There are 3 Bedrooms and 2.5 Bathrooms inside of 1,640 Sq ft of living space. Plus, you get a finished two-car garage and front yard landscaping.

Highlights from the MLS description:

• Last home is available in a Blossoming New Neighborhood, Ocean Ridge Subdivision, offers a Private Drive with Elevated Views.
• Nestled within the Beautiful 5-Cities Beach Community.
• This home offers Lower Level Bedroom Suite and Laundry Room; Semi-Smooth Stucco; Spanish Tile Roof, Front Yard Landscaping; Energy Efficient with Low-Flow Water Fixtures; Tank-less Water Heater; Insulated Interior Walls, Ceilings, and Garage; Well Appointed Kitchen with Peninsula; Soft-Close Shaker Style Cabinets; Porcelain Tile and Quartz Countertops; Luxury Vinyl Flooring Throughout, Solid Core Doors, Finished Two Car Garage with Full-Size Driveway.
• Purchase Includes a 2-10 Home Warranty

Get more details HERE.