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.

Condo For Sale Near Cal Poly: Ideal for Students and Investors! | San Luis Obispo houses for sale

Are you looking for a prime investment opportunity or a convenient home base near Cal Poly University? Look no further! This stunning condo at 1185 E Foothill Blvd #5 offers the perfect blend of convenience, style, and comfort. Located just a block away from Cal Poly's campus, this property is ideal for students and investors alike.

Property Highlights

• Price: $735,000
• Bedrooms: 2
• Bathrooms: 2
• Square Footage: 1,218 sqft
• Year Built: 1986
• Parking: 2-car tandem carport
• Community: Pine Creek

Modern Living in a Prime Location

This freshly updated condo features luxury vinyl plank flooring, freshly painted walls, and ample natural light. The spacious layout includes:

• A cozy den and living room
• A functional loft
• An office/den
• A private backyard accessible from the first-floor bedroom
• A balcony on the main level

All appliances, including a newer washer and dryer, are included, making your move-in effortless.

High Rental Demand

With its close proximity to Cal Poly University, this condo guarantees high rental demand and low vacancy rates. Currently rented through June 30th, 2025, at $4,200/month, this property could be one of the best returns on investment in town.

Nearby Amenities

Living at 1185 E Foothill Blvd #5 means you're never far from the best that San Luis Obispo has to offer. Here are some popular spots nearby:

Coffee Shops

• Scout Coffee Company: 1130 Garden St, San Luis Obispo, CA 93401
• Field Day Coffee: 1185 Monterey St, San Luis Obispo, CA 93401

Restaurants

• Raku Ramen: 799 E Foothill Blvd, Ste A, San Luis Obispo, CA 93405
• 1865 Craft House & Kitchen: 1865 Monterey St, San Luis Obispo, CA 93401

Parks

• Laguna Lake Park: A beautiful spot for outdoor activities and relaxation.
• Mission Plaza: A historic and scenic area perfect for leisurely strolls.

Contact Me for More Information

Don't miss the chance to make this exceptional condo your new home or investment property. For more information and to schedule a viewing, contact:

Justin Stoner
Buyer's Agent
Central Coast Sotheby's International Realty
License #02208362
(805) 440-8104

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Listing Agent:
Clint Nunes
Triad Real Estate Group
License # 01954616
805-328-4676

Grover Beach Housing Market Analysis - July 2024 | Grover Beach houses for sale

If you're looking for your beach dream home, Grover Beach is a great and more affordable option that many surrounding cities. However, it's a competitive house buying landscape.

The Grover Beach housing market has shown notable changes and trends over the past year. As of May 2024, the median sale price of homes in Grover Beach reached $768,000, reflecting a 7.7% increase from the previous year. However, the median sale price per square foot has decreased by 4.0%, now standing at $510[1][4].

Market Competitiveness

Grover Beach remains a highly competitive market. The Redfin Compete Score, which measures market competitiveness on a scale from 0 to 100, rates Grover Beach at 78. This high score indicates that many homes receive multiple offers, often with waived contingencies. On average, homes sell for about 1% below the list price and go pending in approximately 26 days. Hot homes can sell for about 1% above the list price and go pending in around 13 days[1][9].

Days on Market

The average number of days homes stay on the market in Grover Beach has slightly decreased. In May 2024, homes sold after an average of 31 days, compared to 34 days in the previous year. However, the median days on market in June 2024 was 38 days, indicating a slight increase compared to the previous months[1][5][7].

Price Reductions and Value Comparisons

Price reductions are a common strategy in the current market to attract buyers. For instance, properties like 1415 Nice Ave, originally listed at $929,000, have seen reductions to $895,000, reflecting the need to adjust expectations in a competitive market[3]. Similarly, 1568 Cabrillo Ct, initially listed at $1,650,000, is now priced at $1,595,000[3].

Value Comparisons

When comparing values, homes in Grover Beach show a range of prices based on size, location, and amenities:

• High-End Properties: 1568 Cabrillo Ct is listed at $1,595,000, offering 2,196 sq ft, which translates to approximately $726.32 per sq ft[3].
• Mid-Range Properties: 1415 Nice Ave, priced at $819,900, offers 1,540 sq ft, resulting in about $532.40 per sq ft[3].
• Lower-End Properties: 1643 Ramona Ave, listed at $469,000, provides 1,060 sq ft, equating to $442.45 per sq ft[3].

Market Trends

• Migration and Relocation: A small percentage of homebuyers are moving into Grover Beach from other metropolitan areas, with Los Angeles, San Francisco, and Santa Barbara being the top sources. Conversely, a significant portion of local buyers prefer to stay within the Grover Beach metropolitan area[1].
• Inventory and Sales: The number of homes for sale has seen a slight decrease, with 35 homes available in June 2024, down by 7.9% from May 2024. The number of homes sold also decreased by 10% from May to June 2024[7].

Bottom Line

The Grover Beach housing market continues to be competitive, with rising home prices and a slight decrease in the average days on market. Price reductions are a strategic move for sellers to stay competitive. As a Realtor, staying informed about these trends and advising clients accordingly will be crucial in navigating this dynamic market.

For those looking to buy, acting swiftly and being prepared for multiple offer situations is essential. For sellers, pricing homes accurately and being open to adjustments can help attract serious buyers in a competitive environment.

Oakhurst Housing Market Update: July 2024 | Oakhurst houses for sale

As we move into the heart of summer, the Oakhurst real estate market is showing some interesting trends. Let's take a closer look at the key metrics shaping the local housing landscape.

Home Values on the Rise

According to Zillow, the average home value in Oakhurst has reached $437,816, representing a 3.8% increase over the past year. This steady appreciation indicates continued demand for Oakhurst properties, despite broader economic uncertainties.

Days on Market Trending Down

One of the most notable shifts we're seeing is in the average days on market (DOM). In June 2024, homes in Oakhurst spent an average of 54 days on the market before selling. This marks a significant 36.1% decrease compared to the same period last year when the average DOM was 84 days. This acceleration in sales pace suggests a more competitive market, with buyers acting quickly on desirable properties.

Breaking down the June sales:

• 30% of homes sold in under 30 days
• 60% sold between 30-90 days
• Only 10% remained on the market for over 90 days

Price Reductions Becoming More Common

Despite the overall appreciation in home values, we're seeing an increase in price reductions. In May 2024, 23.1% of listed homes had a price drop, which is a substantial 18.3 percentage point increase year-over-year. This trend indicates that some sellers may be adjusting their expectations to meet current market conditions.

Sale Prices vs. List Prices

An analysis of recent sales reveals:

• 66.7% of homes sold below asking price
• 11.1% sold at asking price
• 22.2% sold above asking price

This distribution suggests that while there's still strong demand for certain properties, buyers generally have more negotiating power than in the recent past.

Housing Inventory Levels

As of June 2024, there were 80 homes for sale in Oakhurst, a slight 3.9% increase from the previous month. The breakdown by bedroom count is as follows:

• 1 bedroom: 2 homes (up from 0)
• 2 bedrooms: 13 homes (18.2% increase)
• 3 bedrooms: 45 homes (2.2% decrease)
• 4 bedrooms: 14 homes (7.7% increase)
• 5+ bedrooms: 6 homes (14.3% decrease)

Housing Market Competitiveness

While not as frenzied as some larger metropolitan areas, the Oakhurst market remains somewhat competitive. Redfin data indicates that some homes are still receiving multiple offers. However, the average home is selling for about 3% below list price and spending around 39 days on the market before going pending.

Bottom Line

The Oakhurst housing market in July 2024 presents a mixed picture. While home values continue to appreciate and days on market are decreasing, we're also seeing more price reductions and homes selling below asking price. This suggests a market that's finding a new equilibrium after the intense seller's market of recent years.

For buyers, this could mean more opportunities to negotiate and potentially find good value. Sellers, on the other hand, may need to be more strategic in their pricing and prepared for a potentially longer sales process than they might have expected a year ago.

As always, real estate remains local, and conditions can vary significantly from one neighborhood to another. For the most accurate advice on your specific situation, it's best to consult with a local real estate professional who can provide personalized insights based on your unique needs and goals.