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.