What homes cost in Pismo Beach
The median single-family home sold for $1,430,000, or $762 per square foot. The middle half of single-family sales landed between $1.03 million and $1.9 million. The median home was 1,898 square feet and was built in 1986.
The median in the 12 months before was $1,465,000 across 91 sales, so prices were close to last year. 25 condos and townhomes sold at a median of $1,170,000.
Shell Beach vs the rest of Pismo Beach
Shell Beach is part of the city of Pismo Beach, but it sells differently from the rest of town.
| Area | Single-family sales | Median price | Price per sq ft | Median days on market | Median year built | Median size |
|---|---|---|---|---|---|---|
| Shell Beach | 36 | $1,696,000 | $1,031 | 39.5 | 1959 | 1,689 sq ft |
| Pismo Beach (outside Shell Beach) | 63 | $1,380,000 | $687 | 27 | 1989 | 1,993 sq ft |
Two sales were not tagged with either area, so the rows add to 99 of the 101 single-family sales.
The difference is mostly the housing. Shell Beach homes are older and smaller, on the bluffs above the ocean, which is why the price per square foot is about 50% higher. The rest of Pismo Beach has newer, larger homes, many of them in the hills. Shell Beach homes also took longer to sell, a median of 39.5 days.
Ocean-view homes
72 of the 101 single-family sales noted an ocean view in the listing. Those homes sold at a median of $1,704,875, compared with $1,015,000 for the 29 without a noted view. That is the largest gap of the five towns on this site. View quality varies by street and elevation, so compare the actual sightline.
Price ranges
Here is how all 127 residential sales (houses, condos and townhomes) broke down by price.
| Price range | Sales |
|---|---|
| Under $800,000 | 12 |
| $800,000 to $1.2 million | 37 |
| $1.2 million to $2 million | 53 |
| $2 million and up | 25 |
Buying your first home. Entry prices are high here. Condos and townhomes (median $1,170,000) are the usual starting point, and only 12 sales in the past year were under $800,000. Get pre-approved first, and ask your lender about first-time buyer programs that may apply to you. Nearby towns such as Arroyo Grande have a wider range of prices.
Luxury homes. 25 homes sold for $2 million or more, with a median of $2.6 million. Eight of them were $3 million or higher. Homes in this tier took a median of 16 days to sell, so the best ones do not wait long.
Timing
Over the last two years, homes that closed in January through March took a median of 46.5 days to sell. Homes that closed in April through June took a median of 28 days.
Schools and hospital
88 of the 101 single-family sales were in the Lucia Mar Unified School District, and 11 were in San Luis Coastal Unified. Arroyo Grande Community Hospital is the nearest hospital. Our guide for physicians moving to San Luis Obispo County shows prices in the towns around it.