🏡 San Luis Obispo County Real Estate Market Update – October 2025

Median vs. Average: What They Reveal About Today’s Market

San Luis Obispo County’s housing market is easing into balance this fall. Inventory is up slightly, homes are taking longer to sell, and sale-to-list ratios have softened just a touch. But well-presented and well-priced homes continue to attract solid demand.

County Overview

Median Price: $875,000
Average Price: $1,031,381
Median Days on Market: 22
Average Days on Market: 42
Median % of Original List to Sale: 97.8%
Average % of Original List to Sale: 96.1%
Months of Supply: 3.8

In short: Prices are steady, turnover remains healthy, and the gap between median and average values shows how luxury coastal listings continue to influence the numbers.

City-by-City Highlights

(All values represent rolling 3-month averages pulled from InfoSparks)

Paso Robles

• Median Price: $745,000 Average: $791,045

• Median DOM: 26 Average: 43

• % of List to Sale: 96.6% median 95.4% average

• Months of Supply: 4.6 (↑12% year-over-year)
  Paso’s market is trending toward balance. Homes near the median price point are still selling within a month, while larger rural and vineyard properties take longer.

Atascadero

• Median Price: $799,000 Average: $834,003

• Median DOM: 18 Average: 39

• % of List to Sale: 99.6% median 96.5% average

• Months of Supply: 3.2
  One of the most competitive inland markets, with quick sales and high list-to-sale ratios—especially for homes under $850K.

San Luis Obispo

• Median Price: $1,025,444 Average: $1,237,102

• Median DOM: 17 Average: 32

• % of List to Sale: 97.7% median 97.4% average

• Months of Supply: 3.1
  Steady activity continues in SLO City. Homes near downtown and the Edna Valley corridor remain in strong demand with balanced inventory levels.

Morro Bay

• Median Price: $965,000 Average: $1,048,441

• Median DOM: 16 Average: 41

• % of List to Sale: 97.8% median 95.6% average

• Months of Supply: 4.6
  Quick turnover for core listings, but the higher-end ocean-view homes are sitting longer, widening the gap between median and average.

Los Osos

• Median Price: $875,000 Average: $1,049,909

• Median DOM: 18 Average: 27

• % of List to Sale: 97.3% median 95.9% average

• Months of Supply: 2.6
  Tight inventory and quick sales define this pocket of the coast. Homes with views or proximity to Baywood Park remain especially desirable.

Arroyo Grande

• Median Price: $1,060,000 Average: $1,223,625

• Median DOM: 10 Average: 38

• % of List to Sale: 99.3% median 97.1% average

• Months of Supply: 3.3
  Arroyo Grande remains one of the strongest markets in the county. Turnover is fast, pricing power is high, and balanced inventory supports continued stability.

Grover Beach

• Median Price: $817,500 Average: $819,833

• Median DOM: 18 Average: 29

• % of List to Sale: 100% median 98.1% average

• Months of Supply: 2.1
  Entry-level coastal housing continues to move quickly. Affordability and proximity to Pismo make Grover Beach highly competitive.

Oceano

• Median Price: $605,000 Average: $614,291

• Median DOM: 12 Average: 46

• % of List to Sale: 100% median 103.9% average

• Months of Supply: 4.2
  Smaller volume but strong momentum. Several sales above list suggest buyers are competing for well-priced homes near the beach.

Pismo Beach

• Median Price: $1,487,500 Average: $1,664,453

• Median DOM: 40 Average: 56

• % of List to Sale: 95.9% median 92.1% average

• Months of Supply: 4.3
  Luxury inventory continues to influence this market. More room for negotiation, but prime listings still attract attention.

Nipomo

• Median Price: $945,400 Average: $1,048,539

• Median DOM: 21 Average: 29

• % of List to Sale: 98.7% median 97.3% average

• Months of Supply: 3.2
  Consistent and balanced. Nipomo’s mix of newer developments and rural estates offers strong mid-luxury value and steady buyer demand.

Median vs. Average: Why It Matters

The median represents the middle of the market—the price most typical buyers are paying.
The average can be pulled higher by a few expensive sales, especially along the coast.

In San Luis Obispo County, that difference is often $100K–$200K. For sellers, pricing near the median is often the most effective strategy; for buyers, the median helps reveal where true market affordability sits.

Countywide Trends

Across the county, the market is settling into equilibrium:

• Inventory has grown slightly but remains moderate.

• Pricing is holding firm with minor negotiation room.

• Buyer activity remains steady for homes that show well and are correctly priced.

Expect continued stability through winter, with inland affordability and coastal luxury moving at slightly different speeds—but both showing long-term resilience.