Pismo Beach Housing Market Report – July 2026
Here's a look at how the Pismo Beach, CA real estate market performed in July 2026, based on actual sold data from the MLS.
Market Snapshot
- Homes Sold: 20
- Median Sale Price: $1,032,500
- Average Sale Price: $1,313,088
- Average Price Per Sq Ft: $838
- Average Days on Market: 88
- Sale-to-List Price Ratio: 95.8%
Month-Over-Month Trends
Compared to June, the median sale price in Pismo Beach moved 23.8% down (from $1,355,000 to $1,032,500). The number of homes sold was 81.8% up compared to the prior month (11 vs. 20). Average days on market shifted 24.1% down (116 days to 88 days).
Year-Over-Year Comparison
Compared to July 2025, the median sale price is 14.8% down (from $1,212,500 to $1,032,500). Sales volume is 42.9% up year-over-year.
What This Means
July brought some interesting mixed signals to the Pismo Beach market. Sales volume jumped to 20 homes—nearly double June's numbers—but we should take that with a grain of salt given our data collection improvements earlier this year. What's more telling is the median price drop of nearly 24 percent month-over-month, from $1.355 million to $1.0325 million. That's a notable dip, though year-over-year we're still down about 15 percent, suggesting a cooling trend that started well before this month.
The silver lining is that homes are moving faster, spending an average of 88 days on the market compared to 116 in June. That 24 percent improvement in days on market, paired with a healthy 95.8 percent sale-to-list ratio, indicates sellers are finding reasonable traction when they price competitively. The gap between our $1.03 million median and the $750K median asking price on active listings hints that inventory is accumulating at lower price points—likely condos and smaller single-family homes that buyers favor in this rate environment.
Overall, Pismo Beach feels like a buyer's market right now, with less urgency and more negotiating room, though prices haven't collapsed.
Pismo Beach Sales by Zip Code
| Zip Code | Homes Sold | Median Price | Avg $/SqFt | Avg DOM |
|---|---|---|---|---|
| 93449 | 20 | $1,032,500 | $838 | 88 |
Sales by Property Type
| Property Type | Homes Sold | Median Price | Avg $/SqFt |
|---|---|---|---|
| SINGLE_FAMILY | 15 | $1,040,000 | $797 |
| CONDOS | 2 | $847,500 | $1,080 |
| CONDO | 1 | $525,000 | $1,419 |
| MOBILE | 1 | $515,000 | $383 |
| MULTI_FAMILY | 1 | $2,760,000 | N/A |
Sales by Price Range
| Price Range | Homes Sold |
|---|---|
| $500K - $749K | 4 |
| $750K+ | 16 |
Current Active Listings
As of this report, there are 104 active listings in Pismo Beach with a median asking price of $749,500 and an average of 139 days on market.
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