Pismo Beach Housing Market Report – May 2026
Here's a look at how the Pismo Beach, CA real estate market performed in May 2026, based on actual sold data from the MLS.
Market Snapshot
- Homes Sold: 22
- Median Sale Price: $1,426,375
- Average Sale Price: $1,563,477
- Average Price Per Sq Ft: $837
- Average Days on Market: 68
- Sale-to-List Price Ratio: 96.8%
Month-Over-Month Trends
Compared to April, the median sale price in Pismo Beach moved 3.0% up (from $1,385,000 to $1,426,375). The number of homes sold was 8.3% down compared to the prior month (24 vs. 22). Average days on market shifted 31.3% down (99 days to 68 days).
Year-Over-Year Comparison
Compared to May 2025, the median sale price is 9.9% up (from $1,297,500 to $1,426,375). Sales volume is 37.5% up year-over-year.
What This Means
Pismo Beach's real estate market is showing some encouraging momentum heading into summer, though the picture is more nuanced than the headline numbers suggest. The median price climbed 3 percent month-over-month to $1.43 million, continuing a solid year-over-year appreciation of nearly 10 percent. More importantly, homes are moving faster—the average time on market dropped dramatically from 99 days in April to just 68 days now. That's a meaningful shift that suggests buyers are more engaged and sellers have better pricing power, likely reflecting seasonal strength as we head into the stronger summer months.
However, there's a constraint building on the supply side that's worth watching. The 87 active listings show asking prices significantly below recent sales (median asking of $789K versus $1.43M median sold), suggesting older inventory or a disconnect in expectations. Meanwhile, homes are selling at 96.8 percent of list price, indicating modest but real negotiating room still exists for informed buyers. The sale-to-list ratio and faster absorption suggest this market remains balanced rather than overheated, which is healthy. For anyone buying or selling in Pismo Beach right now, conditions favor neither extreme urgency nor excessive patience.
Pismo Beach Sales by Zip Code
| Zip Code | Homes Sold | Median Price | Avg $/SqFt | Avg DOM |
|---|---|---|---|---|
| 93449 | 22 | $1,426,375 | $837 | 68 |
Sales by Property Type
| Property Type | Homes Sold | Median Price | Avg $/SqFt |
|---|---|---|---|
| SINGLE_FAMILY | 14 | $1,718,375 | $984 |
| CONDOS | 2 | $757,500 | $762 |
| MOBILE | 2 | $369,500 | $406 |
| MULTI_FAMILY | 2 | $936,500 | $579 |
| CONDO | 1 | $825,000 | $743 |
| LAND | 1 | $450,000 | N/A |
Sales by Price Range
| Price Range | Homes Sold |
|---|---|
| $100K - $199K | 1 |
| $400K - $499K | 1 |
| $500K - $749K | 3 |
| $750K+ | 17 |
Current Active Listings
As of this report, there are 87 active listings in Pismo Beach with a median asking price of $789,000 and an average of 139 days on market.
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