Pismo Beach, CA—93449
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Pismo Beach, CA
As of Oct '25, the median home price in Pismo Beach, CA is $1,111,000, with a year-over-year change of 1.1%. This indicates that home prices in Pismo Beach, CA are increasing. According to Zillow, the 1-year price projection is 1.4%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $1,111,000 | 1.1% |
| Single Family | $1,150,000 | 1.2% |
| Condos | $962,000 | 4.3% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $683,000 | -0.1% |
2 Bed | $964,000 | 0.8% |
3 Bed | $1,334,000 | 2.0% |
4 Bed | $1,684,000 | 1.6% |
| 5 Bed | N/A | N/A |
% of Housing Stock
Rental Trends — Pismo Beach, CA
As of July '25, Rentcast reports the average rent in Pismo Beach, CA is $4,270, with a year-over-year rent change of 30.2%. Per bedroom, the median rent as of July '25 in Pismo Beach, CA is studios: $1,020, 1-bedrooms: $2,220, 2-bedrooms: $3,890, 3-bedrooms: $5,350, 4-bedrooms: $6,000. The most common rental property sizes in Pismo Beach, CA are 2-bedroom and 3-bedroom, accounting for 46.3% and 24.0% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $3,950 | $4,270 |
| Studio Rent | $1,020 | $1,020 |
| 1 Bed Rent | $1,700 | $2,220 |
| 2 Bed Rent | $3,500 | $3,890 |
| 3 Bed Rent | $4,800 | $5,350 |
| 4 Bed Rent | $6,000 | $6,000 |
% of Rental Stock
Property Listings — Pismo Beach, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Pismo Beach, CA is 67. This is a decrease of -1.0% from last year, suggesting that homes are sitting on the market about the same amount of time than last year. The percentage of listed homes with a reduced price is 24.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $1,560,000 | -2.0% |
Listing Count | 49 | 18.0% |
| Listings as % of Homes | 0.5% | 18.0% |
Days on Market | 67 | -1.0% |
Demographics — Pismo Beach, CA
As of the latest ACS Survey released in 2023, Pismo Beach, CA has a population of 8,020, which has decreased by -1.1% over the past 5 years. Pismo Beach, CA is a less popular place for families, as children make up 10.9% of the population. The area has a highly educated workforce, with 50.1% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 16.9% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 8,020 | -1.1% |
% Under 18 | 10.9% | 0.0% |
% Seniors | 32.0% | 3.6% |
% WFH | 16.9% | 29.0% |
% w/ College Degree | 50.1% | 4.8% |
As of the latest ACS Survey released in 2023, Pismo Beach, CA is a predominantly white area, with 79.0% of the population identifying as white. The white population has shrunk by 5.7% in the last 5 years. The second most common race or ethnicity in Pismo Beach, CA is hispanic, making up 11.7% of the population. Foreign-born residents account for 7.1% of the population in Pismo Beach, CA, and this percentage has increased by 7.6% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 79.0% | -5.7% |
% Black | 0.9% | -65.4% |
% Hispanic | 11.7% | 37.6% |
% Asian | 3.1% | 47.6% |
% Foreign Born | 7.1% | 7.6% |
Mortgage and Risk — Pismo Beach, CA
According to HUD data as of 2023, there were 94 mortgage originations in Pismo Beach, CA, of which 93.0% of loans were conventional mortgages. The average loan-to-value was 53.0%, with 9.0% above 90% LTV (normal). This implies small mortgage risk in Pismo Beach, CA. Investor activity is low, as 1.0% of loans were by investors. 10.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 94 |
% Conventional Loans | 93.0% |
% Government Loans | 7.0% |
% Investor Loans | 1.0% |
% Second Loans | 22.0% |
% Cash Out Refinance | 10.0% |
Loan Activity
Rentals and Section 8 — Pismo Beach, CA
As of 2024, the percent of homes in Pismo Beach, CA under the Section 8 program is 4.5%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom units appear to be good home sizes to consider for Section 8 housing in Pismo Beach, CA, because HUD payments exceed market rent, while 2-bedroom and 3-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 76 |
Total Units Section 8 | 76 |
% Rentals under Section 8 | 4.5% |
% Occupied Section 8 | 89.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $530 | $1,700 | $2,230 |
| 2 Bedroom | -$580 | $3,500 | $2,920 |
| 3 Bedroom | -$900 | $4,800 | $3,900 |
| 4 Bedroom | -$1,580 | $6,000 | $4,420 |
Affordability — Pismo Beach, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 9.4 |
| Median Home Price | $1,111,000 |
| Median Household Income | $113,000 |