One of the most scenic locations on the Central Coast
Set about 12 miles south of San Luis Obispo, Pismo Beach is one of the most scenic spots on California’s Central Coast, with dramatic cliffs, white sandy beaches and sweeping Pacific vistas. The local economy is driven by tourism, and culture is centered on surfing and other outdoor recreation. Many of the town's roughly 8,000 residents are retirees, but access to highly rated schools and nearby employment hubs also draw families and young professionals.
Temperatures and home prices in Pismo (as it's locally known) are largely on par with Avila Beach just north, but the two have distinct differences. South-facing Avila is known for its year-round sun, while in Pismo, summer tends to be foggy. “If a new client doesn’t like fog at all, I'm probably going to remove Pismo from their search,” says longtime Central Coast resident Kim Conti DeGroot, principal broker with Kimberly’s Global Real Estate. That said, she notes that Pismo is usually clear during September, October and November. “That’s really our summer,” she says. Pismo is also convenient to a wider range of amenities than Avila.
Locals head to the beach on sunny days in Pismo Beach.
Many homes in Pismo Beach have a view of the ocean.
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Endless opportunities for water recreation, beach lounging and hiking
Pismo State Beach spans 17 miles of coastline and is anchored by the Pismo Beach Pier. The 1,200-foot pier, renovated in 2020, is popular for fishing, watching the sunset and scouting for dolphins and migrating whales. Set along a coastal bluff, Pismo Preserve offers 11 miles of scenic trails and several lookout points.
Between October and February, thousands of monarch butterflies shelter on the towering eucalyptus trees at Monarch Butterfly Grove, where walking paths lead to the beach. Oceanfront community parks in Pismo include Dinosaur Caves Park, where stairs lead down to small caves and tidal pools that can be explored during low tide. Every month from April through December, Dinosaur Caves Park hosts Art in the Park, with over 50 artisan vendors and live music.
Pismo Beach is a great destination spot for travelers.
Psimo Beach has many outdoor attractions.
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An overall pricey market with diverse housing options that also cater to lower price points
As of early 2025, Pismo Beach’s median home price is nearly $1.5 million — a 35% increase since early 2024 and more than three times the national average. Zoning and environmental regulations limit new large-scale housing developments, contributing to the city’s low housing inventory. “It’s definitely a lot harder to build on the coast,” Conti DeGroot says.
Mid-20th-century beach bungalows and coastal cottages are concentrated near downtown, while further inland in Pismo Heights, homes sit higher in elevation with unobstructed views of the coast. Shell Beach has luxury oceanfront homes that can go for upwards of $5 million. Condo units range from modest and inland to upscale and bayfront, and there are several senior living communities with manufactured homes.
Pismo Beach is full of many different housing styles.
Modern homes scatter the hill sides in Pismo Beach.
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A lively beachfront downtown with chain conveniences further inland
Adjacent to the main beach and pier, Downtown Pismo Beach is a walkable hub with locally owned cafes, seafood restaurants and bars — many with outdoor patios offering ocean views. The retail scene here comprises surf, bike and souvenir shops. Downtown is fronted by a promenade that spans the length of the beach and leads to the pier, where there are three vintage Airstreams: one serves gourmet street food, one sells bait and tackle, and one operates as a visitor center. Further inland, shopping and dining are less focused on tourism, and locals can find a variety of grocery, restaurant and retail chains. Pismo Beach Premium Outlets has over 40 mainstream and designer retailers.
Downton Pismo Beach is located just beside the ocean.
Downtown Pismo Beach has many shopping and dining options to explore.
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A weekly farmers market and annual community events at the pier
The pier hosts the Pismo Beach Farmers Market on Wednesday evenings, March through October, as well as community events throughout the year. Pismo Beach’s 4th of July fireworks display is among the most popular on the Central Coast, and in September, the Billabong Still Frothy Surf Festival attracts surfers of all ages from all over the country. The annual Clam Festival in October features live music, clam chowder competitions and a clam-themed parade.
The iconic pier at Pismo Beach attracts local fisherman and tourists.
There are dog friendly beaches in Pismo Beach.
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Served by two highly rated school districts
Most of Pismo Beach is zoned for Lucia Mar Unified School District, which serves roughly 10,000 students and receives an A-minus rating from Niche. The A-plus-rated Central Coast New Tech High School is a college-prep school of choice, and according to Niche, is the best public high school in San Luis Obispo County.
Northern Pismo Beach is zoned for the A-rated San Luis Coastal Unified School District, which serves about 7,500 students and is named as the best district in San Luis Obispo County by Niche. High schoolers in both districts can enroll in a variety of hands-on career courses and earn dual enrollment credits through a partnership with Cuesta College.
Arroyo Grande High School was rated an A- school overall by Niche.com.
Shell Beach Elementary.
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Most crime can be traced to tourists, not locals
According to the Pismo Beach Police Department, most local crime is committed by tourists during the summer months. According to the most recent data from the California Department of Justice, Pismo Beach's rates of both violent and property crime fell between 2022 and 2023; the latter year saw the lowest annual rate of property crime in 10 years.
Access to public transportation and major highways
Highway 1 and 101 merge in Pismo Beach, providing commuters with direct access to hubs along the coast. SoCo Transit and Regional Transit Authority make stops here and throughout San Luis Obispo County. Dignity Health Arroyo Grande Community Hospital is about 4 miles away. The small San Luis Obispo County Airport (SBP) is 8 miles away, with direct flights to several U.S. hubs, as well as Los Angeles International Airport (LAX) and San Francisco International Airport (SFO); both of these major airports are within a 3 1/2-hour drive of Pismo Beach.
Kellye has lived all over the country and there is nowhere that tops the Central Coast of California. She grew up in Denver, went to college in Boston, got a law degree at UCLA and raised her 3 kids in East Hampton, NY, where she also had a successful real estate career. When she discovered the Central Coast, she knew she had found her home.
Once she had settled here she chose to work at The Avenue because of our strong commitment to honesty and integrity and because the brokers so clearly enjoy each other and enjoy what we do. Collaboration is key at The Avenue and we all benefit tremendously from each other’s experience. We also have a lot of fun!
She loves selling real estate on the Central Coast because of the wide variety of properties. One day she might be showing ranches in North County and the next, beachfront in Shell Beach or condos in Grover or family homes in SLO. Every real estate deal is unique and she loves the challenge of crafting a deal where both parties walk away smiling.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
