Pismo Beach
The resort town of the Five Cities, stretching from Shell Beach and the bluffs to the pier and downtown. It has the highest median sale price of the towns covered here.
Home market
Sales for August 2026; homes for sale as of October 8, 2026. Citywide figures from Redfin, all home types.
Monthly figures for a small city swing with just a few sales, so compare several months before drawing conclusions. Countywide trends are on the market data page; local loan limits and a payment calculator are on Loans & rates.
What's being built: 2 projects
Projects confirmed in official records (the City, LAFCO or the State's CEQA database, CEQAnet) or, where the official report isn't online, local news coverage of the public vote. Each links to its source.
| Project | What it is | Status | Source |
|---|---|---|---|
| Gateway project, Price and Dolliver streets | A three-story mixed-use building with 39 homes (5 for low- and very-low-income households), a visitor center and business space, plus 21 new public parking spaces nearby. | Approved unanimously by City Council, Sept. 2025 | KSBY report |
| General Plan and Local Coastal Plan Update | A comprehensive update of Pismo Beach's General Plan and Local Coastal Program, which guide land use and coastal development citywide. | Adopted; Notice of Determination May 20, 2026 | CEQAnet 2021010158 |
Pismo Beach posts current planning projects and staff reports on its City website and agenda portal.
Public schools
Pismo Beach is served by Lucia Mar Unified School District. Schools in or serving Pismo Beach:
- Shell Beach Elementary School
- Judkins Middle School
- Arroyo Grande High School
School assignment depends on your exact address; confirm boundaries with the district. School list from the San Luis Obispo County Office of Education and the district.
Walkability
Walk Score reports about 77 restaurants, bars and coffee shops in Pismo Beach, and residents can walk to an average of 5 of them within 5 minutes. Downtown near the pier is the most walkable area. (Walk Score)
Other towns
Arroyo Grande
$899,549 median · 106 for sale
Open →Atascadero
$782,074 median · 98 for sale
Open →Grover Beach
$765,493 median · 49 for sale
Open →Morro Bay
$941,877 median · 53 for sale
Open →Paso Robles
$809,464 median · 322 for sale
Open →Santa Margarita
$822,000 median · 70 for sale
Open →San Luis Obispo
Six City areas with every City-tracked project
Open →Sources
- City of Pismo Beach
- Redfin: Pismo Beach housing market (retrieved October 8, 2026)
- KSBY report: Gateway project, Price and Dolliver streets
- CEQAnet 2021010158: General Plan and Local Coastal Plan Update
- Lucia Mar Unified School District
- Walk Score: Pismo Beach
Project details and stages change; contact the City of Pismo Beach for the latest on a specific project. Market data are estimates from Redfin.