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Combined LA/Westside MLS

​© 2025 The MLS™ - Combined L.A. Westside MLS (CLAW). All rights reserved. Based on information from The MLS™ - Combined L.A. Westside MLS. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information. IDX information is provided exclusively for personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information is deemed reliable but not guaranteed.​

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Central Coast Beach Town

About Pismo Beach, CA

Welcome to Pismo Beach, a classic Central Coast beach town known for its pier, winter monarch butterflies, and wide, sandy shoreline.

Pismo Beach is a coastal city in the southern portion of San Luis Obispo County, on California's Central Coast, situated along U.S. Highway 101 roughly halfway between Los Angeles and San Francisco. At the 2020 census, the city recorded a population of 8,072. Its name derives from the Chumash word Pismu', a reference to the natural tar found in the area, reflecting the region's long Native American history before Spanish and American settlement. The city is best known for its long, wide, sandy beach and its 1,200-foot pier, a landmark for fishing, strolling, and ocean views. Each winter, the Monarch Butterfly Grove along the coast becomes a major natural attraction as tens of thousands of monarch butterflies arrive to overwinter in the eucalyptus trees, typically between November and February. Pismo Beach also carries a long-standing identity as the Clam Capital of the World, celebrated each October with a clam festival featuring chowder competitions, live music, a parade, and fresh seafood. Beyond the beach, the surrounding area offers the Oceano Dunes, a state vehicular recreation area to the south, and the Edna Valley wine country to the north, along with the shops and restaurants of nearby San Luis Obispo. Public education is provided by the Lucia Mar Unified School District, the largest district in San Luis Obispo County, which serves Pismo Beach along with Shell Beach, Arroyo Grande, Grover Beach, Oceano, and Nipomo. For residents, Pismo Beach combines the appeal of a genuine beach town with the amenities of the Central Coast, making it popular with both full-time residents and second-home owners.

Population 8,072
County San Luis Obispo County
Active Listings 69

Frequently Asked Questions

Where is Pismo Beach located?

Pismo Beach is in southern San Luis Obispo County, on California's Central Coast, along U.S. Highway 101. It sits roughly halfway between Los Angeles and San Francisco, near the cities of Arroyo Grande and San Luis Obispo.

What school district serves Pismo Beach?

Pismo Beach is served by the Lucia Mar Unified School District, the largest school district in San Luis Obispo County, which also serves Shell Beach, Arroyo Grande, Grover Beach, Oceano, and Nipomo.

What is Pismo Beach known for?

Pismo Beach is known for its 1,200-foot pier, wide sandy beaches, and the Monarch Butterfly Grove, where tens of thousands of monarch butterflies overwinter between November and February each year.

When is the Pismo Beach Clam Festival?

Pismo Beach celebrates its history as the Clam Capital of the World with an annual clam festival each October, featuring clam chowder competitions, live music, a parade, carnival rides, and fresh local seafood.

City Guide

About Pismo Beach

Real Estate & Housing

Housing in Pismo Beach ranges from beachside cottages and condominiums near the shore to hillside homes with ocean views, along with established neighborhoods a few blocks inland. The city's popularity as both a residence and a vacation destination supports a mix of full-time homes and second-home properties, and many dwellings are oriented toward ocean access and views. Older beach cottages sit alongside newer coastal construction, and the nearby communities of Shell Beach and Grover Beach extend the housing options along the same shoreline. Buyers are typically drawn by proximity to the water, the mild coastal climate, and the town's strong identity as a beach destination.

Neighborhoods

Pismo Beach is laid out across several distinct areas. The downtown and pier district, with its shops and restaurants, anchors the coastal core, while residential neighborhoods climb the hillsides above the ocean, many with sweeping views. The Shell Beach area extends to the north along the shoreline, and neighborhoods south of downtown transition toward the dunes and agricultural land. The Monarch Butterfly Grove and the state beach form natural landmarks along the coast, and many streets are oriented to capture ocean views. Inland, neighborhoods become quieter and more suburban while remaining minutes from the water.

Lifestyle in Pismo Beach

Pismo Beach offers the relaxed, ocean-centered lifestyle of a classic California beach town. Residents surf, fish off the 1,200-foot pier, and walk the shoreline, while the downtown and waterfront draw visitors year-round with restaurants, shops, and ocean views. Winter brings one of the area's most distinctive natural events, as tens of thousands of monarch butterflies cluster in the eucalyptus grove along the coast. Community life is casual and outdoorsy, anchored by the beach, the pier, and seasonal events such as the October Clam Festival. With San Luis Obispo a short drive north, residents enjoy both small-town coastal living and access to a larger regional hub.

Schools & Education

Pismo Beach is served by the Lucia Mar Unified School District, the largest school district in San Luis Obispo County, with about 10,700 students across 550 square miles. The district serves Pismo Beach along with the adjoining communities of Shell Beach, Arroyo Grande, Grover Beach, Oceano, and Nipomo, and its district office is located in Pismo Beach. Families have access to a range of elementary, middle, and high school programs, as well as adult and alternative education. Higher education options in the region include Cuesta College and California Polytechnic State University in nearby San Luis Obispo.

Getting Around

Pismo Beach sits directly on U.S. Highway 101, the principal coastal corridor of California's Central Coast, providing easy access north to San Luis Obispo and south to Santa Maria and the Santa Ynez Valley. San Luis Obispo County Regional Airport is a short drive away, and Amtrak's Coast Starlight and regional rail service stop in nearby San Luis Obispo and Grover Beach, connecting the area to Los Angeles and the Bay Area. Commuting is predominantly by car, with the coast highway and nearby State Route 1 serving local travel along the shoreline and into the surrounding communities.

Parks & Recreation

Recreation in Pismo Beach is centered on the ocean. Residents and visitors surf, swim, and fish from the 1,200-foot pier, and the wide beach is a draw for walking and sunsets. The Monarch Butterfly Grove offers a unique seasonal spectacle as butterflies overwinter from November through February, and the Oceano Dunes to the south provide off-road riding and beach access. Nearby, the Edna Valley offers wine tasting, and hiking trails in the surrounding hills and along the coast add land-based options. The annual Clam Festival and year-round waterfront dining complete a recreational calendar built around the shore.

MARKET SNAPSHOT

The Market at a Glance

How homes have been selling here over the last 90 days.

home_work New This Week 6
Went Under Contract 0
trending_down Price Reductions 0
payments Median Sale Price $1,390,000 +8.2%
square_foot Price per Sq Ft $817
schedule Avg Days on Market 80
sell Homes Sold 30
percent Sale-to-List Ratio 97.0%
inventory_2 Months of Inventory 4.7

Price & Sales History

Market data reflects closed sales over the last 90 days and is provided for informational purposes.

Zip Codes

BROWSE BY ZIP

Browse listings by postal code in this area.

039 homes for saleMedian sale$295K1 sale in the last 90 days
0000021 homes for saleMedian sale$370KPer sq ft$199 sales in the last 90 days
100231 home for saleMedian sale$1M2 sales in the last 90 days
101281 home for saleMedian sale$999K1 sale in the last 90 days
111111 home for saleMedian sale$295K
123451 home for saleMedian sale$295K
172681 home for saleMedian sale$282.5KPer sq ft$15362 sales in the last 90 days
218501 home for saleMedian sale$145KPer sq ft$1275 sales in the last 90 days
227132 homes for saleMedian sale$565KPer sq ft$2744 sales in the last 90 days
227401 home for saleMedian sale$315KPer sq ft$2643 sales in the last 90 days
346981 home for saleMedian sale$400KPer sq ft$262203 sales in the last 90 days
483122 homes for saleMedian sale$317KPer sq ft$166133 sales in the last 90 days
View All Zip Codes
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2727 Shell Beach Road #314 For Sale
$2,550,000
2727 Shell Beach Road #314Pismo Beach, CA 93449
  • 2 bd
  • 2 ba
  • 1655 sqft
  • Built 2006
  • SC26173302
Ciano Real Estate, Inc.
191 Irish Way For Sale
$1,100,000
191 Irish WayPismo Beach, CA 93449
  • 3 bd
  • 2 ba
  • 1828 sqft
  • Built 1995
  • PI26180774
Real Broker
920 Wadsworth For Sale
$1,299,000
920 WadsworthPismo Beach, CA 93449
  • 3 bd
  • 2 ba
  • 1640 sqft
  • Built 1977
  • PI26175077
Modern Broker
1021 Canyon Lane For Sale
$2,195,000
1021 Canyon LanePismo Beach, CA 93449
  • 3 bd
  • 2.5 ba
  • 1924 sqft
  • Built 2023
  • TR26174314
Homecoin.com
355 Ocean View Avenue #2 For Sale
$1,050,000
355 Ocean View Avenue #2Pismo Beach, CA 93449
  • 2 bd
  • 2 ba
  • 1716 sqft
  • Built 1991
  • PI26175112
Modern Broker
2098 Costa Del Sol For Sale
$1,449,000
2098 Costa Del SolPismo Beach, CA 93449
  • 4 bd
  • 3 ba
  • 2139 sqft
  • Built 1988
  • SC26174594
Central Coast Sotheby's International Realty
656 Shamrock For Sale
$1,399,000
656 ShamrockPismo Beach, CA 93449
  • 3 bd
  • 2.75 ba
  • 2616 sqft
  • Built 1989
  • PI26159984
Outland and Associates Real Estate
68 Whitecap Street For Sale
$1,649,000
68 Whitecap StreetPismo Beach, CA 93449
  • 4 bd
  • 3.25 ba
  • 2560 sqft
  • Built 1992
  • PI26164242
Central Coast Sotheby's International Realty
1607 Costa Del Sol For Sale
$1,595,000
1607 Costa Del SolPismo Beach, CA 93449
  • 4 bd
  • 3 ba
  • 1826 sqft
  • Built 1998
  • SC26157404
Modern Broker (Pismo Beach)
166 Summit Drive For Sale
$699,000
166 Summit DrivePismo Beach, CA 93449
  • 2 bd
  • 1 ba
  • 906 sqft
  • Built 1987
  • PI26153528
Keller Williams Central Coast
961 Fresno For Sale
$1,699,900
961 FresnoPismo Beach, CA 93449
  • 4 bd
  • 3 ba
  • 2647 sqft
  • Built 1953
  • PI26175981
Compass
111 Boeker Avenue For Sale
$1,425,000
111 Boeker AvenuePismo Beach, CA 93449
  • 3 bd
  • 2.75 ba
  • 2114 sqft
  • Built 1980
  • SC26125516
Equity Union
140 Florin Street For Sale
$3,349,000
140 Florin StreetPismo Beach, CA 93449
  • 3 bd
  • 3.5 ba
  • 4514 sqft
  • Built 1992
  • NS26148553
Home & Ranch Sotheby's Intl
250 Castaic Avenue For Sale
$1,599,000
250 Castaic AvenuePismo Beach, CA 93449
  • 2 bd
  • 2 ba
  • 1501 sqft
  • Built 1948
  • PI26133752
BHGRE Haven Properties
2732 Barcelona Street For Sale
$2,235,000
2732 Barcelona StreetPismo Beach, CA 93449
  • 3 bd
  • 3.5 ba
  • 2822 sqft
  • Built 2025
  • SC26139600
Christie's International Real Estate Sereno
120 Hermosa For Sale
$2,099,000
120 HermosaPismo Beach, CA 93449
  • 3 bd
  • 2 ba
  • 1898 sqft
  • Built 1986
  • NS26139557
Home & Ranch Sotheby's Intl
214 Boeker Avenue For Sale
$815,000
214 Boeker AvenuePismo Beach, CA 93449
  • 2 bd
  • 1 ba
  • 660 sqft
  • Built 1928
  • SC26129975
The Schwaegerle Team
2727 Shell Beach Road #222 For Sale
$1,225,000
2727 Shell Beach Road #222Pismo Beach, CA 93449
  • 1 bd
  • 1 ba
  • 1079 sqft
  • Built 2006
  • SC26124289
Ciano Real Estate, Inc.
34 El Viento For Sale
$1,995,000
34 El VientoPismo Beach, CA 93449
  • 4 bd
  • 2.5 ba
  • 3371 sqft
  • Built 1993
  • PI26120712
Century 21 Masters
1174 Longview Avenue For Sale
$1,749,000
1174 Longview AvenuePismo Beach, CA 93449
  • 3 bd
  • 2 ba
  • 1982 sqft
  • Built 1989
  • PI25176577
Berkshire Hathaway Home Services
170 Branch #174 For Sale
$599,000
170 Branch #174Pismo Beach, CA 93449
  • 2 bd
  • 2 ba
  • 900 sqft
  • Built 2016
  • NS26106466
GUIDE Real Estate
2070 Costa Del Sol For Sale
$1,015,000
2070 Costa Del SolPismo Beach, CA 93449
  • 2 bd
  • 2 ba
  • 1550 sqft
  • Built 1988
  • SC26106264
Coast Realty
428 Ocean Blvd For Sale
$2,950,000
428 Ocean BlvdPismo Beach, CA 93449
  • 3 bd
  • 2.5 ba
  • 1471 sqft
  • Built 1981
  • PI26103336
Compass
762 White Oak Blvd For Sale
$749,000
762 White Oak BlvdPismo Beach, CA 93449
  • 2 bd
  • 2 ba
  • 1033 sqft
  • Built 1985
  • PI26092444
Century 21 Masters
320 Foothill Road #7 For Sale
$750,000
320 Foothill Road #7Pismo Beach, CA 93449
  • 1 bd
  • 1 ba
  • 887 sqft
  • Built 1989
  • PI26089393
Modern Broker
351 Ocean View For Sale
$1,200,000
351 Ocean ViewPismo Beach, CA 93449
  • 2 bd
  • 2 ba
  • 1490 sqft
  • Built 1990
  • PI26064882
Modern Broker
220 Selma For Sale
$1,290,000
220 SelmaPismo Beach, CA 93449
  • 3 bd
  • 2 ba
  • 1861 sqft
  • Built 1989
  • NS26054156
Miramar Realty
198 main #205 For Sale
$575,000
198 main #205Pismo Beach, CA 93449
  • 1 bd
  • 1 ba
  • 468 sqft
  • Built 2004
  • PI25232319
Invision Real Estate
472 Bello For Sale
$799,999
472 BelloPismo Beach, CA 93449
  • 2 bd
  • 2 ba
  • 1717 sqft
  • Built 1985
  • PW25264261
Mak Home Realty & Inv
2727 Shell Beach Road #327 For Sale
$995,000
2727 Shell Beach Road #327Pismo Beach, CA 93449
  • 1 bd
  • 1 ba
  • 1037 sqft
  • Built 2006
  • SC25231917
San Luis Bay Realty
30

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