What Buyers Need to Know Right Now in Avila Beach

If you're looking to buy in Avila Beach, here's your current market snapshot. We're comparing closed sales over the past two months with what’s active today. The result? Buyers have more leverage, especially in condo segments and mid-range homes.

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📉 Pelican Point Condos: Price Drops Open a Window

Recent closings on Fiddleneck Lane were:

• 6432 Fiddleneck #31: 2 bed, 2 bath – Sold for $1.175M
• 6438 Fiddleneck #30: 2 bed, 2.5 bath – Sold for $1.17M

Now compare those to two current listings:

• 6405 Fiddleneck Ln – 2 bed, 2.5 bath, asking $875K
• 6441 Fiddleneck Ln #23 – 2 bed, 2.5 bath, asking $910K

These are 20–25% lower than recent comps. That’s a notable shift in buyer favor. If you’ve been waiting for a chance to own in this gated hillside neighborhood near the golf course, this might be it.

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🏡 Kingfisher Canyon: Holding the Line for Premium View Homes

Closed:

• 5845 Butter Cup Ln – 4 bed, 2.5 bath – Sold for $1.8M

Active:

• 5595 Tanbark Ct – 3 bed, 2.5 bath – Asking $1.799M

Prices here haven’t moved. You’re paying for views, newer construction, and community amenities like trails and privacy. But with homes sitting on the market longer, offers under asking may get traction.

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🌊 Ocean-View Estate vs Premium Build

Closed:

• 6480 Cormorant Way – 3 bed, 2.5 bath – Sold for $1.489M

Active:

• 2815 Rock Wren Ln – 3 bed, 3.5 bath – Asking $3.149M

Big difference in price per square foot: $779 vs $998. But Rock Wren is a custom build with ocean views, elevator, upgraded finishes, and more than 3,100 sq ft. If you're shopping for high-end Avila homes, this one competes with luxury inventory in Shell Beach or San Luis Obispo.

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🏖️ Downtown Avila Beach Duplex

Active:

• 502 1st St – 2 units, 1,522 sq ft – Asking $1.575M

This 1940s beach duplex offers flexibility—use one unit, rent the other, or apply for a vacation rental license (buyer due diligence required). It's had a $125K price drop already. Beach access is walkable. Buyers looking for income-producing or multi-generational setups should take a look.

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💡 Affordable Entry Points: Indian Hill & Manufactured Homes

Closed:

• 128 Riverview Dr – 3 bed, 2 bath – Sold for $699K
• 190 Valley View – 3 bed, 2.5 bath – Sold for $775K

These offer a path into the Avila market under $800K. You’ll still get access to San Luis Bay Estates amenities, trails, and security—at a much lower cost per square foot than other neighborhoods.

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Final Thoughts

Buyers right now are seeing:

• Softening in condo pricing.
• Flat pricing in mid-tier homes with view premiums.
• Little movement at the high end—yet.
• Good value in entry-level manufactured homes.

If you're looking for views, walkability, or short-term rental potential, this is a market to watch closely. Properties are still moving quickly if priced right, but listings with inflated numbers are sitting—and that opens the door for negotiation.

Want a local walkthrough or private showing? Reach out. We’ll talk through your options and timing.

Los Osos Real Estate Buyer Report: Best Current Opportunities Compared to Recent Sales

If you're shopping in the Los Osos real estate market right now, you're looking at a mix of lifestyle-focused properties, smart price-per-foot opportunities, and one luxury estate that sits in a class of its own. Here's a breakdown of the best current listings and how they compare to recent closed sales. All insights are based on actual MLS data from May 2025.

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Entry-Level Buyer Opportunity: 1360 El Moro Avenue – $824,500

• 3 bed / 1.5 bath | 1,214 sq ft | No garage
• Located near the El Moro bike path in Baywood
• Features: bonus space from converted garage, solar with Tesla battery, detached studio or office, curated garden with mature fruit trees

Why it stands out:
At $679/sq ft, it offers more living space and functionality than other recent sales in this price range. Compare that to:

• 550 Mitchell Dr – Sold for $747,000 | 888 sq ft | $841/sq ft
• 2072 Ferrell Ave – Sold for $685,000 | 768 sq ft | $892/sq ft

El Moro is a smart buy for first-time homeowners or buyers who want low-maintenance living with bonus space and solar efficiency.

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Mid-Range Lifestyle Option: 2132 El Dorado Street – $1,075,000

• 2 bed / 2 bath | 1,804 sq ft | Across from Sea Pines Golf Course
• Located in Sunset Terrace, near dunes and Estero Bay trails
• High ceilings, large living spaces, coastal charm

Why it stands out:
At $596/sq ft, it’s priced competitively for the location. Recent mid-size homes with less appeal or smaller lots have sold for similar or higher price per foot:

• 1842 8th St – Sold for $880,000 | 1,391 sq ft | $633/sq ft
• 243 Montana Way – Sold for $820,000 | 1,598 sq ft | $513/sq ft

El Dorado offers more space, a quieter location, and walkability to the coastline—ideal for buyers focused on lifestyle over bedroom count.

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Best Value Per Square Foot: 1925 Doris Avenue – $1,200,000

• 4 bed / 2.5 bath | 2,215 sq ft | Two-story home
• Small lot, but recently updated and includes a 2-car garage

Why it stands out:
At $542/sq ft, it’s the best value in the market right now for a home this size. For comparison:

• 235 Marianela Ln – Asking $1,275,000 | 2,011 sq ft | $634/sq ft
• 1790 Martingale Ave (closed) – Sold for $1,447,875 | 2,364 sq ft | $612/sq ft

If you need interior space and flexibility — whether for a growing household or home office setup — Doris offers more house for less money.

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Outdoor Access + Location: 235 Marianela Lane – $1,275,000

• 3 bed / 2 bath | 2,011 sq ft | Located in Monarch Grove
• Features vaulted ceilings, 3-car garage, and sliding doors to a private backyard
• Trail access to Sandspit Beach and across from Sea Pines Golf Resort

Why it stands out:
It’s a lifestyle buy. You’re steps from the beach, the butterfly preserve, and weekend concerts at the golf resort. The home is listed in Notice of Default, which means there could be room to negotiate on price or terms.

Buyers targeting Monarch Grove who want easy access to outdoor recreation should give this one a serious look.

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Luxury Tier: 2743 Rodman Drive – $3,399,000

• 4 bed / 5 bath | 5,290 sq ft | Sits at the edge of Montaña de Oro
• Ocean views, private trail access, sauna, and dramatic custom design
• No HOA, over 18,000 sq ft lot

Why it stands out:
Rodman is the only active listing above $3M in Los Osos and there are no recent luxury comps. It’s targeting high-net-worth buyers looking for privacy, views, and access to nature.

This home won’t appeal to everyone — but for those coming from urban markets where this price point is common, it’s a signature estate with a unique footprint.

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🔍 Buyer Summary

Address	Price	Sq Ft	$/Sq Ft	Why It’s a Buyer Opportunity
1360 El Moro	$824,500	1,214	$679	Best entry-level value with bonus space and solar
2132 El Dorado	$1,075,000	1,804	$596	Walkable coastal lifestyle and good interior volume
1925 Doris Ave	$1,200,000	2,215	$542	Most space for the price, ideal for remote work or larger households
235 Marianela Ln	$1,275,000	2,011	$634	Outdoor access + high-demand neighborhood
2743 Rodman Dr	$3,399,000	5,290	$643	Trophy estate with views and scale

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If you’re buying in Los Osos, each of these properties offers a specific kind of value — square footage, location, or long-term upside.

Want help evaluating your options or setting up a showing? Let’s connect.

Arroyo Grande Homes Under $1M – Which One Fits Your Needs?

If you're house hunting in Arroyo Grande with a budget under $1 million, you've got three very different—but strong—options on the market this week. Each one appeals to a different type of buyer, depending on what you're looking for: space, charm, land, or the ability to customize. Here’s a breakdown of each listing and who it best fits.

515 Woodland Dr — $879,000

4 bed / 2 bath | 1,717 sqft | 10,254 sqft lot

This single-level, move-in ready home is on a quiet street near the Village. You’ve got a clean interior with updated wood floors, a full stainless steel kitchen, indoor laundry, A/C, and a two-car garage. The backyard opens to hillside views with a finished patio and low-maintenance landscaping.

Good Fit For:

• Move-up buyers who need more room for kids, guests, or a home office.
• Retirees or downsizers who want a single-story layout with minimal upkeep.
• Buyers using FHA/VA loans who want something turnkey and easy to finance.
• Anyone wanting peace and privacy but still close to shops and restaurants.

Buyer Watch-Out: This home is in a flood zone and carries an annual insurance cost of about $929 (based on seller’s policy).

715 Bennett Ave — $795,000

2 bed / 1 bath | 904 sqft | 7,500 sqft lot

Charming and compact, this 1950s beach cottage has been updated with new appliances, hard flooring, dual-pane windows, and stucco exterior. The big upside? It’s on a decent-sized lot with enough space to add an ADU or expand the footprint.

Good Fit For:

• First-time buyers looking for affordability in a high-demand location.
• Empty nesters who want something easy to manage with a little character.
• Investors or future Airbnb hosts (verify local short-term rental rules).
• Buyers who want options—like adding a rental unit, garden space, or RV parking.

Buyer Watch-Out: One bathroom may limit future resale flexibility.

2661 Southview Ave — $985,000

3 bed / 2 bath | 1,698 sqft | 1.1 acres

This 1970s ranch sits on just over an acre, tucked away on a quiet dead-end road. You get dual fireplaces, a spacious shop area, and room for animals or projects. It’s clean and livable now but could use some cosmetic updating.

Good Fit For:

• Rural buyers or hobbyists who want elbow room and no HOA.
• Buyers with animals—horses, goats, chickens, you name it.
• Anyone needing workshop space or garage space (4-car garage included).
• Buyers who want to customize a home over time but need it livable now.

Buyer Watch-Out: No A/C and older finishes may require upfront investment.

Final Take: Who Gets What?

• Want to upgrade from your starter home? Woodland checks the boxes.
• Need something small, stylish, and expandable? Bennett fits that lane.
• Looking for land and long-term potential? Southview is your best bet.

If any of these sound like your next move, let’s talk about showings, comps, and how to make a strong offer.

3 Best Home Buys in Cambria Right Now (May 2025)

If you’re house hunting in Cambria right now, there’s a mix of coastal charm, hillside privacy, and turnkey homes on the market. But a few listings stand out for their price, layout, location, or upside potential. Here are the three best opportunities on the market this May, based on recent sales and active inventory.

953 Sheffield St – $899,000

4 bed / 3 bath | 1,350 sq ft | $665/sq ft
This fully renovated West Village home checks nearly every box. It’s a short walk to Main Street, has a versatile 4-bedroom layout, and shows like a new build. The open-concept great room, vaulted ceilings, and sunlit deck give it a light, modern feel.

• Primary suite with spa-style bathroom
• Separate lower-level bed and bath (ideal for guests or rental)
• Attached 2-car garage and updated systems throughout

💡 Buyer Insight: Recent comp at 1810 Melrose (3/2.5, 1,631 sq ft) closed for $1.08M. Sheffield is slightly smaller but newer in feel and $180K less. Best value in Cambria under $900K.

2918 Burton Dr – $865,000

3 bed / 2 bath | 1,650 sq ft | $524/sq ft
This Lodge Hill home offers good size and a livable floor plan with a main-level primary suite and direct backyard spa access. The bonus shed in the yard adds workspace or studio potential, and the backyard has room to stretch out or garden.

• Brick fireplace and cozy living area
• Walk-in closet, ceiling fans, updated windows
• Close to East Village and hiking trails

💡 Buyer Insight: At just $524 per square foot, this is among the lowest in Cambria right now for a 3-bed home. It’s a solid long-term option for buyers who want space and flexibility, not just finishes.

2965 Wood Dr – $969,000

3 bed / 2 bath | 1,500 sq ft | $646/sq ft
Single-level homes are hard to find in Cambria—this one is move-in ready and located on a sunny, level street just steps from Cambria Pines Lodge. New flooring and fresh carpet make it turnkey for immediate occupancy.

• Open layout with large back deck
• Updated flooring and appliances
• Low-maintenance lot, near shops and restaurants

💡 Buyer Insight: Comps like 1990 Dorking (1,700 sq ft) sold for $989K. This one offers better layout efficiency and is easier to maintain, ideal for retirees or downsizers looking for minimal stairs.

Recent Sales Helping Define Value

• 1810 Melrose – Sold for $1.08M, 1,631 sq ft, excellent updates
• 1990 Dorking – Sold for $989K, 1,700 sq ft, post-and-beam charm
• 5140 Guildford – 560 sq ft cottage, closed at $690K
• 1887 Downing – 2 bed, 1,542 sq ft, sold at $750K

The active listings above are all pricing smartly based on these comps, offering solid value for their location, size, and condition.

Bottom Line

Cambria’s market is active but not overheated. Buyers who act quickly can still find homes with long-term upside or immediate lifestyle payoff. Whether you want a low-maintenance beach getaway, a multi-generational floor plan, or a single-level forever home, these three listings are the ones to watch right now.

Want to schedule a tour or ask about recent disclosures? Let’s talk.

The Only Home for Sale in Cayucos Under $1 Million: Is It the Right Fit for You?

Buyers looking for a foothold in Cayucos under $1 million have exactly one choice right now: a two-bedroom, one-bath condo at 150 Cypress Ave #28. Priced at $789,000, this upper-front unit offers a rare chance to own in a highly desirable coastal town at a price point that’s become increasingly scarce.

While the condo is compact at 810 square feet, it makes the most of its location. The Cypress Cove complex sits on the ocean side of Highway 1, just steps from the beach, Cayucos Pier, and downtown shops and restaurants. From the living room, you’ll get peek-a-boo ocean views and sunsets, giving the space a connection to the coast that’s hard to match in this price range.

This unit isn’t just about charm—it’s been updated with a new roof, siding, windows, and fresh luxury vinyl floors. The condo is an end unit with no one above, offering more privacy and less noise than typical apartment-style units. And with a monthly HOA of $300, it’s a low-maintenance option for buyers who prefer simplicity.

The likely buyer for this property is someone looking for a lock-and-leave second home, a weekend getaway, or a low-hassle retirement downsizing option. Investors might also see potential, though short-term rental restrictions and tenant occupancy terms should be checked carefully before pursuing that path.

There are trade-offs. The property has no garage, only off-street parking, and no air conditioning, which is common in this coastal zone but might surprise buyers from inland areas. Showings also require advance notice due to a current tenant who works from home, and possession is subject to tenant terms, which could delay immediate occupancy.

Still, if you’ve been priced out of the single-family home market in Cayucos, this condo might be the best path forward. It offers location, updated condition, and the beach lifestyle without the million-dollar price tag.

Interested in learning more about the only Cayucos home on the market under $1 million? Let’s connect and see if it’s the right fit for your goals.

What You Get for $789,000

• 810 sq ft, 2 bed / 1 bath condo
• Upper front unit with peek-a-boo ocean views
• Off-street parking, no garage
• Updated with new roof, siding, windows, and luxury vinyl floors
• Located in Cypress Cove, a 30-unit community

At nearly $974 per square foot, this isn’t a bargain play—it’s about owning location, walkability, and coastal lifestyle.

Who’s This Right For?

This property is a strong fit for buyers looking for a lock-and-leave lifestyle, whether as:

• A weekend getaway.
• A second home near the sand.
• A downsized option for retirees who prioritize location over size.
• An entry point investor—though buyers will need to check on short-term rental restrictions, as tenant occupancy and HOA rules may limit that path.

What Makes It Stand Out in the Market?

• It’s the only listing under $1 million in Cayucos right now.
• On the ocean side of Highway 1, so you’re steps from the beach, pier, and downtown restaurants.
• No one above you—giving a quieter, more private experience than most condos.
• Low monthly HOA of $300, helping keep ongoing costs predictable.

What Buyers Should Watch Out For

• Showing limitations—property is tenant-occupied with restricted showing windows, mainly evenings and weekends.
• Possession terms depend on the current tenant, which could delay personal use.
• No garage or extra storage, which may be a deal-breaker for some.
• No air conditioning, which is common for coastal properties but may feel like a missing amenity to buyers from warmer inland areas.

Final Thought

If you’ve been priced out of Cayucos' single-family market, this condo offers one of the few open doors still available under $1 million. It’s a play for buyers who value proximity to the sand, low-maintenance living, and a chance to own in a tightly held community.

What Sellers Need to Know About Acreage Homes in Coarsegold Right Now

If you own a large property in Coarsegold—especially one with multiple homes on significant acreage—you might be wondering how today's market will treat it. Recent listings and sales show some clear patterns that are important for any seller to understand before pricing or marketing.

Buyers Value the Homes First, Land Second

Across the Coarsegold market, properties on 2 to 5 acres with 2,000 to 2,800 square foot homes are consistently closing between $450,000 and $750,000. These sales show that buyers are primarily paying for the house itself, the location, and land usability—not raw acreage.

For example:

• 36556 Mudge Ranch Rd (3.57 acres) is listed at $750,000, driven by the home's size and quality rather than the acreage alone.
• 45010 Greystone Ct, with just 2.6 acres, recently sold for $450,000, thanks to updates like solar and energy-efficient features.

Meanwhile, larger properties like 41576 Road 406, with nearly 25 acres, are on the market for $850,000—but the price per acre is much lower, around $34,000, compared to smaller parcels where the effective price per acre is well over $160,000.

Why Acreage Loses Value Per Acre as It Grows

In this area, once a property goes beyond 5 to 10 acres, buyers see the extra land as a bonus—not as primary value. The more acreage, the lower the price per acre becomes. Buyers aren't paying for land they won't use unless it has agriculture, grazing, rental income, or development potential.

That’s why your 80-acre property will not price linearly compared to smaller parcels. Instead, buyers will value:

• The two homes as the primary asset, especially if they are well maintained.
• Income or multi-generational potential if marketed correctly.
• Usability of the land—pastures, fencing, water rights, and any supporting infrastructure.

Seller Positioning: Key Insights

• Homes over 2,500 sq ft on 3-5 acres are topping out at $750,000 currently.
• Large-acreage properties (20+ acres) are seeing per-acre valuations in the $30,000-$40,000 range.
• Your property’s two-home setup could justify a 10-15% premium above standard home values if targeted to investors or multi-family buyers.

Smart Pricing Strategy

Based on current market conditions, a realistic price range for a well-maintained 80-acre, two-home property in Coarsegold would likely be between $1.1 million and $1.3 million.

This price reflects:

• Core home values.
• Bonus land value based on usability.
• Niche appeal to buyers seeking multi-use properties.

Final Thought for Sellers

If you're thinking about selling your large acreage property, remember the buyers aren’t paying per acre—they're paying for a lifestyle, usability, and condition of the improvements.
Focus your marketing on the homes, the lifestyle they offer, and the specific benefits of your land.

Want a custom pricing analysis based on your property’s improvements, condition, and income potential? Contact me anytime. I’d be happy to walk you through what buyers are really paying for in today’s acreage market.

Pismo Beach Homes in the $1M to $1.6M Range: Best Lifestyle Buys Right Now

In Pismo Beach’s competitive market, the $1 million to $1.6 million price range opens the door to move-in ready homes, desirable neighborhoods, and coastal lifestyles that balance space, style, and location.

Here are the standout mid-range listings offering the best value and buyer fit in today’s market.

289 Irish Way – Space, Yard, and Updates for $1,050,000

• 3 bedrooms, 2 baths, 1,858 sqft
• 0.3-acre lot with peek-a-boo ocean view
• Extensively updated inside and out

This is the best option for buyers wanting space and an updated, move-in ready home. Located in a quiet, established neighborhood, it’s ideal for families, retirees, or anyone wanting a large lot, single-level living, and modern upgrades without paying Shell Beach premiums. It also has a 3-car garage and a yard that feels like your own private park.

117 Village Circle – Modern Comfort Close to Everything for $1,095,000

• 3 bedrooms, 2.5 baths, 1,858 sqft
• Newer construction in The Village at Pacific West
• Views of protected open space, walking trails, and trees

For buyers who want newer construction, low maintenance, and proximity to downtown and the beach, this is a standout. The open floor plan, updated finishes, and dedicated open space behind the home offer privacy and a connection to nature without the upkeep of a large lot. Perfect for professionals, empty nesters, or those who want a primary residence with modern comforts.

126 Capistrano Avenue – Classic Shell Beach Charm for $1,199,000

• 3 bedrooms, 2 baths, 1,116 sqft
• Walk to the bluffs, restaurants, and shops
• Original oak floors, updated kitchen, peek of the ocean

For buyers who want to live the classic Shell Beach walkable lifestyle, this is the charmer to beat. It’s a short stroll to the bluffs, coffee shops, and restaurants. The small lot keeps maintenance low, while the indoor and outdoor living spaces make it feel like a vacation home every day. It’s ideal for buyers who want to park the car and live local.

214 Placentia Avenue – Fully Renovated Cottage at $1,225,000

• 2 bedrooms, 1 bath, 1,038 sqft
• Fully updated inside and out, block to the beach
• Bonus room for office, studio, or guests

For buyers craving a modernized cottage vibe in the heart of Shell Beach, this one checks the boxes. It’s move-in ready with new finishes, stylish interiors, and a block-to-beach location. Downsizers, weekenders, or buyers wanting a stylish, compact primary residence will find this home delivers charm and location.

Bottom Line:

• Best for Space & Family Living: 289 Irish Way
• Best for Newer Construction & Low Maintenance: 117 Village Cir
• Best for Walkable Shell Beach Charm: 126 Capistrano Ave
• Best for Stylish, Low-Maintenance Beachside Cottage: 214 Placentia Ave

In the $1M to $1.6M price range, you can find a home that matches your lifestyle—whether it's private, gated living, walkable Shell Beach charm, or an updated family home with room to spread out.