New Listing
16
$439,500
171 Brisco Rd Apt 8
Arroyo Grande, CA 93420
1 bd1 ba578 sqft$760/ft²
Condo
Debbie Hrabe · Vintage Investment Properties
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Arroyo Grande, CA Housing Market
Strong seller's market-0.5% YoY
Zillow, July 2026 · Refreshes monthlyRedfin, through May 2026 · No longer updatingFreddie Mac via FRED, August 2026 · Refreshes weekly
The typical home in Arroyo Grande, CA is worth $1.04M, held roughly flat 0.5% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published was $790,000, -11.5% year over year (through May 2026). With 1.8 months of supply and homes going under contract in about 15 days, Arroyo Grande is a strong seller's market. At today's 6.66% 30-year fixed rate, 20% down on a $1.04M home is about $5,357/mo in principal and interest.
Key numbers for Arroyo Grande, CA
Typical home value
$1.04M
-0.5% in 12 months
Zillow, July 2026
Typical asking rent
$3,162/mo
Zillow Observed Rent Index
Zillow, July 2026
Median sale price
$790,000
-11.5% year over year
Redfin, through May 2026
Days on market
15
Fast-moving
Redfin, through May 2026
Active listings
34
1.8 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$103,258
Home costs 10.1x income
U.S. Census ACS, 2023
Sale-to-list ratio
100.6%
Selling above asking
Redfin, through May 2026
Zillow figures are as of July 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Arroyo Grande a buyer's or seller's market?
Strong seller's market1.8 months of supply15 days on market100.6% of asking
Arroyo Grande, CA is a strong seller's market, based on 1.8 months of supply and homes selling in about 15 days. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Arroyo Grande housing market data show?
Every row below is Redfin's final published month for Arroyo Grande, CA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $790,000 |
| Median list price | $1.35M |
| Year-over-year price change | -11.5% |
| Median price per sq ft | $546/sq ft |
| Median days on market | 15 days |
| Active inventory | 34 listings |
| Months of supply | 1.8 months |
| Sale-to-list price ratio | 100.6% |
| Homes sold (that month) | 19 |
| New listings (that month) | 19 |
| Listings with a price cut | 32.4% |
| Market condition | Strong seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Arroyo Grande is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Arroyo Grande is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Arroyo Grande home prices moved?
Over the last three years the median sale price in Arroyo Grande, CA fell 9.2%, from $870,000 to $790,000. The live Zillow value series has held roughly flat 0.5% in the last 12 months, which is the more current read now that Redfin's series has stopped. 32.4% of Arroyo Grande listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 1.8 months while the sale-to-list ratio slips below its current 100.6%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Arroyo Grande?
Priced off the typical home value of $1.04M at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $208,408 | $833,631 | $5,357/mo |
| 5% | $52,102 | $989,937 | $6,362/mo |
Zillow, July 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $5,357, that implies roughly $229,592 a year before you add taxes and insurance. The median household in Arroyo Grande earns $103,258, about $126,334 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 10.1x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Arroyo Grande in the next 12 months?
Tell us your timeline. We send the Arroyo Grande market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Arroyo Grande?
Typical asking rent in Arroyo Grande, CA is $3,162/mo, against a typical home value of $1.04M. That is a price-to-rent ratio of 27.5x, which means renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap. Compared head to head, 20% down puts principal and interest at $5,357 a month — $2,196 more than renting before taxes and insurance, so the ownership case here rests on equity and appreciation rather than monthly cash flow.
Zillow, July 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in Arroyo Grande?
Active listings in Arroyo Grande, CA went from 38 in May 2025 to 34 in May 2026, a -10.5% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 40 | 21 |
| July 2025 | 36 | 13 |
| August 2025 | 36 | 21 |
| September 2025 | 32 | 15 |
| October 2025 | 30 | 18 |
| November 2025 | 33 | 16 |
| December 2025 | 27 | 7 |
| January 2026 | 25 | 14 |
| February 2026 | 25 | 12 |
| March 2026 | 37 | 22 |
| April 2026 | 30 | 20 |
| May 2026 | 34 | 19 |
Redfin, through May 2026
How does Arroyo Grande compare to California and the U.S.?
Arroyo Grande homes sell for $790,000 — 11% below the California median of $887,400. Against the national median of $410,700, Arroyo Grande runs 92% higher. Year-over-year, Arroyo Grande moved -11.5% against California's +3.4% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Arroyo Grande, CA | $790,000 | -11.5% | 15 days |
| California statewide | $887,400 | +3.4% | 33 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Arroyo Grande
What buyers should watch
- Months of supply, currently 1.8. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 32.4%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $1,004 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $1.04M home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Arroyo Grande listing goes under contract in 15 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 100.6% of asking. Price at the number you want and let competition do the rest.
- In the last published month Arroyo Grande added 19 new listings against 19 sales — more clearing than arriving, which is the better window to list.
- Your equity moved -0.5% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Arroyo Grande varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Arroyo Grande
There are currently 34 homes listed for sale in Arroyo Grande, California. The median listing price is $1.3M. Featured listings range from $439,500 to $6,900,000.
New ListingPrice Drop −$102K
22
$453,000
579 Camino Mercado Apt 215
Arroyo Grande, CA 93420
2 bd2 ba1,053 sqft$430/ft²
Condo1,050 sqft lot
Kelly Kirkpatrick-Peet · Keller Williams Realty Central Coast
View photos & details
New Listing
39
$595,000
579 Camino Mercado Apt 310
Arroyo Grande, CA 93420
2 bd2 ba1,053 sqft$565/ft²
Condo1,050 sqft lot
Nancy Sky · Keller Williams Realty Central Coast
View photos & details
New Listing
46
$595,000
857 Mesa Dr
Arroyo Grande, CA 93420
2 bd2 ba1,064 sqft$559/ft²
House4,613 sqft lot
Michelle McElrath Severance · Keller Williams Realty Santa Barbara
View photos & details
New Listing
29
$605,000
1119 James Way
Arroyo Grande, CA 93420
2 bd2 ba1,320 sqft$458/ft²
House1,498 sqft lot
Michelle McElrath Severance · Keller Williams Realty Santa Barbara
View photos & details
New Listing
26
$645,000
2830 Via Papagallo
Arroyo Grande, CA 93420
0 ba
Land39,640 sqft lot
View photos & details
New Listing
30
$688,000
1178 Pacific Pointe Way
Arroyo Grande, CA 93420
2 bd2 ba1,300 sqft$529/ft²
House3,999 sqft lot
Lacey Thornton · Comet Realty
View photos & details
New Listing
12
$875,000
555 S Halcyon Rd
Arroyo Grande, CA 93420
4 bd2 ba1,498 sqft$584/ft²
House6,534 sqft lot
Shawn Cardoza · Legacy Real Estate, Inc.
View photos & details
New Listing
51
$1,399,000
960 Wigeon Way
Arroyo Grande, CA 93420
3 bd4 ba2,698 sqft$519/ft²
House11,326 sqft lot
Alison Andrea · Andrea and Company Real Estate
View photos & details
New Listing
75
$1,499,000
1220 E Grand Ave
Arroyo Grande, CA 93420
Multi-family21,702 sqft lot
Brenda Auer · Auer Real Estate Inc.
View photos & details
80
$2,500,000
2566 Callender Rd
Arroyo Grande, CA 93420
3 bd3 ba2,766 sqft$904/ft²
House3.02 acres
Sarah Catalina · Downtown Realty
View photos & details
New Listing
32
$6,900,000
1604 Tiffany Ranch Rd
Arroyo Grande, CA 93420
3 bd7 ba5,520 sqft$1250/ft²
House10.25 acres
Linda Wilson · Central Coast Sotheby's International Realty
View photos & details
Looking to buy in Arroyo Grande?
Get connected with a local real estate expert — free, no obligation.
Active listings
34
Homes on market
Median list price
$1.3M
Avg. days on market
15
Days until sale
New this week
19
Newly listed
Price drops:32.4%of listings
Sale-to-list:100.6%
How much do homes cost in Arroyo Grande by property type?
How the Arroyo Grande, CA market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $885,000 | $550/sq ft | 17 | 21 days |
| Condo / co-op | $501,500 | $453/sq ft | 2 | 6 days |
| Townhouse | $578,000 | $490/sq ft | 1 | 63 days |
Who lives in Arroyo Grande?
American Community Survey estimates for Arroyo Grande. U.S. Census ACS, 2023
Population
18,412
Households
7,666
Median income
$103,258/yr
Median age
45.2 years
Owner-occupied
62.3%
Median home value
$758,100
Median gross rent
$1,890/mo
Mean commute
23 min
62.3% of occupied homes in Arroyo Grande are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $758,100 against Zillow's $1.04M typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $1,890/mo, below Zillow's $3,162/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Arroyo Grande?
8 schools tracked · 4,651 students
The largest public schools serving Arroyo Grande, CA by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Arroyo Grande High
Grades 9-12 · 1,976 students
Harloe Elementary
Grades K-6 · 605 students
Paulding Middle
Grades 7-8 · 562 students
Ocean View Elementary
Grades K-6 · 527 students
Mesa Middle
Grades 7-8 · 477 students
Branch Elementary
Grades K-6 · 254 students
Pacific View Academy
Grades K-12 · 135 students
Lopez Continuation High
Grades 9-12 · 115 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Arroyo Grande, CA?
Ordered by distance from Arroyo Grande, not by size. Compare Arroyo Grande side by side with any of them.
Which ZIP codes are in Arroyo Grande?
These are the ZIP codes we see on active Arroyo Grande listings. Redfin did not publish a matching ZIP-level sale row for the same period, so we are not ranking them by price here — each ZIP page shows exactly what we hold for it.
Arroyo Grande housing market FAQ
Is Arroyo Grande a buyer's or seller's market?
Arroyo Grande, CA is currently a strong seller's market. That read comes from 1.8 months of supply, homes going under contract in about 15 days, and sellers getting 100.6% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Arroyo Grande?
The typical home in Arroyo Grande, CA is worth $1.04M (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published was $790,000, about $546 per square foot.
Is Arroyo Grande cheaper than the rest of California?
Arroyo Grande's median sale price of $790,000 is 11% lower than the California statewide median of $887,400, and 92% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Arroyo Grande?
Homes in Arroyo Grande, CA spent a median of 15 days on market before going under contract, versus 33 days statewide. Under three weeks means well-priced listings move before most buyers can schedule a second showing. (Redfin, through May 2026.)
What income do you need to buy a home in Arroyo Grande?
At the current 30-year fixed rate of 6.66%, 20% down on a $1.04M home is about $5,357 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $229,592 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $103,258.
Are home prices rising in Arroyo Grande?
The typical home value in Arroyo Grande, CA held roughly flat 0.5% over the last 12 months, from $1.05M to $1.04M (Zillow, July 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Arroyo Grande?
Arroyo Grande ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Arroyo Grande?
That depends on your timeline, not on a headline. What the data says today: Arroyo Grande, CA is a strong seller's market with 1.8 months of supply, the 30-year fixed rate is 6.66%, and the price-to-rent ratio of 27.5x means renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap. Properties Incorporated publishes the data; it does not give financial advice.
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