Notes

The coast, in writing.

Market notes from Josh — not a feed of listings. Current homes are searched live on CRMLS.

• October 26, 2026

  County list slipped to $1.149M. Rates eased to 7.32%.

  Altos Monday: county sitting list $1,149,000 on 553 actives, 47% cuts, DOM 70. New lists $850,000. Freddie Oct 22: 7.32%. Three columns.

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• September 29, 2026

  AI can tidy your listing photos. It shouldn't invent rooms.

  How Josh uses AI on listing photos for Central Coast sellers — and the hard line on invented rooms. Not a market stamp.

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• September 28, 2026

  Atascadero’s ask dropped to $799k. County list $1.161M.

  Altos Monday: Atascadero sitting list $799,000 on 32 actives, 50% cuts. County list $1,161,000 on 583, new lists $949,500. Thin sample. Three columns.

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• September 25, 2026

  AI can draft a Central Coast comp sheet. Your street still sets the price.

  How Josh uses AI when buyers and sellers ask what a house is worth — and why the street, not a chatbot, still sets the price. Not a market stamp.

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• September 24, 2026

  Rates jumped to 7.03%. County list still $1.159M.

  Freddie 7.03%. Altos Thursday SLO County list still $1,159,000 on 583 actives, 48% cuts, new lists $885,000. Sitting book held. Three columns.

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• September 22, 2026

  AI can speed up your Central Coast home search. It can't walk the house.

  How Josh uses AI with buyers and sellers from Arroyo Grande through SLO County into Santa Maria — and where the tool stops and a human starts. Not a market stamp.

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• September 21, 2026

  County list eased to $1.159M. Inventory is up.

  Altos Monday: SLO County sitting list $1,159,000 on 583 actives, 48% cuts, new lists $885,000. Inventory up versus Friday. Three columns.

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• September 17, 2026

  Rates jumped to 6.95%. August solds still say $955k.

  Freddie 6.95%. C.A.R. August SLO sold $955,000. Altos list still $1,200,000 / 49% cuts, new lists $812,000. Three columns.

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• September 15, 2026

  Atascadero is a strong seller market. Six in ten listings already cut.

  Altos Tuesday: Atascadero $849,000 on 31 actives, 61% with a cut, MAI 45. New-list median $619,000. Small sample. Loud cut share.

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• September 14, 2026

  County list hit $1.2M. New lists are coming in at $812k.

  Altos Monday: SLO County sitting list $1,200,000 on 553 actives, 49% cuts. New-list median $812,000. Two columns.

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• September 11, 2026

  Rates third week higher. More homes in escrow than listed.

  Freddie 6.76%. Schwaegerle August: 214 pending vs 177 active. Altos Friday county still $1,175,000 / 45% cuts. Two columns.

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• September 10, 2026

  Arroyo Grande’s list median jumped. Almost half still cut.

  Arroyo Grande Altos Thursday: list median $1,649,450 on 60 actives, 48% with a cut. New lists $1,159,000. Two columns.

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• September 7, 2026

  Labor Day week: rates at 6.71%. Paso closed 46 in August.

  Labor Day is a quiet inventory week on the Central Coast. Buyers still tour. Sellers still answer.

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• September 4, 2026

  Morro Bay has 23 listings. Two-thirds already cut the price.

  Altos Friday: Morro Bay 23 actives, 65% with a cut. Thin sample. Loudest cut share on the stamp. Walk the house, read the prior asks.

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• September 3, 2026

  The rate ticked up. The cut share did not go away.

  Freddie Mac’s 30-year is 6.71%. SLO County’s Altos cut share is still 45%. Shop the street, not the headline.

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• September 1, 2026

  New listings are coming in cheaper than what's sitting

  Altos county list median is $1,177,000. The new-list median is $1,073,877. Price to what just hit, not to what's been sitting.

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• August 31, 2026

  The county list just came down $15,000. The cut share did not.

  Altos Monday: SLO County list median $1,177,000. Friday it was $1,192,000. The cut share is still 45%.

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• August 28, 2026

  Paso’s list price slipped. More than half the listings still have a cut.

  Paso Robles list median slipped to $918,495. The cut share is still 51%. Do not turn one city into the whole coast.

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• August 27, 2026

  Price it once: half the listings on the Central Coast are already cutting

  Altos has 45% of SLO County listings showing a cut. A second price is expensive. Price it once.

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• August 26, 2026

  Two markets, one county: July closed near ask. August listings are getting cut.

  July closed sales in San Luis Obispo County still sold close to list. August listings are getting trimmed. Do not mash those series together.

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