September 10, 2026

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

Josh McEwen, Invision Real Estate, DRE 02178333

I live and work in Arroyo Grande. When the Altos stamp moves here, I read it before I mash it into a county story.

Arroyo Grande, Thursday stamp

Altos Research single-family free report stamped Thursday, September 10: Arroyo Grande median list $1,649,450 on 60 actives. Forty-eight percent already show a price cut. Median days on market 49. Market-action index 35 — slight seller, down from 37 on the Friday, September 4 stamp.

New listings on that same Arroyo Grande pull came in at a $1,159,000 median. That is not the sitting-list median. Two columns. Do not average them.

The Friday, September 4 Arroyo Grande stamp was $1,599,000 on 58 actives with a 45% cut share and MAI 37. List median up. Cut share up a touch. MAI softer. Thin sample either way — walk the house.

County context, separate stamp

Same Altos Thursday pull for San Luis Obispo County: median list $1,175,000 on 588 actives, 45% with a cut, median DOM 56, MAI 37 (slight seller). New-list median $1,050,000.

Friday, September 4 county stamp was $1,177,000 on 574 actives. County list slipped two thousand. Inventory up. Cut share still 45%. Do not turn one town into the whole coast.

Rates still last week’s print

Freddie Mac’s Primary Mortgage Market Survey on the site this morning still shows the week ended September 3: 30-year fixed 6.71%, 15-year 6.04%. The usual Thursday print was not up yet when this note went live. National survey averages. Not your quote on a specific house. Freddie Mac Primary Mortgage Market Survey.

Santa Maria, different county

Altos Thursday Santa Maria: median list $795,450 on 110 actives, 36% cuts, median DOM 25, MAI 59 (strong seller). That is North Santa Barbara County. Not SLO County. Not a Five Cities average.

Short tip

If you are listing in Arroyo Grande, price to what just hit — not to the sitting median that climbed. If you are buying, the cut share is loud enough to shop the prior asks, not just the headline.

DM me, call 805-668-7238, or email josh@invision-real-estate.com. Happy to pull the sheet with you.

Josh McEwen, Invision Real Estate, DRE 02178333, (805) 668-7238, josh@invision-real-estate.com. Broker: Aaron David Peck, DRE 01387499.

Sources: Altos Research SFR free reports stamped Thu Sep 10, 2026 (Arroyo Grande, SLO County, Santa Maria); prior Altos Fri Sep 4 stamps for week-over-week compare only; Freddie Mac PMMS as displayed Sep 10 AM still week ended Sep 3 (https://www.freddiemac.com/pmms).