September 28, 2026

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

Josh McEwen, Invision Real Estate, DRE 02178333

Monday’s Altos stamp moved Atascadero’s sitting ask the most. The county median edged up a hair. Rates are still last Thursday’s print. Keep the columns straight.

Altos Monday stamp, Atascadero

Altos Research single-family free reports stamped Monday, September 28: Atascadero median list $799,000 on 32 actives, 50% with a price cut, median days on market 56, market-action index 43 (slight seller). New-list median $840,000. About $501 per square foot on the list side.

Versus the Friday, September 25 Altos stamp on the same series: Atascadero was $848,900 on 33 actives with 55% cuts, DOM 56, MAI 41, new-list median $924,500. That is about a $50,000 drop in the sitting median on a thin book. Do not call it a crash. Small samples swing. Do not mash that with Freddie or C.A.R. closed sales.

Altos Monday stamp, San Luis Obispo County

Same Monday Altos pull for San Luis Obispo County: median list $1,161,000 on 583 actives, 46% with a price cut, median days on market 56, market-action index 36 (slight seller). New-list median $949,500. About $576 per square foot on the list side.

Versus Friday, September 25: county was $1,159,000 on 583 actives with 48% cuts, DOM 63, MAI 36, new-list median $885,000. Sitting median edged up $2,000. Cut share eased. Days on market shortened. New lists came in higher. Still a slight-seller stamp — not a different regime.

Town stamps, same Altos pull

Same Monday Altos pull: Paso Robles 93446 $898,250 / 152 / 38% cuts / DOM 56 / MAI 36 / new-list median $899,000; Arroyo Grande $1,537,000 / 60 / 52% cuts / DOM 70 / MAI 34 / new-list median $849,000; San Luis Obispo city $1,340,000 / 75 / 51% cuts / DOM 56 / MAI 37 / new-list median $949,000; Nipomo $1,347,000 / 34 / 47% cuts / DOM 35 / MAI 43 / new-list median $1,197,000; Morro Bay $995,000 / 25 / 44% cuts / DOM 63 / MAI 36 (Altos prints $0 for new-list median this stamp — no new SFR in the window); Pismo Beach $1,585,000 / 21 / 48% cuts / DOM 56 / MAI 41 / new-list median $1,817,500; Grover Beach $951,737 / 20 / 30% cuts / DOM 21 / MAI 45 (strong seller) / new-list median $799,949. Atascadero, Nipomo, Morro Bay, Pismo, and Grover are small samples.

Do not average those into a “Five Cities” number. Shell Beach rides with Pismo / 93449 when you need that zip.

Santa Maria, different county

Altos Monday Santa Maria: median list $777,450 on 106 actives, 43% cuts, median DOM 28, MAI 57 (strong seller), new-list median $732,500. Versus Friday: $775,000 / 113 / 42% cuts / DOM 28 / MAI 57. Still the strong-seller standout on this pull. That is North Santa Barbara County. Not SLO County. Not a Five Cities average. Not the Santa Barbara County C.A.R. sold median.

Freddie still the Sep 24 print

Freddie Mac’s Primary Mortgage Market Survey for the week as of September 24 still shows the 30-year fixed averaging 7.03% and the 15-year averaging 6.42%. Prior week was 6.95% / 6.26%. A year ago: 6.30% / 5.49%. Next print is about Thursday, October 1. That is the national survey. Not your quote on a specific house. Not the Altos stamp above.

Augusta Street calendar note

KSBY flags an Architectural Review Commission hearing Monday, October 5 on a 30-unit project at 2932 Augusta Street in San Luis Obispo. That is a local planning calendar item — not a price signal. Do not turn a hearing date into a market forecast.

Short tip

If you are watching Atascadero, treat the $799,000 sitting median as a thin-sample stamp and still walk the house — half the book already shows a cut. County-wide, shop new lists at $949,500 separately from the $1,161,000 sitting book. Happy to pull the columns with you.

DM me, call 805-668-7238, or email [email protected].

Josh McEwen, Invision Real Estate, DRE 02178333, (805) 668-7238, [email protected]. Broker: Aaron David Peck, DRE 01387499.

Sources: Altos Research SFR free reports stamped Mon Sep 28, 2026 (Atascadero, SLO County, Paso Robles 93446, Arroyo Grande, SLO city, Nipomo, Morro Bay, Pismo Beach, Grover Beach, Santa Maria), compared with the Fri Sep 25 Altos stamp; Freddie Mac Primary Mortgage Market Survey week as of Sep 24, 2026 (https://www.freddiemac.com/pmms); KSBY Architectural Review Commission hearing notice for 2932 Augusta Street, San Luis Obispo, Oct 5, 2026.