October 26, 2026

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

RebelO, Invision Real Estate, DRE 02178333

It has been four weeks since the last market note here. Monday's Altos stamp has the county sitting median a little lower, more of the book cutting, and homes sitting longer. Freddie's latest print came down a hair. Keep the columns straight.

Altos Monday stamp, San Luis Obispo County

Altos Research single-family free report stamped Monday, October 26: San Luis Obispo County median list $1,149,000 on 553 actives, 47% with a price cut, median days on market 70, market-action index 36 (slight seller). New-list median $850,000. About $577 per square foot on the list side.

Versus the Monday, September 28 Altos stamp on the same series: $1,161,000 on 583 actives, 46% cuts, median DOM 56, MAI 36, new-list median $949,500. Sitting median down $12,000. Thirty fewer actives. Median days on market up 14. The new-list median fell about $100,000, from $949,500 to $850,000. Same slight-seller MAI. That is a slow fall drift, not a new regime.

Arroyo Grande, same Altos pull

Altos Monday Arroyo Grande: median list $1,649,500 on 62 actives, 50% with a price cut, median DOM 77, MAI 33 (slight seller), new-list median $1,249,000. Versus September 28: $1,537,000 / 60 / 52% cuts / DOM 70 / MAI 34 / new-list $849,000. Small sample. A higher sitting median on 62 homes can be a few big listings, so do not read the roughly $112,500 move as Arroyo Grande prices jumping. Half the book still shows a cut.

Do not average Arroyo Grande 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 $749,900 on 123 actives, 45% cuts, median DOM 35, MAI 53 (strong seller), new-list median $634,999. Versus September 28: $777,450 / 106 / 43% cuts / DOM 28 / MAI 57. More inventory, a lower sitting median, and a cooler MAI, though still the strong-seller standout. That is North Santa Barbara County. Not SLO County. Not the Santa Barbara County C.A.R. sold median.

Freddie, October 22 print

Freddie Mac's Primary Mortgage Market Survey as of October 22: 30-year fixed averaged 7.32%, down from 7.40% the prior week. 15-year averaged 6.68%, down from 6.71%. A year ago: 6.19% / 5.44%. Next print is Thursday, October 29. That is the national survey. Not your quote on a specific house. Not the Altos stamp above.

Short tip

Buyers: with nearly half the county book showing a cut and median days on market at 70, there is room to ask questions on homes that have sat. Shop the $850,000 new-list median separately from the $1,149,000 sitting book. Sellers: price it right the first time, because the cut share says the market notices. Happy to pull the columns for your street 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 Oct 26, 2026 (SLO County, Arroyo Grande, Santa Maria), compared with the Mon Sep 28 Altos stamp; Freddie Mac Primary Mortgage Market Survey as of Oct 22, 2026 (https://www.freddiemac.com/pmms).