September 14, 2026

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

Josh McEwen, Invision Real Estate, DRE 02178333

Monday’s Altos stamp moved. Sitting list up. New lists cheaper. Highway 1 is open again. Keep the columns straight.

Altos Monday stamp, San Luis Obispo County

Altos Research single-family free reports stamped Monday, September 14: San Luis Obispo County median list $1,200,000 on 553 actives, 49% with a price cut, median days on market 56, market-action index 37 (slight seller). New-list median $812,000.

Versus Friday, September 11 on the same Altos series: county was $1,175,000 on 588 actives with 45% cuts. So the sitting median stepped up, active count thinned, and the cut share rose. The new-list median is the loud gap — $812,000 versus a $1,200,000 sitting ask. Do not mash that with Freddie, Schwaegerle, or Realtor.com.

Town stamps, same Altos pull

Same Monday Altos pull: Arroyo Grande $1,620,000 / 56 / 46% cuts / DOM 56 / MAI 35; Paso Robles 93446 $907,000 / 139 / 44% cuts / DOM 56 / MAI 35; San Luis Obispo city $1,395,000 / 69 / 52% cuts / DOM 56 / MAI 42; Atascadero $849,000 / 31 / 61% cuts / DOM 56 / MAI 45 (strong seller).

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 $750,000 on 111 actives, 37% cuts, median DOM 21, MAI 59 (strong seller). Friday it was $795,450 on 110 with DOM 25. That is North Santa Barbara County. Not SLO County. Not a Five Cities average.

Highway 1, lifestyle note

Caltrans and KSBY report Highway 1 between Cambria and Carmel fully reopened Monday, September 14 at 6am. That is a travel and weekend-access fact for the coast — not a price signal. Do not turn a road reopen into a market forecast.

Freddie still the Sep 10 print

Freddie Mac’s Primary Mortgage Market Survey for the week as of September 10 still shows the 30-year fixed at 6.76% and the 15-year at 6.09%. Next print is September 17. That is the national survey. Not your quote on a specific house. Not the Altos stamp above. Freddie Mac Primary Mortgage Market Survey.

Short tip

If you are buying, walk the new lists — that $812,000 new-list median is a different shelf than the sitting $1.2M book. If you are selling, price to what just hit, not to Friday’s ask. Happy to pull the sheet with you.

DM me, call 805-668-7238, or email josh@invision-real-estate.com.

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 Mon Sep 14, 2026 (SLO County, Arroyo Grande, Paso 93446, SLO city, Atascadero, Santa Maria) as of Mon Sep 14; Altos Fri Sep 11 comparison from the same series; Caltrans/KSBY Highway 1 Cambria–Carmel reopen Mon Sep 14 6am; Freddie Mac Primary Mortgage Market Survey week as of Sep 10, 2026 (https://www.freddiemac.com/pmms).