August 31, 2026

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

Josh McEwen, Invision Real Estate, DRE 02178333

Friday to Monday is a short window. It still told you something.

Altos Research as of Monday, August 31 shows San Luis Obispo County with a median list of $1,177,000, 574 actives, 45% of listings showing a price cut, 56 days on market, and a market-action index of 37. That is down from their Friday stamp of $1,192,000 and 578 actives. Cuts, days on market, and the index did not move.

Do not turn that into a crash. The ask came in. The share of sellers already trimming did not.

Santa Maria is not the county

Santa Maria is a different county on the same Altos Monday pull. Median list $789,900, 107 actives, 36% with a cut, 28 days on market, market-action index 59. Friday it was $824,900 and 102 actives. The list reset about $35,000. The index is still a strong-seller pocket. It is not a Five Cities average, and it is not SLO County.

Coast towns are cutting in public

Altos Monday, Morro Bay: median list $915,000, 23 actives, 65% showing a cut, 70 days on market, market-action index 36.

Altos Monday, Pismo: median list $1,649,000, 21 actives, 52% with a cut, 56 days on market, market-action index 46.

Altos Monday, Cambria: median list $1,249,000, 45 actives, 53% with a cut, 98 days on market, market-action index 33.

Those are three stamps, not one “coast number.” Small samples. Still enough that a buyer can see the trims before they write.

Paso Robles (93446) on the same Altos Monday: median list $917,995, 140 actives, 48% with a cut, 63 days on market, market-action index 35. Friday days on market were 70. Inventory came in a little. The cut share is still high.

Arroyo Grande, same pull: median list $1,599,000, 58 actives, 45% with a cut, 49 days on market, market-action index 37.

Sold vs sitting

July closed sales are still the latest monthly print. CAR put San Luis Obispo County existing single-family at a $950,000 median in July, up 1.1% from a year ago, with 3.3 months of unsold inventory. That is sold homes. Altos is the list sitting there today. Keep them on separate lines.

Freddie Mac’s Primary Mortgage Market Survey for the week ended August 27 is still 6.66% on the 30-year. The next print is Thursday, September 3. A held rate is not a reason to ignore a $15,000 list move.

If you are listing this week, the county already showed you the first trim in public. Price to the comps that closed, not to Friday’s ask. If you are buying in Morro, Pismo, Cambria, Paso, or Arroyo Grande, I will pull the street — not a mashed coast average.

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

Sources: Altos Research SLO County, Santa Maria, Paso Robles 93446, SLO city, Morro Bay, Pismo, Cambria, and Arroyo Grande as of Aug 31, 2026 (county, Santa Maria, Paso, and SLO city compared with the Aug 28 Altos stamp); California Association of Realtors July 2026 existing-SFR county median; Freddie Mac Primary Mortgage Market Survey week ended Aug 27, 2026.