August 28, 2026

Paso’s list price slipped. More than half the listings still have a cut.

Josh McEwen, Invision Real Estate, DRE 02178333

If you are shopping North County this week, look at the list side, not last month’s sold headline.

Altos Research as of Friday, August 28 shows Paso Robles (93446) with a median list of $918,495, 144 actives, 51% of listings showing a price cut, 70 days on market, and a market-action index of 35. That is down from their August 19 stamp of $925,000, 149 actives, and 77 days on market. Inventory edged down. The cut share did not.

That is one city. Do not turn it into the whole coast.

San Luis Obispo County as a whole, same Altos Friday stamp: median list $1,192,000, 578 actives, 45% with a cut, 56 days on market, market-action index 37. San Luis Obispo city is its own pull: median list $1,400,000, 61 actives, 36% cuts, 49 days on market, market-action index 43.

Santa Maria is a different county and a different pace. Altos Friday: median list $824,900, 102 actives, 35% with a cut, 28 days on market, market-action index 59. That is still a strong-seller list pocket. It is not Paso, and it is not a “Five Cities average.”

Buyer tip, short version

A cut on the listing is already public. You do not have to guess whether the seller moved. You still have to write an offer that appraises and funds.

If more than half the Paso list has already been trimmed, the remaining sticker is not automatically the number. Walk the comps on that street. A county median will not do that for you.

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.

Rates

Freddie Mac’s Primary Mortgage Market Survey for the week ended August 27 put the 30-year fixed at 6.66%, up a tick from 6.65% the week before. The 15-year averaged 5.98%. A year ago the 30-year was 6.56%. A one-basis-point move is not a market.

One supply note, not a sold-comp

KSBY reported this week that the Court of Appeal upheld a block on the 98-lot Pecho Road project in Los Osos (the Anastasi final map). That is water, sewer, and map-act process. It is not a price for a house on your street. KSBY: After 30 years, court blocks Los Osos housing project.

If you are buying or selling in Paso, SLO, Arroyo Grande, the Five Cities, or Santa Maria and you want a street-level read, text or call me. I will pull the comps that actually match the house, not a countywide 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 Paso Robles 93446 as of Aug 28, 2026 and Aug 19, 2026; Altos Research San Luis Obispo County, San Luis Obispo city, and Santa Maria as of Aug 28, 2026; California Association of Realtors July 2026 existing-home sales (released Aug 17); Freddie Mac Primary Mortgage Market Survey, week ended Aug 27, 2026; KSBY, “After 30 years, court blocks Los Osos housing project,” August 2026.