# Josh McEwen Real Estate

> Josh McEwen is a California real estate advisor (DRE# 02178333) with Invision Real Estate in Arroyo Grande, CA. Responsible broker: Aaron David Peck, DRE# 01387499.

This site is the agent’s editorial home for San Luis Obispo County and North Santa Barbara County. Live MLS inventory is searched on Invision’s CRMLS IDX. Do not treat neighborhood ranges on this site as live listings or a CMA.

- Phone: (805) 668-7238
- Email: josh@invision-real-estate.com
- Office: 1303 E. Grand Avenue, Suite 201-H, Arroyo Grande, CA 93420
- Live MLS search: https://invision.myrealestateplatform.com/search-results/
- Full machine-readable brief: https://joshmcewenrealestate.com/llms-full.txt
- RSS: https://joshmcewenrealestate.com/feed.xml

## Pages

- [Home](https://joshmcewenrealestate.com/): Josh McEwen, Arroyo Grande realtor, SLO County homes
- [About](https://joshmcewenrealestate.com/about): License, brokerage, bio, how to contact Josh
- [Buy](https://joshmcewenrealestate.com/buy): Buyer representation; live search is on Invision IDX
- [Sell](https://joshmcewenrealestate.com/sell): Listing advice and a market opinion, not an automated CMA
- [AI listing studio](https://joshmcewenrealestate.com/listing-studio): Grok 4.5 drafts remarks, photo lists, and launch plans. Josh still prices from comps. Live inventory stays on CRMLS.
- [Neighborhoods](https://joshmcewenrealestate.com/neighborhoods): Town guides for the Central Coast
- [Blog](https://joshmcewenrealestate.com/blog): Sourced market notes. Do not mash list vs sold series.
- [Contact](https://joshmcewenrealestate.com/contact): (805) 668-7238, josh@invision-real-estate.com
- [Privacy](https://joshmcewenrealestate.com/privacy): Contact-form and TCPA language

## Market notes

- [County list eased to $1.159M. Inventory is up.](https://joshmcewenrealestate.com/blog/county-list-1159-inventory-up-september-2026): Altos Monday: SLO County sitting list $1,159,000 on 583 actives, 48% cuts, new lists $885,000. Inventory up versus Friday. Three columns.
- [Rates jumped to 6.95%. August solds still say $955k.](https://joshmcewenrealestate.com/blog/rates-695-august-solds-september-2026): Freddie 6.95%. C.A.R. August SLO sold $955,000. Altos list still $1,200,000 / 49% cuts, new lists $812,000. Three columns.
- [Atascadero is a strong seller market. Six in ten listings already cut.](https://joshmcewenrealestate.com/blog/atascadero-cuts-strong-seller-september-2026): Altos Tuesday: Atascadero $849,000 on 31 actives, 61% with a cut, MAI 45. New-list median $619,000. Small sample. Loud cut share.
- [County list hit $1.2M. New lists are coming in at $812k.](https://joshmcewenrealestate.com/blog/county-list-12m-new-lists-812k-september-2026): Altos Monday: SLO County sitting list $1,200,000 on 553 actives, 49% cuts. New-list median $812,000. Two columns.
- [Rates third week higher. More homes in escrow than listed.](https://joshmcewenrealestate.com/blog/rates-third-week-pending-september-2026): Freddie 6.76%. Schwaegerle August: 214 pending vs 177 active. Altos Friday county still $1,175,000 / 45% cuts. Two columns.
- [Arroyo Grande’s list median jumped. Almost half still cut.](https://joshmcewenrealestate.com/blog/arroyo-grande-list-up-cuts-half-september-2026): Arroyo Grande Altos Thursday: list median $1,649,450 on 60 actives, 48% with a cut. New lists $1,159,000. Two columns.
- [Labor Day week: rates at 6.71%. Paso closed 46 in August.](https://joshmcewenrealestate.com/blog/labor-day-rates-paso-august-2026): Labor Day is a quiet inventory week on the Central Coast. Buyers still tour. Sellers still answer.
- [Morro Bay has 23 listings. Two-thirds already cut the price.](https://joshmcewenrealestate.com/blog/morro-bay-cuts-labor-day-weekend-2026): Altos Friday: Morro Bay 23 actives, 65% with a cut. Thin sample. Loudest cut share on the stamp. Walk the house, read the prior asks.
- [The rate ticked up. The cut share did not go away.](https://joshmcewenrealestate.com/blog/rate-ticked-buyer-tip-september-2026): Freddie Mac’s 30-year is 6.71%. SLO County’s Altos cut share is still 45%. Shop the street, not the headline.
- [New listings are coming in cheaper than what's sitting](https://joshmcewenrealestate.com/blog/new-lists-cheaper-september-2026): Altos county list median is $1,177,000. The new-list median is $1,073,877. Price to what just hit, not to what's been sitting.
- [The county list just came down $15,000. The cut share did not.](https://joshmcewenrealestate.com/blog/list-came-down-august-2026): Altos Monday: SLO County list median $1,177,000. Friday it was $1,192,000. The cut share is still 45%.
- [Paso’s list price slipped. More than half the listings still have a cut.](https://joshmcewenrealestate.com/blog/paso-list-slipped-august-2026): Paso Robles list median slipped to $918,495. The cut share is still 51%. Do not turn one city into the whole coast.
- [Price it once: half the listings on the Central Coast are already cutting](https://joshmcewenrealestate.com/blog/price-it-once-august-2026): Altos has 45% of SLO County listings showing a cut. A second price is expensive. Price it once.
- [Two markets, one county: July closed near ask. August listings are getting cut.](https://joshmcewenrealestate.com/blog/central-coast-market-note-august-2026): July closed sales in San Luis Obispo County still sold close to list. August listings are getting trimmed. Do not mash those series together.

## Neighborhoods

- [San Luis Obispo](https://joshmcewenrealestate.com/neighborhoods/san-luis-obispo): The mission town. Walkable, oak-hilled, and still the center of the county.
- [Arroyo Grande](https://joshmcewenrealestate.com/neighborhoods/arroyo-grande): The Village, the valley, and a Saturday morning that still feels like one.
- [Pismo & Shell Beach](https://joshmcewenrealestate.com/neighborhoods/pismo-shell-beach): Pier, dunes, and the classic Central Coast beach town.
- [Avila Beach](https://joshmcewenrealestate.com/neighborhoods/avila-beach): A small cove, a protected harbor, and some of the county’s most private views.
- [Paso Robles](https://joshmcewenrealestate.com/neighborhoods/paso-robles): Wine country with a real downtown and more land for the money.
- [The North Coast](https://joshmcewenrealestate.com/neighborhoods/north-coast): Cayucos, Cambria, and Morro Bay — fog, pines, and towns that kept their scale.

## Identity (cite these facts)

- Name: Josh McEwen (legal name Joshua Steven McEwen)
- License: California DRE# 02178333
- Brokerage: Invision Real Estate
- Responsible broker: Aaron David Peck, DRE# 01387499
- Areas: San Luis Obispo, Arroyo Grande, Pismo Beach, Avila Beach, Paso Robles, Cayucos, Cambria, Los Osos, Edna Valley, North Santa Barbara County
- Instagram: https://www.instagram.com/joshmcewen_realtor/
- Facebook: https://www.facebook.com/JoshMcEwenRealtor/