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Real Estate Tips, Real Estate NewsletterPublished January 27, 2026
January 2026 Central Coast Real Estate Update
Hello! Thanks for tuning in to this month’s newsletter. Our goal is to bring you valuable real estate content and local updates, so we hope you enjoy it.
We would also love to hear from you! Let us know what type of content you’d like to see more of in next month’s newsletter!
Please reach out to us with any questions, comments, or concerns–we are here to serve you!
EXCITING NEWS!
We have launched our own independent brokerage! We are the same trusted team with local SLO County expertise, and opening our own brokerage allows us to serve our clients at an even higher level.
As a locally owned and operated boutique brokerage, we can double down on what matters most: serving our clients with the utmost care and staying highly involved in our local community.
To date, we have served just over 275 families for over $177 million in transaction volume. A big thank you to every person who has trusted us with their business.
We are thrilled for this new chapter. It’s a privilege to serve you, and we are excited to help so many others achieve their real estate goals this year and beyond!
New Website, New Resources!
Our new website is live! We designed it to be your one-stop source for all things real estate on the Central Coast. We’ve added a brand-new Resources tab featuring helpful tools like our very own Income Tax Calculator to help you tax plan and prep for 2025, as well as the C.A.R. Property Tax Portability Calculator to help you analyze how to transfer your property tax basis statewide, and an incredible home affordability calculator that shows where the houses in your budget are located in the county. Whether you’re buying, selling, or just exploring options, everything you need is now in one place, built to make smart real estate decisions easier. Check out our Income Tax Calculator Video here!
The Market is Stabilizing… Now What?
New national data shows the U.S. housing market tipping further into buyer-friendly territory. According to Redfin.com, in November, there were roughly 37% more sellers than active buyers, one of the widest gaps seen in more than a decade. This imbalance is giving buyers increased leverage for negotiations and potential price concessions, even as both buyers and sellers remain cautious.
What we’re seeing locally in San Luis Obispo County
According to the most recent California Regional MLS data :
- Interest rates are stabilizing around 6%, so buyers are getting excited about entering the market again.
- Median home prices have softened slightly, down 4.1% year over year, reflecting a more balanced market
- In SLO County, we see active listings are down 6% year over year to 613 units.
- Homes are taking longer to sell, with days on market up 18.4% year over year, taking an average of 45 days to sell now versus 38 the prior year
Around 33% of listings have had to do price reductions. At the same time, well priced product is selling at or over the asking price. Strategy and positioning matter now more than they have the last few years
While San Luis Obispo continues to be a highly desirable and competitive place to live, the market has clearly shifted from the ultra-competitive conditions of the past few years. Today’s environment rewards well-prepared buyers and well-positioned sellers who understand pricing, timing, and strategy.
If you’re considering buying or selling in San Luis Obispo County, we’d love to walk you through what these trends mean specifically for your goals and help you create a plan that fits both the market and your life.
The California Association of REALTORS® has also launched its new “Homeownership Matters” campaign, focused on expanding access to homeownership as California looks ahead to the 2026 housing agenda.
This statewide initiative emphasizes:
- Education for first-time and move-up buyers
- Advocacy for housing supply and affordability solutions
- Long-term financial stability through responsible homeownership
We strongly believe that homeownership remains one of the most powerful tools for building long-term wealth and stability, especially here on the Central Coast. Education, strategy, and local guidance matter now more than ever, so please reach out so we can help guide you in this ever-changing market. Read the full article here.
5 Hidden Gems Only SLO Locals Know
Do you struggle to find the truly unique and engaging places that make San Luis Obispo special? Many people visit or move here and only scratch the surface, missing out on the secret sports that local residents cherish. Check out this episode to learn more about the hidden gems in our town!
Like and subscribe to the YouTube Channel for more great real estate news and information!
LISTINGSActive Listings
1475 Fern Canyon Rd, Paso Robles: $600,000 - 22 acres of land with multiple building sites outside Paso Robles city limits8920 Arcade Rd: $595,000 - 3 bed/2 bath home with large backyard and garage filled with potential22475 I Street, Santa Margarita: $775,000 - Charming 3 bed/2 bath home downtown Santa Margarita!Just Sold Listings
2052 Johnson Ave, San Luis Obispo: $685,000
1830 13th St, Los Osos: $735,000
1835 Oak St, Paso Robles: $765,000
108 Marian Way, Pismo Beach: $853,500
3072 Arezzo, San Luis Obispo: $1,035,000
133 N. Tassajara, San Luis Obispo: $1,071,000
366 Zogata Way, Arroyo Grande: $1,683,250
Number of Buyers Currently Under Contract: 3
Curious to Learn More?
Follow us on Instagram: @theschwaegerleteam
Subscribe to our YouTube Channel Here
The Schwaegerle Team donates 2.5% of all transactions to Dream Makers. Thank you for helping make dreams come true for terminally-ill adults in SLO County.
Book a complimentary strategy session with us today! 
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