Published July 17, 2026
SLO County Real Estate News | July 2026
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!
Current active listing: 126 Flag Way B, Paso Robles, CA 93446
Celebrating 250 Years of the American Dream
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This month we celebrate 250 years of Independence! We have so much to be grateful for in this country. Thanks to our Founding Fathers they created a society that gave opportunity to all people - not just the elite. The ability for normal people to own real estate was not a concept common in Europe. You had to be born into the right family to own land - everyone else was considered the serfs. America pioneered the concept of land ownership to the masses. In order to encourage westward expansion the U.S. granted large swaths of land to citizens who would populate, develop, and settle the frontier. That is why millions of people have emigrated to our country over the last 250 years to experience the ability to own property, build wealth, and create your own destiny and future. That is why land ownership is part of the American Dream. We have relatives on both sides of our families that emigrated to America, and eventually to California, seeking a better quality of life for themselves and their families.
The Preamble to the Realtor Code of Ethics states, “Under all is the land. Upon its wise utilization and widely allocated ownership depend the survival and growth of free institutions and of our civilization.” That is something we believe in and take very seriously. That is what drives us to continue to help serve people in our communities, and so far we’ve helped 20 families this year achieving their real estate goals, and we had 4 clients go under contract in the last few weeks who we continue to serve.
SLO Dream Dog Competition
Congratulations to this year’s Dream Dog - Hank! Also, a runner up and friend of ours, Skye made it to number 3. The Schwaegerle Team supports a local nonprofit called Dream Makers that helps make dreams come true for terminally ill adults in the community. We recently ran a fundraiser competition where people could take a picture of their dog and get votes to see who has the dreamiest dog in SLO. The competition ended up raising $27K to help make dreams come true!
We were excited to be there and watch the top 3 dogs walk down the red carpet in style. KSBY was there too!
Mid-Year Market Check: The Central Coast Is Not Frozen
If you only read national headlines, you would think the housing market spent the first half of 2026 on ice. Rates have been parked near 6.5% for weeks, and after the June Fed meeting, most policymakers are now signaling that the next move could be a hike rather than the cut everyone was waiting for. Yet here in San Luis Obispo County, June was the busiest month of the year: 271 homes closed at a median price of $915,000, and the median sale went for 99.1% of asking price. Buyers have stopped waiting for the rate fairy, and well-priced homes are still selling at essentially full price.
The real story is underneath the countywide number. The coast is holding its premium, with Cayucos and Pismo Beach posting seven-figure medians on limited inventory, while Paso Robles has quietly become the best negotiating environment in the county, with the most activity but softer pricing and longer market times. Meanwhile, the reason inventory stays tight has less to do with rates and more to do with taxes: longtime owners sitting on decades of appreciation face capital gains exclusions that have not been updated since 1997, so many simply stay put rather than write a six-figure check to sell.
What this means for you: if you are buying, focus on homes that have been sitting, especially in North County, rather than trying to time the bond market. If you are selling, the data is clear that pricing correctly on day one is the whole game. And if you are a longtime owner who feels locked in, there are real strategies worth knowing, from Prop 19 tax basis transfers for those 55 and up to 1031 exchanges on investment property. If you want to know what your specific situation looks like, just reply to this email. That is exactly the conversation we are here for.
Our Best Buy and Sell Strategies for California Homeowners
Thinking about downsizing? It’s not just about moving into a smaller home - it’s about simplifying your lifestyle, improving cash flow, and finding a home that better fits your next chapter.
In this video, we break down five different downsizing strategies, including buying before you sell, keeping your current home as a rental, selling and buying simultaneously, negotiating a rent-back, and using temporary housing to create more flexibility. We also discuss the pros and cons of each approach.
Plus, we cover an often-overlooked benefit for California homeowners: Proposition 19, which may allow eligible homeowners to transfer their current property tax base to a new home and save thousands of dollars.
If you're considering downsizing on the Central Coast, this video will help you create a plan and avoid costly mistakes.
🏡 Thinking about making a move? We'd love to help.
SLO Blues Baseball Game
07/ 11 / 2026
The Schwaegerle Team is proud sponsors of the SLO Blues. We absolutely love going out to support our local team, and this year we were a foul ball sponsor and we had 100 tickets reserved for friends, clients, and guests. Owen even got to throw out the opening pitch! Let us know if you want to see the Blues this season before it’s over August 2. We still have some tickets left we can share!
Current Transactions
Active Listings
570 River Oaks Dr, Paso Robles $685,000: beautifully updated home nestled in the coveted Cove at River Oaks in the heart of Paso Robles
1023 Walnut St, San Luis Obispo $950,000: a versatile and beautifully maintained duplex just four blocks from downtown San Luis Obispo
126 Flag Way B, Paso Robles $439,000: this beautifully updated 2-bed, 2-bath condo offers a rare combination of privacy, walkability, and gorgeous views in one of Paso Robles' most convenient locations.
214 Boeker Ave, Pismo Beach $825,000: an extensively updated, turnkey home in one of the Central Coast's most walkable beach neighborhoods
606 W Albert St, Santa Maria $550,000: a rare opportunity to build equity with a fixer-upper, featuring great bones in a prime location just steps from Adam Park and Adam Elementary School
Pending Transactions
1234 Seabright, Grover Beach
1263 Ramona Ave, Grover Beach
925 Madonna Rd #101, San Luis Obispo
479 Mitchell Dr, San Luis Obispo
3700 Corta Bella, Santa Maria
Just Sold
8920 Arcade Road, Atascadero $605,000
2265 Del Norte, Los Osos $998,000
203 Kitty Hawk Ct, San Luis Obispo $1,074,990
390 Nacimiento Lake Dr, Paso Robles $940,000
595 Vardon Ct, Nipomo $1,045,000
12703 Paso Verde Ct, Atascadero $1,075,000
1492 Tanglewood Ct, San Luis Obispo $1,222,485
1462 Laurel Ln, San Luis Obispo $1,090,000
620 Rancho Oaks Dr, San Luis Obispo $419,000
11717 Wickson Way, Atascadero $700,000
1732 Singletree Ct, San Luis Obispo $820,000
Number of Clients Currently Under Contract: 5
Curious to Learn More?
Follow us on Instagram: @theschwaegerleteam
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Listen to our Podcast 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!
