March 2025 Market Update: What’s Really Happening on the Central Coast

{original post 6/7/2025}

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. 

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In this newsletter, we will unpack the data of what is really going on in our market, and the answer may surprise you.

Please reach out to us with any questions, comments, or concerns–we are here to serve you!California Central Coast Housing Market Snapshot
People have been asking if the market is slowing down. They say they have seen homes sitting on the market for a longer period of time or have noticed more price reductions. In this newsletter, we will unpack the data of what is really going on in our market, and the answer may surprise you. 

First, we have to start with inventory because we know supply and demand drive pricing. We are now up to 642 active listings in the county. Still about half of what it was before the pandemic, though it is on the uptick. Days on market have indeed increased up to 32 from 25 the prior month, so it does appear to be takingmore time on average for listings to sell.





Then, we look at pending sales, and this is where the data gets interesting. We see that there have been two extremely slow months. In December, we saw only 128 homes go under contract while in February there were 163 homes under contract, whereas we normally have closer to 200 pendings per month. 

Now, we look at what percentage of the original asking price sellers are ending up with, and we see that homes are selling for about 97.9% of the original asking price. That means on average, buyers may get a 2.1% discount off the original asking price, whereas the last list to sales price ratio was 99.9%. That means that after most listings did a price adjustment, they got close to almost 100% of their new asking price.

So, it does appear that days on market have trended upwards, sales volume is down, yet prices have still been increasing. The median sales price for SLO County spiked to $917,500 at the end of February. While the days on market are trending higher, we are still in a seller’s market with only a 3 months supply of inventory. The only reason we are concerned about 30+ days on market is because we have been used to having homes sell in the first few days on the market for so many years. Once we reach 6 months supply, we will be in a balanced market, but we still have a long way to go before we get there.

Overall, there is still such high demand for housing that buyers are continuing to pay close to the asking price in order to get their offers accepted. While homes may be selling at a slower pace, they are still selling, and prices are continuing to hold steady and rise slowly.






Fun Facts about St. Patrick's Day ☘️

Do you know who Saint Patrick was? Saint Patrick, the Patron Saint of Ireland, is best known for bringing Christianity to the Irish people in the 5th century. Legend says he used the shamrock to explain the Holy Trinity and drove snakes out of Ireland. March 17, the day of his passing, is now celebrated worldwide as St. Patrick’s Day, a time for honoring Irish heritage with parades, green attire, and festivities. In real estate, it’s a reminder that just like St. Patrick’s legacy, a strong foundation—whether in faith, community, or homeownership (or all three)—can stand the test of time.Dreaming of a picturesque community with top-tier education, a thriving food scene, and a strong sense of community? Look no further than San Luis Obispo County on the Central Coast of California! In this episode we explore the top 10 reasons to make SLO County your new home, from its stunning natural beauty and charming towns to its vibrant food and wine culture and family-friendly atmosphere.

A Sweet Treat for YOU!We’ve partnered with Proof and Gather Bakery to offer you 20% off your upcoming order! Located downtown SLO and in Tin City, this bakery makes the sweetest treats! We love their cinnamon rolls, champagne cakes, pastries, and sourdough bread. To get the discount, just mention “TheSchwaegerle Team.”Enjoy!





Coming Soon
4 bed 1.5 bath house in Lompoc - $520,000
4 bed 2 bath fixer house in West Paso - $600,000
4 bed 2 bath house in West Atascadero - $850,000

Active
413 Olive Dr, Paso Robles - $729,000
1981 Green St, Cambria - $1,100,000
529 S Pine St, Santa Maria - $5,700,000

Pending Listings
8545 Rocky Canyon Rd, Atascadero - $750,000

Just Sold
3860 S Higuera St #B4, San Luis Obispo - $225,008
3960 S. Higuera St #22, San Luis Obispo - $305,000
813 Valley Road, Arroyo Grande - $500,000
1757 Baden Ave, Grover Beach - $820,000



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!Let's Be Social

Thanks so much for reading our newsletter. We want to hear from you! Please let us know how we can support you on your real estate journey. Whether you just purchased a new home, want to explore home-buying options, are curious about what your property might be worth, or just want to know more about the market, please reach out! 

@theschwaegerleteam
@your.realtor.slo
@kylereis70

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