Published August 20, 2026
SLO County Real Estate News | August 2026
Current Active Listing: 214 Boeker Ave, Pismo Beach, CA 93449Planning Your Next Move in a Changing Market
We are still seeing people buy and sell in August of 2026. It seems we’ve had an uptick in people who are sitting on equity looking at their next move. Should I sell and use the equity to buy something new? Should I keep my current house as a rental? Should I tap into the equity in my home for the down payment on the next home? There are so many ways people are able to make a move besides the traditional buy and sell contingent options. In fact, that is why we put together a whole playbook on creative financing strategies to help people who don’t want to give up their low interest rate on their primary or who want to beat the high 7% rates some people are facing today. For access to that playbook respond - EQUITY PLAYBOOK and you will get a free copy.
There is a demographic shift coming. Boomers are getting ready to retire, thus their properties are likely to be sold, downsized, or passed down to their heirs through trusts or probate if they don’t have an estate plan set up yet. We have seen an uptick in it this year already. Many people are sitting on tons of equity and properties with deferred maintenance or simply layouts that aren’t suitable to them anymore, which begs the question. How do we sell and maximize our tax savings? There are capital gains taxes and property tax considerations. For a full overview of strategies on how to mitigate these taxes you can check out our Capital Gains Tax on Real Estate blog article on the topic. We built a cool capital gains tax calculator on our website that you can use to run scenarios on your own investment property, which is pretty neat.
If you don’t have time to read the whole article, here are the two biggest strategies we see being used right now. First, the 1031 exchange allows you to sell a rental property and defer the capital gains tax as long as you buy a like-kind (meaning property for investment purposes) property. Several families inheriting rentals are taking their old family properties and updating it to nicer, newer assets in better locations. Second, for reducing your property tax bill on your primary, if you are a senior 55+ in California you can utilize Prop 19 to transfer your property tax basis from your current home to a new primary residence. This has been able to successfully save our clients $3-9K/year on their property tax bill. It is worth looking into!
SLO County Is Moving: What July’s Numbers Tell Us
July brought a steady pace of activity across San Luis Obispo County, with homes continuing to sell close to asking price and well-priced properties moving quickly.
In July, 288 homes closed escrow, with a median sale price of $879,500 and a median of just 23 days on market. Sellers also maintained strong pricing power, with homes selling for a median of 98.7% of the original list price. In other words, buyers are still negotiating, but well-priced homes are not sitting around waiting for significant discounts.
At the end of July, 194 homes were active or coming soon, while another 213 properties were already pending or under contract. This continued pipeline of sales suggests that buyer demand remains active heading into August.
What does this mean for you?
For buyers, the right home may not be available for long, making preparation and the ability to move quickly especially important. For sellers, pricing accurately from the start continues to be one of the most important factors in attracting offers and maximizing your sale. If your listing has been lingering on the market for a while, it may be time for a price adjustment.
The bottom line: The SLO County market continues to show signs of strength. Homes that are priced appropriately and presented well are still attracting buyers and selling close to asking price. If you've been on the market, it's time to get serious about your price or presentation to attract more qualified buyers.
The New Housing Law Explained: What It Means for SLO County
- New restrictions on large institutional investors
- Converting vacant commercial spaces into housing
- Expanded opportunities for manufactured homes and ADUs
- New appraisal reconsideration protections
- Greater visibility for VA loan options
Mid-Year Buyer Workshop
The market has changed, and for buyers, that's not necessarily a bad thing.
With more homes hitting the market, longer days on market, and sellers becoming more open to negotiations, buyers have opportunities they haven't seen in years. If you've been thinking about buying a home, now is the time to understand what's happening and how to use today's market to your advantage.
Join us for our Mid-Year Buyer Workshop, where we'll cover:
• The latest market trends and why rising inventory creates new opportunities
• Strategies for identifying value and negotiating price reductions, repairs, and seller concessions
• Tips for making a confident home purchase, plus an opportunity to ask a local mortgage banker your financing questions
Whether you're buying your first home, planning your next move, or simply want to stay informed, we'd love to have you join us for an evening of practical insights and helpful information.
CURRENT TRANSACTIONS
Active Listings
1023 Walnut St, San Luis Obispo $899,000: 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 $815,000: An extensively updated, turnkey home in one of the Central Coast's most walkable beach neighborhoods.
1277 Belridge IIC, Oceano $499,000: A charming coastal condo in a gated Oceano community, offering comfortable living, a functional layout, and convenient access to beaches, shopping, dining, and everything the Central Coast has to offer.
Pending Transactions
606 W Albert, San Luis Obispo
1360 Laurel Ln #3, San Luis Obispo
Just Sold
1234 Seabright, Grover Beach $1,245,000
1263 Ramona Ave, Grover Beach $575,000
479 Mitchell Drive, San Luis Obispo $1,150,000
925 Madonna Rd #I0I, San Luis Obispo $610,000
3700 Corta Bella, Santa Maria $715,000
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
I1717 Wickson Way, Atascadero $700,000
1732 Singletree Ct, San Luis Obispo $820,000
Number of Clients Currently Under Contract: 2
Curios to Learn More?
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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!
