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City Report · CA

Pismo Beach

Pop. 8,014·108th most expensive in California·Pismo Beach rents have dropped 5.9%, currently a renter's market
Median rent (all units)
$3,274/mo
Year-over-Year
-5.9%
Month-over-Month
+8.7%
vs US Median
+$1,309
Rising (Monthly)
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Most AffordableMost Expensive
Pismo Beach · $3,274
More expensive than 94% of US cities · National median $1,965/mo
Affordability
33% of income
MODERATE
0%30% benchmark60%+

At $3,274/mo, rent takes about 33% of the local median household income, slightly above the 30% benchmark.

Income to afford
$131,000/yr
Local median income
$118,072/yr
Based on the 30%-of-income rule using Pismo Beach's median rent and household income. See the full affordability breakdown →
Medians by bedroom

Rent by unit size

Studio
$2,000
1 BR
$2,230
2 BR
$2,920
3 BR
$3,900
4 BR+
$4,420
Research median
$2,920/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: July 20, 2026

Annual cost
$39,288/yr
At $3,274/mo median
Rent Market Meter
Strong Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are up 5.9% year-over-year. Expect competition, and move quickly to lock in terms.
Based on rent-price momentum (-5.9% YoY, +8.7% MoM), not inventory.
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Demographics

Who lives here

Pismo Beach, CA is majority owner-occupied, has a large retiree population, has a median income above the national average, 51.7% of residents hold a bachelor's degree or higher.

Population
8,014
Median income
$118,072
Median age
55.1
Renters
35.4%
Age distribution
15.6%
22.7%
17.3%
32.7%
Under 1811.7%
18–3415.6%
35–5422.7%
55–6417.3%
65+32.7%
Gender
52%
48%
Male52%
Female48%
Race & ethnicity
81.5%
White81.5%
Black0.5%
Hispanic10.8%
Asian3%
Other4.2%
Education (25+)
14.2%
31.7%
51.7%
No HS diploma2.4%
HS diploma14.2%
Some college31.7%
Bachelor's+51.7%
Housing tenure
64.6%
35.4%
Owner64.6%
Renter35.4%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How Pismo Beach, CA has changed in 5 years

Income
$94,268 → $118,072
up 25.3%
Population
8,058 → 8,014
down 0.5%
Renter share
30.3% → 35.4%
+5.1 pts
Bachelor's+
48.4% → 51.7%
+3.3 pts
Median age
58.2 → 55.1
-3.1 yrs

Census figures show median household income at $118,072 today, compared with $94,268 five years earlier. The renter share has risen from 30.3% to 35.4%, with owner-occupied housing accounting for the remainder. Bachelor's-degree-or-higher attainment moved from 48.4% to 51.7% across the same window.

Community

Discussions about Pismo Beach

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View Pismo Beach rent history (2015–2026) →
Salary vs rent

Can you afford rent in Pismo Beach on your salary?

At $3,274/mo, how Pismo Beach rent compares to typical pay (30% rule).

By apartment size

Pismo Beach rent by bedroom count

Median rent for each apartment size in Pismo Beach. Click any size for full breakdown.

Local insights

Tips for renters in Pismo Beach

About renting in Pismo Beach, CA

Last updated: July 20, 2026

The median rent in Pismo Beach is $3,274/mo as of July 2026. A studio apartment averages $2,000/mo while a 2-bedroom runs $2,920/mo. One-bedroom apartments average $2,230/mo and 3-bedroom units go for $3,900/mo.

At 33% of local median household income ($118,072/yr), Pismo Beach ranks as moderate compared to the national benchmark of 30%. Rents have decreased 5.9% over the past year.

FAQ

Frequently asked questions

Is Pismo Beach an affordable city for renters?

Pismo Beach is considered moderate for renters. At $3,274/mo, rent takes approximately 33% of the local median household income ($118,072/yr). The standard benchmark is 30%. Pismo Beach slightly exceeds that threshold, so budgeting carefully matters here.

How much income do you need to rent in Pismo Beach?

To keep rent at or below 30% of gross income, you would need to earn at least $131,000/year (~$63/hour full-time) to afford the median rent of $3,274/mo in Pismo Beach. The local median household income is $118,072/yr, meaning the typical Pismo Beach household falls short of that threshold.

Is rent going up or down in Pismo Beach?

Rent in Pismo Beach has decreased 5.9% over the past year as of July 2026, offering some relief compared to 12 months ago.

How does Pismo Beach rent compare to other cities in California?

Pismo Beach is one of the pricier cities in California for rent, ranking #108 out of 387 tracked cities at $3,274/mo.

Which nearby cities are cheaper to rent in than Pismo Beach?

Several nearby cities have lower median rents than Pismo Beach ($3,274/mo): Grover Beach ($2,701/mo), Los Osos ($2,856/mo), San Luis Obispo ($2,966/mo).

What percentage of Pismo Beach residents rent vs. own?

According to Census data, approximately 35.4% of Pismo Beach households are renters, while 64.6% are owner-occupied. Pismo Beach leans toward homeownership, which can mean a smaller rental inventory.

How does Pismo Beach rent compare to the national average?

Pismo Beach's median rent of $3,274/mo is $1,309 (67%) above the US national median of $1,965/mo. Within California, it ranks #108 out of 387 tracked cities.
Income Affordability
33%
MODERATE

At $3,274/mo, rent takes ~33% of Pismo Beach's median household income ($118,072/yr). The standard benchmark is 30%.

Pismo Beach 33%Benchmark 30%
State income tax1–13.3%
Run the Pismo Beach affordability calculator →
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Pismo Beach, CA

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