ZIP Code · CA

ZIP 93449

Part of Pismo Beach, CA

Pop. 8,014·San Luis Obispo County·264th most expensive ZIP in California

Median rent (all units)

$3,242/mo

Year-over-Year

Stable

Month-over-Month

-1.3%

vs US Median

+$1,310

Reported rents

Falling (Monthly)

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Most AffordableMost Expensive

ZIP 93449 · $3,242

More expensive than 93% of US ZIP codes · National median $1,932/mo

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Compare your rent to the local median.

Medians by bedroom

Rent by unit size

Studio

$2,100

1 BR

$2,320

2 BR

$3,050

3 BR

$4,090

4 BR+

$4,690

Research median

$3,050/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: October 17, 2026

From the history

What the numbers show

Recent direction

Rent rose in 7 of the last 12 months.

What a typical income covers

30% of the median household income ($118,072) is $2,952 a month. That covers HUD's Fair Market Rent for up to a 1-bedroom ($2,320); a 2-bedroom is $3,050.

Cheaper nearby

ZIP 93433, 4 miles away, rents for 18% less ($2,672/mo), about $6,800 a year in savings.

From Zillow's monthly rent index (ZORI) for ZIP 93449. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.

Annual cost

$38,904/yr

At $3,242/mo median

Location

CityPismo Beach

StateCA

CountySan Luis Obispo County

Rent Market Meter

Renter's Market

Renter's MarketBalancedLandlord's Market

Rents are softening (down 0.0% YoY), so renters have negotiating leverage.

Based on rent-price momentum (+0.0% YoY, -1.3% MoM), not inventory.

Demographics

Who lives here

ZIP 93449 (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 ZIP 93449 in 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

Median household income rose from $94,268 to $118,072 between 2021 and 2024, a 25.3% shift. Renters now make up 35.4% of households, compared with 30.3% five years ago. College-educated residents now make up 51.7% of adults here, versus 48.4% in 2021.

Community

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Local insights

Tips for renters in ZIP 93449

About renting in ZIP 93449

Last updated: October 17, 2026

ZIP code 93449 covers Pismo Beach, CA. The median rent here is $3,242/mo as of October 2026. A 1-bedroom rents for a median of $2,320/mo. A 2-bedroom rents for a median of $3,050/mo.

At 33% of local median household income ($118,072/yr), ZIP 93449 ranks as moderate compared to the national benchmark of 30%. Rent prices have stayed steady over the past year.

FAQ

Frequently asked questions

How much income do you need to rent in ZIP 93449?

To keep rent at or below 30% of gross income, you would need to earn at least $130,000/year (about $63/hour full-time) to afford the median rent of $3,242/mo in ZIP 93449. The local median household income is $118,072/yr, so the typical household falls short of that bar.