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California Regional Multiple Listing Service

The multiple listing data appearing on this website, or contained in reports produced therefrom, is owned and copyrighted by California Regional Multiple Listing Service, Inc. ("CRMLS") and is protected by all applicable copyright laws. Information provided is for viewer's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties the viewer may be interested in purchasing. All listing data, including but not limited to square footage and lot size is believed to be accurate, but the listing Agent, listing Broker and CRMLS and its affiliates do not warrant or guarantee such accuracy. The viewer should independently verify the listed data prior to making any decisions based on such information by personal inspection and/or contacting a real estate professional.

Based on information from California Regional Multiple Listing Service, Inc. as of the most recent time synced and /or other sources. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information

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Central Coast Dunes Community

About Oceano, CA

Welcome to Oceano, a census-designated place on California's Central Coast in San Luis Obispo County, known for its expansive dunes, beach access, and small-town character beside Pismo Beach.

Oceano is a census-designated place in San Luis Obispo County, California, on the Central Coast immediately south of Pismo Beach. Its name derives from the Spanish word for "ocean," a fitting designation for a community defined by its Pacific shoreline. With a population of about 7,200 residents, Oceano is the southernmost of the Five Cities communities—Pismo Beach, Grover Beach, Arroyo Grande, and Shell Beach—that string together along this stretch of the coast. The community's most defining feature is the Oceano Dunes, one of the most extensive coastal dune systems in California. Managed as part of the Oceano Dunes State Vehicular Recreation Area and adjacent Pismo State Beach, the dunes and shoreline support camping, surfing, kiteboarding, horseback riding, and off-highway vehicle recreation. This unique dune-and-beach environment draws visitors from across the state and anchors Oceano's identity as a recreation-oriented coastal town. Oceano developed as an unincorporated beach settlement and retains a modest, small-scale character distinct from its more resort-oriented neighbors. The historic Oceano Depot, a former railroad station, anchors the town's compact center and recalls the community's rail-era past. Students attend the Lucia Mar Unified School District, the largest in San Luis Obispo County, which serves the surrounding coastal communities and operates Oceano Elementary School in town. U.S. Highway 101 runs nearby, connecting Oceano to San Luis Obispo to the north and Santa Maria to the south. The community suits residents seeking direct beach and dune access, a small-town coastal atmosphere, and proximity to the services of the Five Cities area.

Population 7,183
County San Luis Obispo County
Active Listings 44

Frequently Asked Questions

What county is Oceano, California in?

Oceano is a census-designated place in San Luis Obispo County, California. It lies on the Central Coast immediately south of Pismo Beach and near Grover Beach and Arroyo Grande, in the Five Cities area of the county.

What school district serves Oceano, California?

Oceano is served by the Lucia Mar Unified School District, the largest district in San Luis Obispo County. The community is home to Oceano Elementary School, and the district also serves nearby Pismo Beach, Grover Beach, Arroyo Grande, and Nipomo.

What is Oceano, California known for?

Oceano is known for the Oceano Dunes, one of the most extensive coastal dune systems in California, and for Pismo State Beach. The shoreline supports camping, surfing, kiteboarding, horseback riding, and off-highway vehicle recreation on the dunes.

Where is Oceano, California located?

Oceano sits directly along the Pacific coast, just south of Pismo Beach and roughly 20 miles south of San Luis Obispo. U.S. Highway 101 runs nearby, providing access to the wider Central Coast region.

City Guide

About Oceano

Real Estate & Housing

Housing in Oceano is a mix of older beach cottages, modest single-family homes, and some newer construction, set on smaller lots near the coast. The stock reflects the community's history as an unincorporated beach settlement, with a more attainable price profile than neighboring Pismo Beach and Shell Beach. Buyers are drawn by proximity to the dunes and shoreline, the small-town scale, and access to the Five Cities area. The housing market is compact and coastal, oriented toward those who prioritize location and beach access over expansive homesites.

Neighborhoods

Lifestyle in Oceano

Oceano's lifestyle is shaped by the beach and the dunes. Residents live steps from a dramatic stretch of Pacific shoreline, where surfing, kiteboarding, beachcombing, and off-road riding on the dunes are part of the local rhythm. The community has a modest, working-coast feel distinct from the more polished resort character of nearby Pismo Beach. Dining, groceries, and services are concentrated in Pismo Beach, Grover Beach, and Arroyo Grande, all within minutes. The area's mild coastal climate and outdoor orientation appeal to those who want direct access to the ocean without the pace of a larger beach city.

Schools & Education

Oceano is served by the Lucia Mar Unified School District, the largest school district in San Luis Obispo County, which covers roughly 550 square miles and serves the communities of Arroyo Grande, Grover Beach, Nipomo, Oceano, Pismo Beach, and Shell Beach. Oceano Elementary School is located within the community and serves local students through sixth grade. Secondary students attend Lucia Mar middle and high school campuses in the surrounding Five Cities area, keeping the full K-12 pathway close to home.

Getting Around

Oceano is located just east of U.S. Highway 101, the principal coastal route through San Luis Obispo County, linking the community to Pismo Beach, San Luis Obispo, and Santa Maria. State Route 1 passes through the area along the coast, providing scenic access to the dunes and shoreline. The community is car-oriented, with most daily travel occurring by local streets and the nearby highway network. Regional rail service is available at nearby Grover Beach, connecting to the wider Central Coast corridor.

Parks & Recreation

Recreation in Oceano centers on the coast. The Oceano Dunes State Vehicular Recreation Area and Pismo State Beach offer one of California's largest coastal dune systems, with opportunities for off-highway riding, camping, horseback riding, surfing, and kiteboarding. The shoreline stretches south from Pismo Beach for miles of walking, fishing, and wildlife viewing, including the nearby Monarch Butterfly Grove that draws wintering monarchs. The Five Cities area adds golf courses, piers, and waterfront dining, while the surrounding hills and wineries of San Luis Obispo County are a short drive away.

MARKET SNAPSHOT

The Market at a Glance

How homes have been selling here over the last 90 days.

home_work New This Week 2
Went Under Contract 1
trending_down Price Reductions 0
payments Median Sale Price $676,944 +11.9%
square_foot Price per Sq Ft $521
schedule Avg Days on Market 24
sell Homes Sold 4
percent Sale-to-List Ratio 99.0%
inventory_2 Months of Inventory 17.7

Price & Sales History

Market data reflects closed sales over the last 90 days and is provided for informational purposes.

For sale

Houses in Oceano, CA

Handpicked properties hitting the scene in your area.

Address Not Shown ComingSoon
$837,000,000
Address Not ShownSan Diego, CA 92117
  • 2 bd
  • 1.5 ba
  • 1040 sqft
  • Built 1954
  • 260020737SD
Keller Williams San Diego Metro
11201 Chalon Road For Sale
$400,000,000
11201 Chalon RoadLos Angeles, CA 90049
  • 39 bd
  • 54.5 ba
  • 70000 sqft
  • Built 2018
  • 26814383
The Beverly Hills Estates
607 Siena Way For Sale
$135,000,000
607 Siena WayLos Angeles, CA 90077
  • 8 bd
  • 15 ba
  • 26868903
The Beverly Hills Estates
1261 Angelo Drive For Sale
$135,000,000
1261 Angelo DriveBeverly Hills, CA 90210
  • 16 bd
  • 21.5 ba
  • 50000 sqft
  • Built 2012
  • 24449959
Westside Estate Agency Inc.
7661 Curson Terrace For Sale
$125,000,000
7661 Curson TerraceLos Angeles, CA 90046
  • 7 bd
  • 12 ba
  • 22000 sqft
  • Built 2025
  • 26841395
The Beverly Hills Estates
100 Rockledge Road For Sale
$112,000,000
100 Rockledge RoadLaguna Beach, CA 92651
  • 8 bd
  • 13 ba
  • 14434 sqft
  • Built 1974
  • LG26161709
Livel Real Estate
1200 Bel Air Road For Sale
$99,950,000
1200 Bel Air RoadLos Angeles, CA 90077
  • 12 bd
  • 17 ba
  • Built 2021
  • 26838975
Compass
729 Bel Air Road For Sale
$95,000,000
729 Bel Air RoadLos Angeles, CA 90077
  • 9 bd
  • 16 ba
  • 18784 sqft
  • Built 1972
  • 25497825
Westside Estate Agency Inc.
32229 Coast Hwy For Sale
$95,000,000
32229 Coast HwyLaguna Beach, CA 92651
  • 10 bd
  • 6.5 ba
  • 4900 sqft
  • Built 1930
  • NP26126003
Compass
28824 Cliffside Drive For Sale
$90,000,000
28824 Cliffside DriveMalibu, CA 90265
  • 9 bd
  • 14 ba
  • 17701 sqft
  • Built 1991
  • 26852035
Compass
26848 Pacific Coast Highway For Sale
$88,000,000
26848 Pacific Coast HighwayMalibu, CA 90265
  • 7 bd
  • 9.5 ba
  • 15430 sqft
  • Built 2000
  • 26839373
Compass
1900 Spindrift Dr For Sale
$87,500,000
1900 Spindrift DrLa Jolla, CA 92037
  • 10 bd
  • 15.5 ba
  • 12981 sqft
  • Built 2015
  • 260013034SD
Compass

For sale

Townhomes in Oceano, CA

Handpicked properties hitting the scene in your area.

1504 W Oceanfront #5 For Sale
$27,950,000
1504 W Oceanfront #5Newport Beach, CA 92663
  • 6 bd
  • 6 ba
  • 7609 sqft
  • Built 1962
  • NP26015959
Pacific Sotheby's Int'l Realty
921 Gaviota Drive For Sale
$16,995,000
921 Gaviota DriveLaguna Beach, CA 92651
  • 7 bd
  • 6.75 ba
  • 6050 sqft
  • Built 1990
  • LG26049856
Livel Real Estate
921 Gaviota Drive Active
$16,995,000
921 Gaviota DriveLaguna Beach, CA 92651
  • Built 1990
  • LG26152380
Livel Real Estate
33040 Rancho Vista Drive Active
$15,885,000
33040 Rancho Vista DriveCathedral City, CA 92234
  • Built 2026
  • OC26148726
Tri-Star Realty
1001 Silverado Trail South Active
$15,500,000
1001 Silverado Trail SouthSt Helena, CA 94574
  • Built 1999
  • OC25034490
Coldwell Banker Realty
650 S Lake Ave Active
$14,380,000
650 S Lake AvePasadena, CA 91106
  • Built 2010
  • TR26122576
Graceland Investment, Inc.
2120 The Strand For Sale
$13,999,999
2120 The StrandManhattan Beach, CA 90266
  • 17 bd
  • 15 ba
  • 8880 sqft
  • Built 1972
  • SB26098240
S C Real Estate
920 The Strand For Sale
$13,950,000
920 The StrandManhattan Beach, CA 90266
  • 6 bd
  • 5 ba
  • 3083 sqft
  • Built 1957
  • OC26043254
Lima Real Estate Group
7246 Sharon Drive For Sale
$13,500,000
7246 Sharon DriveSan Jose, CA 95129
  • 5 bd
  • 4 ba
  • 2400 sqft
  • Built 2026
  • ML82054389
Lexicon Homes
618 W Route 66 Active
$12,295,000
618 W Route 66Glendora, CA 91740
  • Built 1962
  • CV26143474
MARCUS & MILLICHAP
5120 E Livingston Drive Active
$12,200,000
5120 E Livingston DriveLong Beach, CA 90803
  • Built 1943
  • PW25065019
Keller Williams Realty Downey
1800 Atascadero Road For Sale
$12,000,000
1800 Atascadero RoadMorro Bay, CA 93442
  • 4 bd
  • 2500 sqft
  • Built 1990
  • NS25061509
JoAnn Wall, Broker

For sale

Condos in Oceano, CA

Handpicked properties hitting the scene in your area.

9900 S Santa Monica Boulevard #PHE For Sale
$35,000,000
9900 S Santa Monica Boulevard #PHEBeverly Hills, CA 90212
  • 3 bd
  • 4 ba
  • 5818 sqft
  • Built 2024
  • 26672327
Compass
183 Carnation Avenue For Sale
$31,995,000
183 Carnation AvenueCorona del Mar, CA 92625
  • 2 bd
  • 3.5 ba
  • 3553 sqft
  • Built 2021
  • NP26153365
Coldwell Banker Realty
225 Canon Drive #7C For Sale
$23,475,000
225 Canon Drive #7CBeverly Hills, CA 90210
  • 4 bd
  • 4.5 ba
  • 4695 sqft
  • Built 2008
  • 26667489
ORES Realty
225 Canon Drive #7D For Sale
$22,300,000
225 Canon Drive #7DBeverly Hills, CA 90210
  • 4 bd
  • 4.5 ba
  • 4957 sqft
  • Built 2008
  • 26839981
Resident Group
1 Limasol 3107, Cyprus For Sale
$21,245,000
1 Limasol 3107, CyprusCA
  • 6 bd
  • 5 ba
  • 9688 sqft
  • 26657173
Berkshire Hathaway HomeServices California Properties
1 Stickley Drive For Sale
$19,995,000
1 Stickley DriveLaguna Beach, CA 92651
  • 3 bd
  • 3.5 ba
  • 2900 sqft
  • Built 2003
  • LG25282175
The Agency
602 Ave Jose Banus, Marbella For Sale
$18,999,999
602 Ave Jose Banus, MarbellaOther, OS 29660
  • 7 bd
  • 7.5 ba
  • 10602 sqft
  • Built 1987
  • PW26034454
Harwil Real Estate
829 Coast Blvd S For Sale
$15,400,000
829 Coast Blvd SLa Jolla, CA 92037
  • 4 bd
  • 5.5 ba
  • 5347 sqft
  • Built 2026
  • 260018314SD
Compass
835 Coast For Sale
$15,400,000
835 CoastLa Jolla, CA 92037
  • 4 bd
  • 5.5 ba
  • 4830 sqft
  • Built 2026
  • 260018323SD
Compass
837 Coast blvd S Pending
$15,400,000
837 Coast blvd SLa Jolla, CA 92037
  • 4 bd
  • 5.5 ba
  • 5476 sqft
  • Built 2026
  • 260018312SD
Compass
10727 Wilshire Boulevard #PH2 For Sale
$13,995,000
10727 Wilshire Boulevard #PH2Los Angeles, CA 90024
  • 3 bd
  • 4 ba
  • 5540 sqft
  • Built 2001
  • 26850463
The Beverly Hills Estates
9200 Wilshire Boulevard #PH1E For Sale
$13,500,000
9200 Wilshire Boulevard #PH1EBeverly Hills, CA 90212
  • 3 bd
  • 3.5 ba
  • 3440 sqft
  • Built 2022
  • 26830665
Compass

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039 homes for saleMedian sale$295K1 sale in the last 90 days
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111111 home for saleMedian sale$295K
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1468 Ronald Way For Sale
$755,000
1468 Ronald WayOceano, CA 93445
  • 3 bd
  • 1.75 ba
  • 1196 sqft
  • Built 2025
  • PI26181807
Verde Canyon Real Estate Company
1277 Belridge #11C For Sale
$499,000
1277 Belridge #11COceano, CA 93445
  • 2 bd
  • 2 ba
  • 1186 sqft
  • Built 1990
  • SC26176221
The Schwaegerle Team
310 Utah Avenue For Sale
$999,000
310 Utah AvenueOceano, CA 93445
  • 3 bd
  • 1.75 ba
  • 1210 sqft
  • Built 1966
  • NS26158370
Merrill & Associates Real Estate
364 Mccarthy Avenue For Sale
$1,799,000
364 Mccarthy AvenueOceano, CA 93445
  • 4 bd
  • 3.5 ba
  • 2772 sqft
  • Built 2026
  • NS26158803
Home & Ranch Sotheby's Intl
1150 Pacific For Sale
$1,295,000
1150 PacificOceano, CA 93445
  • 4 bd
  • 4 ba
  • 1942 sqft
  • Built 1978
  • PI26161953
Auer Real Estate Inc.
385 McCarthy Avenue #A For Rent
$2,100
385 McCarthy Avenue #AOceano, CA 93445
  • 1 bd
  • 1 ba
  • 560 sqft
  • Built 1989
  • PI26147848
Fisher Real Estate
316 Sandpiper For Sale
$1,595,000
316 SandpiperOceano, CA 93445
  • 3 bd
  • 2 ba
  • 1874 sqft
  • Built 1976
  • PI26146573
Storton Properties
1515 Nabal Court For Sale
$798,500
1515 Nabal CourtOceano, CA 93445
  • 3 bd
  • 2.5 ba
  • 1498 sqft
  • Built 2012
  • SC26132305
Keller Williams Santa Barbara
444 Pier Avenue #36 For Sale
$250,000
444 Pier Avenue #36Oceano, CA 93445
  • 1 bd
  • 1 ba
  • 266 sqft
  • Built 2001
  • PI26133276
Ocean West Properties, Inc.
444 Pier Avenue #19 For Sale
$352,500
444 Pier Avenue #19Oceano, CA 93445
  • 1 bd
  • 1 ba
  • 562 sqft
  • Built 2001
  • PI26118125
Ocean West Properties, Inc.
1810 Ocean For Sale
$899,000
1810 OceanOceano, CA 93445
  • 4 bd
  • 2 ba
  • 1912 sqft
  • Built 1960
  • PI26108385
Coast West Realty & Property Management
1612 Strand For Sale
$2,795,000
1612 StrandOceano, CA 93445
  • 4 bd
  • 3 ba
  • 2336 sqft
  • Built 1980
  • PI26094624
Storton Properties
651 Pershing Drive For Sale
$1,100,000
651 Pershing DriveOceano, CA 93445
  • 3 bd
  • 1.5 ba
  • 233 sqft
  • Built 1960
  • NS25177463
Sale Realty
1839 Strand Way For Sale
$2,495,000
1839 Strand WayOceano, CA 93445
  • 3 bd
  • 2 ba
  • 1850 sqft
  • Built 1981
  • SC26039826
Compass
311 Juanita For Sale
$2,999,900
311 JuanitaOceano, CA 93445
  • 5 bd
  • 3.5 ba
  • 3118 sqft
  • Built 1960
  • PI25238341
Century 21 Masters
15

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