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1174 Longview Avenue, Pismo Beach, CA 93449

$1.75M3bd · 2ba · 1,982 sqft
Lot 5,000 sqft•Single Family Residence•
Active
•27d on market•MLS# PI-26200889

Property Description

Stunning Ocean-View Home in Pismo Heights – Your Dream Coastal Retreat Nestled atop the serene Pismo Heights, this captivating 3-bedroom, 2-bathroom home offers the ultimate blend of luxury, comfort, and breathtaking views. From nearly every room, enjoy panoramic vistas stretching from Point Sal to Shell Beach, where the horizon meets the endless blue of the Pacific. Key Features Include: Spectacular Ocean Views: Sweeping coastal panoramas from virtually every room. Open-Concept Living: A spacious, flowing floorplan with soaring vaulted ceilings and an abundance of natural light and fireplace Expansive Viewing Deck: Enjoy ocean sunsets and starry nights from your private deck with glass sides. Gourmet Kitchen: Equipped with sleek Corian countertops, ideal for preparing your favorite meals while enjoying ocean views, center island, newer appliances, walk-in pantry and ample cabinets Bonus Room & Atrium: A newly renovated atrium brightens the bonus room, and the swim spa offers a perfect way to unwind while soaking in the natural light. Attached 2-Car Garage: Extra space for vehicles and storage. Just minutes from the iconic Pismo Beach Pier, this home is perfectly positioned to enjoy the best of coastal living. Stroll to shopping, dining, bike paths, beach and even horseback riding along the beach. A nearby park located on the Heights bluff adds a layer of tranquility, while this community is renowned for its spectacular sunsets that will leave you in awe. Don't Miss Out! This exceptional property offers a rare opportunity to own a piece of paradise in one of the Central Coast’s most sought-after locations. Schedule your private tour today and discover why this is more than just a home – it’s a lifestyle. Furnishings Available: The beautiful furnishings in the home can be included and are negotiable, offering the opportunity to move in and start enjoying your new life by the beach immediately.

Features & Amenities

FeeBuilt 1989

Property Details

Land Type
Fee
Year Built
1989
Property Type
Residential
Property Subtype
Single Family Residence
Parking Spaces
2
Garage Spaces
2
Heating
Fireplace(s), Forced Air
Cooling
None
View
Bay, Bluff, City Lights, Coastline, Dunes, Hills, Mountain(s), Ocean, Panoramic, Pasture, Pier, Water
Flooring
Carpet, Tile
Roof
Tile
City
Pismo Beach
Zip Code
93449
County
San Luis Obispo
Listed byBerkshire Hathaway Home Services, Kathy Curtis

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$8,843.90
Principal & Interest
Loan Amount
$1,399,200
Total Interest
$1,784,602
Total Payment Over 30 Years
$3,183,802
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Luxury Tier · 5 active · 5 closed

1174 Longview Avenue, Pismo Beach, CA 93449

Pismo Beach · Single Family Residence

$1.75M
Luxury Tier
Beds
3
Baths
2
Sqft
1,982
Lot
5,000 sqft
Year
1989
$/Sqft
$882
Pool: No✓
Spa: Yes✓
View: city✓
Garage: 2-car✓

Listed 20.6% above the median closed sale of $1,450,000. Price per sqft ($882) is a 11% premium to closed comps ($796). Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Positioned above the market — commands a premium.

Premium
Subject listed at $1.75M· $882/sqft
Total list price
Closed comps
vs closed median $1.45M
+$299K (+20.6%)
Active comps
vs active median $1.58M
+$164K (+10.3%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $830
+$52 (+6.3%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
220 SelmaPismo Beach1989321,8615,000$693$1.29M21489
981 StratfordPismo Beach1979342,0085,000$789$1.58M2786
901 Visalia StreetPismo Beach1974321,6365,000$792$1.29M4185
1021 Canyon LanePismo Beach2023331,9244,238$1,141$2.19M6281
204 PrincessaPismo Beach2015442,5795,227$735$1.90M3174
Total: 5 · Average3.23.02,001.64,893$830$1.65M75
Median1,924$1.58M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
120 Surf St.Pismo Beach198408/14/2026322,1176,798$1.40M$1.43M$6751.025090
244 Boeker AvePismo Beach202008/18/2026342,0003,017$2.00M$1.84M$9200.9212684
75 Valley ViewPismo Beach199309/28/2026331,9177,500$1.40M$1.34M$6990.967277
351 Selma StreetPismo Beach200807/23/2026332,2865,000$1.59M$1.45M$6340.9114277
120 HermosaPismo Beach198609/24/2026321,8988,125$2.10M$2.00M$1,0540.958676
Total: 5 · Average3.02.82,043.66,088$1.61M$1.61M$796.4—95.2
Median2,000$1.45M$1.45M

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.