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City · 18,372 residents · San Luis Obispo County, California

Arroyo Grande , California

In Arroyo Grande, a typical home is worth $814,200 and typical rent is $2,173 a month. Compared with all of San Luis Obispo County, typical rent is 9% higher and typical household income is 5% higher.

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  • Typical home value

    $814,200

    About the same as the county

    11% above California

    • Arroyo Grande
    • San Luis Obispo
    • California

  • Typical rent

    $2,173a month

    9% above the county

    7% above California

    • Arroyo Grande
    • San Luis Obispo
    • California

  • Typical household income

    $102,553a year

    5% above the county

    3% above California

    • Arroyo Grande
    • San Luis Obispo
    • California

  • Households that own their home

    61%

    1 points below the county

    5 points above California

    • Arroyo Grande
    • San Luis Obispo
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$1,031,100
1.4% more than 12 months ago
Typical rent
$3,026 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Arroyo Grande is in San Luis Obispo County. The FHA loan limit ($1,000,500 for a one-unit home), the fair market rents and the help on this page are those of all of San Luis Obispo County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Arroyo Grande apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Oceano, the typical home value is $556,100: 32% less than in Arroyo Grande ($814,200).

  2. Nearby, in Oceano, the typical rent is $1,584: 27% less than in Arroyo Grande ($2,173).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Arroyo Grande

What homes there are in Arroyo Grande, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house is still the most common home in Arroyo Grande, but it weighs less than in San Luis Obispo County: 62% against 68%.

Year built

By age, homes in Arroyo Grande look like those in San Luis Obispo County: the typical year built is 1980.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,631 a month

San Luis Obispo County: $2,887 a month

Without a mortgage

$688 a month

San Luis Obispo County: $849 a month

Owners with a mortgage

63%

San Luis Obispo County: 64%

In Arroyo Grande, 63% of owners have a mortgage, and their typical cost is $2,631 a month, against $2,887 in San Luis Obispo County. Without one it drops to $688.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Arroyo Grande rose 38%; in San Luis Obispo County, it rose 44%.

Rents in Arroyo Grande rose faster than in San Luis Obispo County: 49% since 2015–2019, against 35%.

The typical household income in Arroyo Grande rose 27%: less than home values (+38%) and rent (+49%).

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureArroyo GrandeSan Luis Obispo CountyCaliforniaUnited States
Rental vacancy Unreliable estimate4.6%4.2%5.5%
Homeowner vacancy Unreliable estimate2.0%0.8%0.9%
More than one person per room Unreliable estimate4.1%8.2%3.4%
People per household 2.352.432.842.53
Drive alone 70%71%66%69%
Carpool 11%8%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate5%3%3%
Work from home 14%15%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

By size, households in Arroyo Grande look like those in San Luis Obispo County: 2.35 people on average.

Carpooling is common in Arroyo Grande: 11% of workers get to work that way, against 8% in San Luis Obispo County.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Arroyo Grande?

A typical home costs more than the typical income allows

We start with a typical home in Arroyo Grande, worth $814,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 77% of the typical household income in Arroyo Grande, which is $102,553 a year. For that payment to be 28% of income, a household would need to earn about $280,688 a year.

The calculator's FHA and conventional loan limits are those of all of San Luis Obispo County.

Your numbers

Local data
$

Starts at the typical home value in Arroyo Grande. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $28,497 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$6,549

at 7.18% · 30 years

Loan amount
$799,453
Total interest
$1,150,225
Paid off in
November 2056

Includes $13,750 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,393 a month

  • Tight

    $2,393 to $3,077 a month

  • Hard

    more than $3,077 a month

    Your payment · 77%

Compared with the typical household income in Arroyo Grande ($102,553 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$6,549
Principal & interest$5,416
Property tax$434
Home insurance$339
FHA mortgage insurance (MIP)$360

You need at least $28,497 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Arroyo Grande and San Luis Obispo County

Arroyo Grande is in San Luis Obispo County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Arroyo Grande's own numbers

Typical home value
$814,200
Typical monthly rent
$2,173
Typical yearly household income
$102,553
Households that own their home
61%
Effective property tax rate
0.64%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of San Luis Obispo County

FHA limit, one-unit home
$1,000,500
Conventional limit, one unit
$1,000,500
HUD fair market rent, 2 bedrooms
$2,720
Price change over 5 years (FHFA)
+48%
Homes in a high flood-risk zone
2.7%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of San Luis Obispo County.

Everything about San Luis Obispo County

Buying

Buying a home in Arroyo Grande

A typical home in Arroyo Grande is worth $814,200: about the same as the county and 11% above California. With the typical household income in Arroyo Grande ($102,553 a year), a typical home costs 7.9 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Arroyo Grande 7.9 years
  • San Luis Obispo 8.5 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in San Luis Obispo County

According to FHFA’s house price index, home prices in San Luis Obispo County rose 85% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of San Luis Obispo County.

Period County California U.S.
Last year (2025) +3.3% +0.8% +2.9%
5 years (2020–2025) +48% +40% +47%
10 years (2015–2025) +85% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Arroyo Grande next to San Luis Obispo County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Arroyo Grande $814,200
  • San Luis Obispo $824,700
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Arroyo Grande $2,173
  • San Luis Obispo $1,992
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Arroyo Grande $102,553
  • San Luis Obispo $97,446
  • California $99,122
  • United States $80,734
See the full table
Arroyo Grande next to San Luis Obispo County and California
Measure Arroyo Grande San Luis Obispo County California U.S.
Typical home value $814,200 $824,700 $734,700 $332,700
Typical monthly rent $2,173 $1,992 $2,036 $1,413
Typical yearly household income $102,553 $97,446 $99,122 $80,734
Households that own their home 61% 62% 56% 65%
Typical yearly property tax $5,211 $5,636 $5,124 $3,119
Effective property tax rate 0.64% 0.68% 0.7% 0.94%
Renters with high rent for their income 63% 58% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below San Luis Obispo County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Arroyo Grande

For a typical $814,200 home in Arroyo Grande, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Arroyo Grande's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $6,549a month

    Least cash to close
    Down payment
    $28,497
    Cash to close
    $52,923
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $360

  • Conventional, 5% down $6,400a month

    Down payment
    $40,710
    Cash to close
    $65,136
    Rate
    7.18%
    Mortgage insurance
    PMI · $387

  • Conventional, 20% down, no PMI $5,186a month

    Down payment
    $162,840
    Cash to close
    $187,266
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $5,939a month

    Down payment
    $122,130
    Cash to close
    $146,556
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Arroyo Grande and for San Luis Obispo County.

Property tax

Effective rate in Arroyo Grande

0.64%of the home’s value each year

$5,211 a year for the typical owner in Arroyo Grande.

  • Arroyo Grande 0.64%
  • San Luis Obispo 0.68%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in San Luis Obispo County

FEMA does not publish these numbers by city: they are for all of San Luis Obispo County.

Homes in the high-risk zone
2.7%
2,861
Of those, with NFIP insurance
22%
County California U.S.
Homes in the high-risk zone 2.7% 2.8% 3.5%
Of those, with NFIP insurance 22% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Arroyo Grande

Typical rent in Arroyo Grande is $2,173 a month: 9% above the county. In Arroyo Grande, 63% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of San Luis Obispo County, by unit size. To pay the 2-bedroom one ($2,720 a month) without spending more than 30% of your income, you would need to earn $52.31 an hour working full time.

HUD fair market rent for all of San Luis Obispo County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,894 $36.42 $75,760
1 bedroom $2,079 $39.98 $83,160
2 bedrooms $2,720 $52.31 $108,800
3 bedrooms $3,634 $69.88 $145,360
4 bedrooms $4,208 $80.92 $168,320

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Arroyo Grande

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Arroyo Grande is in ZIP code 93420.

For 2 bedrooms it is $2,960: $240 more than the fair market rent for San Luis Obispo County ($2,720).

  • 93420 $2,960$3,960

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Arroyo Grande when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Arroyo Grande

HUD lists 7 buildings with rents for lower incomes in Arroyo Grande. These are the largest.

  • Cortina D Arroyo Grande 241 N Courtland St, Arroyo Grande 93420 108 homes, 107 low-income · 1 bd: 86 · 2 bd: 22 · In service since 2006 · For older adults
  • Parkview Manor 365 S Elm St, Arroyo Grande 93420 61 low-income homes · For older adults (805) 489-5101
  • Courtland Street Apts 150 S Courtland St, Arroyo Grande 93420 36 homes, 35 low-income · 1 bd: 4 · 2 bd: 18 · 3 bd: 14 · In service since 2014 · For families
  • Cawelti Court 351 S Elm St, Arroyo Grande 93420 28 low-income homes · In service since 1996 · For older adults
  • Oak Forest Apts 163 S Elm St, Arroyo Grande 93420 20 low-income homes · In service since 1997 · For families

See all 53 buildings in San Luis Obispo County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Arroyo Grande

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in San Luis Obispo County. The nearest ones are below; many serve by phone or online.

A grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in Arroyo Grande

No down payment, repair or rent-help program on our list is for Arroyo Grande or San Luis Obispo County. The ones below are statewide in California: they work in Arroyo Grande the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Arroyo Grande

The HUD-approved agencies closest to the center of Arroyo Grande, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • My Way Home

    2231 Sturgis Rd Unit A, Oxnard · 104 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (805) 273-7800

  • Self Help Enterprises

    8445 W Elowin Ct, Visalia · 108 miles away

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    (559) 802-1664

  • Community Services and Employment Training, Inc. (CSET)

    312 NW 3rd Ave, Visalia · 111 miles away

    • Fair housing pre-purchase workshops
    • Pre-purchase counseling
    • and 1 more
    (559) 732-4194

All counseling agencies in California

Help in Spanish near Arroyo Grande

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Arroyo Grande

In HUD’s record, no housing authority with an office in San Luis Obispo County is named for Arroyo Grande or San Luis Obispo County.

2 other authorities have an office in San Luis Obispo County: see the list Source: HUD

Cities

Other cities in San Luis Obispo County

These cities are also in San Luis Obispo County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about San Luis Obispo County Housing in California

Nearby cities

The cities closest to Arroyo Grande, with the typical home value.

Neighboring counties

If San Luis Obispo County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Arroyo Grande.

All guides
A mother and her daughters smile together on a mountain trail with a snowy peak behind them.

Questions

Housing questions about Arroyo Grande

Short answers with the numbers for Arroyo Grande and all of San Luis Obispo County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Arroyo Grande?

The typical home value in Arroyo Grande is $814,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in San Luis Obispo County it is $824,700.

How much does it cost to rent in Arroyo Grande?

Typical rent in Arroyo Grande is $2,173 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in San Luis Obispo County is $2,720.

What is the FHA loan limit in Arroyo Grande?

Arroyo Grande uses the FHA limit for all of San Luis Obispo County (2026): $1,000,500 for a one-unit home and $1,924,100 for a four-unit home.

How much property tax do owners pay in Arroyo Grande?

The typical homeowner in Arroyo Grande pays $5,211 a year, according to the U.S. Census Bureau. That is 0.64% of the home’s value; in San Luis Obispo County, the rate is 0.68%.

Where can I find free help to buy or rent in Arroyo Grande?

We found no HUD-approved counseling agencies with an office in San Luis Obispo County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).