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City · 12,604 residents · San Luis Obispo County, California

Grover Beach , California

In Grover Beach, a typical home is worth $727,500 and typical rent is $2,061 a month. Compared with all of San Luis Obispo County, the typical home value is 12% lower, typical household income is 11% lower, and the share of households that own their home is 12 points lower.

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  • Typical home value

    $727,500

    12% below the county

    About the same as California

    • Grover Beach
    • San Luis Obispo
    • California

  • Typical rent

    $2,061a month

    3% above the county

    About the same as California

    • Grover Beach
    • San Luis Obispo
    • California

  • Typical household income

    $86,458a year

    11% below the county

    13% below California

    • Grover Beach
    • San Luis Obispo
    • California

  • Households that own their home

    50%

    12 points below the county

    5 points below California

    • Grover Beach
    • San Luis Obispo
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$772,119
2.4% more than 12 months ago
Typical rent
$2,672 a month
3% more than 12 months ago

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

Grover Beach 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 Grover Beach 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: 24% less than in Grover Beach ($727,500).

  2. Nearby, in Oceano, the typical rent is $1,584: 23% less than in Grover Beach ($2,061).

  3. 50% of households in Grover Beach own their home, against 62% in San Luis Obispo County.

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

The homes here

Housing in Grover Beach

What homes there are in Grover Beach, 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

In Grover Beach, 6 in 10 homes are single-family detached houses; in San Luis Obispo County, 7.

Year built

The typical home in Grover Beach was built in 1978, 5 years before the typical one in San Luis Obispo County.

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

$2,406 a month

San Luis Obispo County: $2,887 a month

Without a mortgage

$634 a month

San Luis Obispo County: $849 a month

Owners with a mortgage

69%

San Luis Obispo County: 64%

Owning costs less in Grover Beach: with a mortgage, the typical cost is $2,406 a month; in San Luis Obispo County, $2,887. Without one, $634.

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

Since 2015–2019, homes in Grover Beach gained value faster than in San Luis Obispo County: 47% against 44%.

Rents in Grover Beach rose faster than in San Luis Obispo County: 39% since 2015–2019, against 35%.

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

MeasureGrover BeachSan 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 4.9%4.1%8.2%3.4%
People per household 2.542.432.842.53
Drive alone 73%71%66%69%
Carpool Unreliable estimate8%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate5%3%3%
Work from home 15%15%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

More than one person per room: that is how 4.9% of households in Grover Beach live, near the figure in San Luis Obispo County (4.1%).

Much as in San Luis Obispo County, a household in Grover Beach has 2.54 people on average.

To get to work, 73% of workers in Grover Beach drive alone; in San Luis Obispo County, 71%.

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 Grover Beach?

A typical home costs more than the typical income allows

We start with a typical home in Grover Beach, worth $727,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 81% of the typical household income in Grover Beach, which is $86,458 a year. For that payment to be 28% of income, a household would need to earn about $249,759 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 Grover Beach. 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 $25,463 (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

$5,828

at 7.18% · 30 years

Loan amount
$714,323
Total interest
$1,027,743
Paid off in
November 2056

Includes $12,286 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,017 a month

  • Tight

    $2,017 to $2,594 a month

  • Hard

    more than $2,594 a month

    Your payment · 81%

Compared with the typical household income in Grover Beach ($86,458 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,828
Principal & interest$4,839
Property tax$364
Home insurance$303
FHA mortgage insurance (MIP)$322

You need at least $25,463 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

Grover Beach and San Luis Obispo County

Grover Beach 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).

Grover Beach's own numbers

Typical home value
$727,500
Typical monthly rent
$2,061
Typical yearly household income
$86,458
Households that own their home
50%
Effective property tax rate
0.6%

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 Grover Beach

A typical home in Grover Beach is worth $727,500: 12% below the county and about the same as California. With the typical household income in Grover Beach ($86,458 a year), a typical home costs 8.4 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.

  • Grover Beach 8.4 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

Grover Beach 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
  • Grover Beach $727,500
  • San Luis Obispo $824,700
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Grover Beach $2,061
  • San Luis Obispo $1,992
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Grover Beach $86,458
  • San Luis Obispo $97,446
  • California $99,122
  • United States $80,734
See the full table
Grover Beach next to San Luis Obispo County and California
Measure Grover Beach San Luis Obispo County California U.S.
Typical home value $727,500 $824,700 $734,700 $332,700
Typical monthly rent $2,061 $1,992 $2,036 $1,413
Typical yearly household income $86,458 $97,446 $99,122 $80,734
Households that own their home 50% 62% 56% 65%
Typical yearly property tax $4,399 $5,636 $5,124 $3,119
Effective property tax rate 0.6% 0.68% 0.7% 0.94%
Renters with high rent for their income 51% 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 Grover Beach

For a typical $727,500 home in Grover Beach, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Grover Beach's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,828a month

    Least cash to close
    Down payment
    $25,463
    Cash to close
    $47,288
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $322

  • Conventional, 5% down $5,694a month

    Down payment
    $36,375
    Cash to close
    $58,200
    Rate
    7.18%
    Mortgage insurance
    PMI · $346

  • Conventional, 20% down, no PMI $4,610a month

    Down payment
    $145,500
    Cash to close
    $167,325
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $5,282a month

    Down payment
    $109,125
    Cash to close
    $130,950
    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 Grover Beach and for San Luis Obispo County.

Property tax

Effective rate in Grover Beach

0.6%of the home’s value each year

$4,399 a year for the typical owner in Grover Beach.

  • Grover Beach 0.6%
  • 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 Grover Beach

Typical rent in Grover Beach is $2,061 a month: 3% above the county. In Grover Beach, 51% 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 Grover Beach

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Grover Beach is in ZIP code 93433.

For 2 bedrooms it is $2,720: the same as the fair market rent for San Luis Obispo County.

  • 93433 $2,720$3,630

A ZIP code counts for Grover Beach 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?

Free help

Help to buy or rent in Grover Beach

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 young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in Grover Beach

No down payment, repair or rent-help program on our list is for Grover Beach or San Luis Obispo County. The ones below are statewide in California: they work in Grover Beach 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 Grover Beach

The HUD-approved agencies closest to the center of Grover Beach, 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 · 105 miles away · Spanish

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

  • Self Help Enterprises

    8445 W Elowin Ct, Visalia · 109 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 · 112 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 Grover Beach

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 Grover Beach

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

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Grover Beach

Short answers with the numbers for Grover Beach 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 Grover Beach?

The typical home value in Grover Beach is $727,500, 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 Grover Beach?

Typical rent in Grover Beach is $2,061 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 Grover Beach?

Grover Beach 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 Grover Beach?

The typical homeowner in Grover Beach pays $4,399 a year, according to the U.S. Census Bureau. That is 0.6% 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 Grover Beach?

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).