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City · 7,128 residents · San Luis Obispo County, California

Oceano , California

In Oceano, a typical home is worth $556,100 and typical rent is $1,584 a month. Compared with all of San Luis Obispo County, the typical home value is 33% lower and typical household income is 27% lower.

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  • Typical home value

    $556,100

    33% below the county

    24% below California

    • Oceano
    • San Luis Obispo
    • California

  • Typical rent

    $1,584a month

    20% below the county

    22% below California

    • Oceano
    • San Luis Obispo
    • California

  • Typical household income

    $71,598a year

    27% below the county

    28% below California

    • Oceano
    • San Luis Obispo
    • California

  • Households that own their home

    61%

    1 points below the county

    5 points above California

    • Oceano
    • San Luis Obispo
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$678,943
3.2% more than 12 months ago

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

Oceano 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 Oceano apart

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

  1. The typical home in Oceano is worth $556,100, 33% less than in San Luis Obispo County as a whole ($824,700).

  2. The typical household income in Oceano is $71,598, 27% less than in San Luis Obispo County as a whole ($97,446).

  3. The typical rent in Oceano is $1,584 a month, 20% less than in San Luis Obispo County as a whole ($1,992).

  4. Oceano has the 58th smallest share of rent-burdened renters of the 616 cities in California with more than 5,000 people (44%).

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

The homes here

Housing in Oceano

What homes there are in Oceano, 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

Detached houses are the majority in Oceano (60%), but less so than in San Luis Obispo County (68%).

In Oceano there are many mobile homes: 20% of homes; in San Luis Obispo County, 8%.

Year built

The typical home in Oceano 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

$2,467 a month

San Luis Obispo County: $2,887 a month

Owners with a mortgage

52%

San Luis Obispo County: 64%

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

Much as in San Luis Obispo County, the typical home value in Oceano rose 42% since 2015–2019.

Rent in Oceano moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

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

MeasureOceanoSan 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 10.0%4.1%8.2%3.4%
People per household 2.362.432.842.53
Drive alone 72%71%66%69%
Carpool Unreliable estimate8%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate5%3%3%
Work from home Unreliable estimate15%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate10 to 19 minutes20 to 29 minutes20 to 29 minutes

In Oceano, 10.0% of households live with more than one person per room, against 4.1% in San Luis Obispo County.

A household in Oceano has 2.36 people on average, about the same as in San Luis Obispo County (2.43).

To get to work, 72% of workers in Oceano 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 Oceano?

A typical home costs more than the typical income allows

We start with a typical home in Oceano, worth $556,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 74% of the typical household income in Oceano, which is $71,598 a year. For that payment to be 28% of income, a household would need to earn about $189,525 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 Oceano. 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 $19,464 (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

$4,422

at 7.18% · 30 years

Loan amount
$546,027
Total interest
$785,605
Paid off in
November 2056

Includes $9,391 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,671 a month

  • Tight

    $1,671 to $2,148 a month

  • Hard

    more than $2,148 a month

    Your payment · 74%

Compared with the typical household income in Oceano ($71,598 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,422
Principal & interest$3,699
Property tax$246
Home insurance$232
FHA mortgage insurance (MIP)$246

You need at least $19,464 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

Oceano and San Luis Obispo County

Oceano 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).

Oceano's own numbers

Typical home value
$556,100
Typical monthly rent
$1,584
Typical yearly household income
$71,598
Households that own their home
61%
Effective property tax rate
0.53%

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 Oceano

A typical home in Oceano is worth $556,100: 33% below the county and 24% below California. With the typical household income in Oceano ($71,598 a year), a typical home costs 7.8 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.

  • Oceano 7.8 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

Oceano 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
  • Oceano $556,100
  • San Luis Obispo $824,700
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Oceano $1,584
  • San Luis Obispo $1,992
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Oceano $71,598
  • San Luis Obispo $97,446
  • California $99,122
  • United States $80,734
See the full table
Oceano next to San Luis Obispo County and California
Measure Oceano San Luis Obispo County California U.S.
Typical home value $556,100 $824,700 $734,700 $332,700
Typical monthly rent $1,584 $1,992 $2,036 $1,413
Typical yearly household income $71,598 $97,446 $99,122 $80,734
Households that own their home 61% 62% 56% 65%
Typical yearly property tax $2,928 $5,636 $5,124 $3,119
Effective property tax rate 0.53% 0.68% 0.7% 0.94%
Renters with high rent for their income 44% 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 Oceano

For a typical $556,100 home in Oceano, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Oceano's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,422a month

    Least cash to close
    Down payment
    $19,464
    Cash to close
    $36,147
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $246

  • Conventional, 5% down $4,320a month

    Down payment
    $27,805
    Cash to close
    $44,488
    Rate
    7.18%
    Mortgage insurance
    PMI · $264

  • Conventional, 20% down, no PMI $3,491a month

    Down payment
    $111,220
    Cash to close
    $127,903
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,005a month

    Down payment
    $83,415
    Cash to close
    $100,098
    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 Oceano and for San Luis Obispo County.

Property tax

Effective rate in Oceano

0.53%of the home’s value each year

$2,928 a year for the typical owner in Oceano.

  • Oceano 0.53%
  • 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 Oceano

Typical rent in Oceano is $1,584 a month: 20% below the county. In Oceano, 44% 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 Oceano

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Oceano has 2 ZIP codes with their own.

For 2 bedrooms it runs from $2,410 in 93445 to $2,960 in 93420.

1 of the 2 is above the fair market rent for San Luis Obispo County ($2,720).

  • 93420 $2,960$3,960
  • 93445 $2,410$3,230

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Oceano 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 Oceano

HUD lists one building with rents for lower incomes in Oceano.

  • Belridge Street Apts 1259 Belridge St, Oceano 93445 12 homes, 11 low-income · 2 bd: 6 · 3 bd: 6 · In service since 2000 · 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 Oceano

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 man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in Oceano

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

The HUD-approved agencies closest to the center of Oceano, 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 · 110 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 · 113 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 Oceano

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 Oceano

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

All guides
A man and two girls read a book together on the sofa.

Questions

Housing questions about Oceano

Short answers with the numbers for Oceano 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 Oceano?

The typical home value in Oceano is $556,100, 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 Oceano?

Typical rent in Oceano is $1,584 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 Oceano?

Oceano 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 Oceano?

The typical homeowner in Oceano pays $2,928 a year, according to the U.S. Census Bureau. That is 0.53% 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 Oceano?

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).