1174 Longview Avenue, Pismo Beach, California 93449, Pismo Beach, 93449 - 3 bed, 2 bath
1174 Longview Avenue
Pismo Beach, California 93449
Property Price
SUMMARY
Analysis of 1174 Longview Avenue, Pismo Beach, California 93449 reveals a Fairly Priced Property with a current list price of $1,699,000 aligned with the estimated $1,699,000 Fair Market Value. This represents a stable investment opportunity at market rate. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the Pismo Beach Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1174 Longview Avenue Subject | $1,699,000* List Price | 3 | 2 | 1,982 | $857 | - |
A 201 Miguelito Lane Sold | $1,779,000 | 3 | 3 | 2,079 | $856 | 0.8 mi |
B 841 Visalia Street Street Active Under Contract | $1,610,000 List Price | 3 | 2 | 2,062 | $781 | 0.3 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
The property is move-in ready and well-maintained with significant updates including a newly renovated atrium and newer kitchen appliances. While the 1989 build and Corian countertops reflect some dated material choices, the home features high-quality maintenance, vaulted ceilings, and modern glass-sided decking that align with the 'good' condition category.
PROSSTRENGTHS & OPPORTUNITIES
- Panoramic Coastal Views
The property offers exceptional, unobstructed vistas stretching from Point Sal to Shell Beach, visible from nearly every room and an expansive glass-sided viewing deck.
- Unique Lifestyle Amenities
The home features a newly renovated atrium with a swim spa and a spacious open-concept layout with vaulted ceilings, maximizing natural light and indoor-outdoor flow.
- Premier Pismo Heights Location
Situated in a highly sought-after neighborhood, the home provides a tranquil retreat just minutes from the Pismo Beach Pier, dining, shopping, and coastal recreation.
CONSRISKS & DEFICIENCIES
- Recently Sold Property
The property was recently sold within the past year on 2025-08-04. The sold price is $1,435,000.00.
- Dated Material Choices
The kitchen utilizes Corian countertops, which may be perceived as less contemporary or desirable compared to modern high-end stone or quartz finishes.
- Market Pricing Sensitivity
A significant price reduction of $150,000 from the original list price suggests the property may have faced initial market resistance or overvaluation.
About 1174 Longview Avenue
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.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1989
- Lot Size
- 5,000 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 2.0 | 3.0 | 47% |
| Square foot | 1,982 | 1,857 | 55% |
| Lot Size | 5,000 | 5,727.5 | 45% |
| Price | $1.70M | $1.45M | 58% |
| Price per sq ft | $857 | $788 | 61% |
| Built year | 1989 | 1986 | 66% |
| HOA | $0 | $0 | 50% |
| Days on market | 213 | 206 | 58% |
Pricing History
Listed for Sale
Feb 26, 2026
$1,699,000
Initial Listing
Price Change
Aug 6, 2025
$1,849,000
Initial Listing
Sold
Aug 4, 2025
$1,435,000
Public Record