Grover Beach, California.
Typical home $772,119 (+2.4% in a year), asking rent $2,672 (+3.0%). San Luis Obispo-Paso Robles, CA metro.
to buy the typical home at today's mortgage rate — +$2,123 (+110%) since Jan 2020.
- 1 year
- Up $17,747 +2%
- $754,372$772,119 since Sep 2025
- 5 years
- Up $143,800 +23%
- $628,319$772,119 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Grover Beach$4,053
- California$3,997
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 17 years.
Typical home values in Grover Beach, CA rose 2.4% over the past year — faster than the nation's +1.2%.
Asking rents in Grover Beach, CA rose 3.0% over the past year — faster than the nation's +2.7%.
Owning the typical home in Grover Beach runs $2,647/mo more than renting one — the widest that gap has been in this data.
That is $5,319 a month against $2,672 rent: a $4,053 mortgage payment, plus $440 property tax and $827 insurance & upkeep.
Owning vs renting — Grover Beach
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$5,319
- Renting$2,672
- Mortgage only$4,053
Property tax · $440/mo 0.68% of value a year — the ACS 2020-2024 median bill over the median home value for San Luis Obispo County, CA
Insurance & upkeep · $827/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Grover Beach, San Luis Obispo County, California
Grover Beach is a city of 12,701 people in San Luis Obispo County. 50% of its homes are lived in by their owners and 50% are rented. Unemployment in San Luis Obispo County was 4.7% in August 2026, and the county had 0.3% fewer jobs in 2025 than the year before. The most residents work in schools and health care, then construction.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Grover Beach is a small coastal city in San Luis Obispo County, with a population that skews a little older than the typical American town. Owners and renters share the town about evenly, so renting is common here, and typical home values and rents run high. Winters are mild, with little or no snow, and the year is fairly dry, with the warmest weather arriving in autumn.
Work. Many residents work in schools, hospitals and social care, in the building trades, and in restaurants, hotels and entertainment. Some of the larger workplaces in town include Miner's Ace Hardware, Vons and California Fine Wire Company. A typical commute is fairly short, and a good number of people work from home.
Things to do. Pismo State Beach is a beach in or beside town, and Lopez Lake is a lake just a short drive away. Dana Adobe, a museum, is also a short drive off. For a longer outing, the Guadalupe–Nipomo Dunes are a protected area a longer drive away.
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- 4,945households
- 29%of adults have a degree
- 12%below the poverty line
- 20 mintypical commute
- 15%work from home
What residents work in
Employed residents by industry, from the Census survey. San Luis Obispo County had 121,634 jobs in 2025, 0.3% fewer than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 65° and lows near 44°; warmest in October, with highs near 72° and lows near 53°. About 18 inches of rain a year, and little or no snow.
Average daily high and low, 1991–2020, at the Pismo Beach weather station, 4 miles away (NOAA).
Largest workplaces in Grover Beach
- Miner's Ace HardwareHome improvement centers422
- VonsSupermarkets and other grocery stores164
- California Fine Wire CompanyWire products, iron or steel, made in wire drawing plants75
- VolerSports clothing, team uniforms, cut and sewn from purchased fabric74
- J.J. Leon ConstructionConstruction management, commercial and institutional building48
- Coastal DemoBuilding demolition36
- Compass Health Central OfficeAdministrative management services34
- O'Reilly Auto Parts25
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 9 workplaces with 20 or more staff, 901 people in all. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Inland floodingRelatively high
- EarthquakesRelatively moderate
- TsunamisRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Grover Beach’s census tracts, against the rest of the country; all of them together, relatively moderate. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on San Luis Obispo County and the San Luis Obispo-Paso Robles, CA metro.
Grover Beach home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Grover Beach$772,119
- California$761,538
- United States$366,157
Sellers are cutting prices on about 1 in 4 Grover Beach listings — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Grover Beach23.90%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Grover Beach42
New listings per month
Sellers arriving at the market.
- Grover Beach15
Zip codes with a Grover Beach address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Grover Beach — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.