In this episode, Hal Sweasey breaks down the San Luis Obispo County real estate market with a full 2025 year-in-review, comparing where the market started at the beginning of the year to how it finished.

We cover local market stats, interest rate trends, pricing shifts, and the strategy changes that mattered most for buyers and sellers heading into 2026.

If you’re thinking about buying or selling in San Luis Obispo County this year, this update will help you understand what changed — and what to expect next.

⏱️ Chapters

00:00 – Happy New Year & Market Overview

00:35 – 2025 Market: Start vs End of Year

01:45 – How Local Markets Evolved (Paso, Atascadero, Coast, South County)

02:55 – Interest Rates, Prices & Buyer Confidence

03:55 – Strategy Shifts: Pricing, Negotiation & Compromise

04:45 – What This Means for 2026

Unlock real insights into the San Luis Obispo (SLO) County real estate market with Hal Sweasey and John Turner—plus a rare on-mic appearance from our producer. We tackle the big questions buyers and sellers ask every week: Is now a good time to buy or sell in SLO County? How accurate are online home-value estimates? What’s the deal with buyer-broker agreements? And where does AI actually help—or hurt—in real estate?

Whether you’re a first-time homebuyer, move-up seller, or investor, this episode delivers practical, local guidance you can use today.

In this episode:

Jeff’s role at KZOZ and how this episode came together

Where AI helps in real estate (and where it can mislead)

Is now a good time to buy in SLO County?

Inventory, days on market, and what a ~2.5-month supply really means

Rates, “timing the market” vs. time in the market

Is now a good time to sell? Trading in the same market and pricing realities

Home values: online estimates vs. professional CMA (and what banks actually trust)

How pros really price property (calls, pendings, and context)

Buyer-broker agreements: what they are, why you’re asked to sign, and your options

Key takeaways

Buy vs. wait: If you’re financially prepared and plan to stay, owning is a strong long-term play—focus on affordability and horizon, not perfect timing.

Seller reality: Values can flatten or slip short-term; you’re often trading in the same market when you buy your next place.

Inventory ≠ average: Even when listings rise, SLO County remains supply-constrained versus historical norms.

Valuation: Online tools are a starting point; an on-the-ground CMA (comps + context) is far more reliable.

Buyer-broker agreements: Expect to sign one when asking for showings; scope can be property-specific or time-bound—know what you’re signing.

Meet the speaker

Hal Sweasey – Veteran SLO County Realtor sharing 35+ years of pricing and negotiation experience.

John Turner – Co-host and local market strategist.

Jeff Kingman – KZOZ morning host, producer, and now… reluctant on-camera guest.

In the first episode of 2026, the SLO County Real Estate Podcast breaks down what California homeowners and buyers can expect in the year ahead.

We cover:

California home price forecasts for 2026

Interest rates, affordability, and inventory trends

Why transaction volume matters more than headlines

What first-time buyers can control right now

Why prices historically only dip temporarily

San Luis Obispo County market insights you won’t see in national news

This episode is not about hype — it’s about realistic expectations, data-driven insights, and practical advice for buyers, sellers, and homeowners navigating the California market.

Thinking about buying or selling a home in San Luis Obispo County in 2026?

In this special episode of the SLO County Real Estate Podcast, Hal Sweasey and the team share a major update about the future of the business, what’s changing behind the scenes, and—just as importantly—what’s staying the same for buyers and sellers across San Luis Obispo County.

We also dive deep into one of the most important topics in today’s market: value. From pricing strategy and condition to upgrades, buyer psychology, and why marketing alone doesn’t sell homes, this episode delivers real-world insight sellers and buyers need right now.

If you’re looking for a home in San Luis Obispo, you know the competition is fierce and the inventory is tight. But what if the best houses never even hit the internet?"

"Today, we’re pulling back the curtain on Off-Market Listings. Whether you’re a seller looking for ultimate privacy and a vetted buyer, or a buyer tired of losing out in weekend bidding wars, the 'Pocket Listing' might be your secret weapon."

"From Paso to Nipomo, we’re discussing how to find these hidden gems and why some of the most successful homeowners in SLO County choose to sell without a 'For Sale' sign in the yard."

"It’s about strategy, discretion, and getting the deal done. Here to guide you through the local market is Team Sweasey!"

Text your questions to 805-244-1170 or call Team Sweasey at 805-781-3750. Subscribe to Team Sweasey on YouTube @halsweasey for quick tips and full episodes of the SLO County Real Estate Podcast with Hal Sweasey. A production of AGM Podcasts California DRE #01111911

The data for November 2025 is in, and if you’re sensing a shift, you’re right. We are in a moment of major market recalibration!

Buyers: good news. Inventory is up over 8% over this time last year. You have more choices, and that's creating real pressure on sellers from Paso and Templeton to Pismo and Avila.

The key trend? Days on Market are rising, and the gap between list price and final sale price is growing. While pending sales are up nearly 10%, closed sales fell, which is the clearest signal yet that deals are taking longer and falling apart more often.

What’s this mean for you? The days of guesswork are over. This market now rewards strategy. Hal and JT break down the Three Major Trends you need to understand—In this Episode of the SLO County Real Estate Podcast with Hal Sweasey.

⭐ Episode Highlights

-Why “foreclosures up 20%” is a misleading headline

-The massive difference between today’s foreclosure numbers and the 2008 crash

-How equity + low interest rates keep homeowners from selling

-Why the West Coast remains 6+ years behind on new construction

-NAR’s forecast of 14% more transactions in 2026

-The affordability pinch: property taxes, fire insurance & maintenance

-The classic debate: is renting ever better than buying?

-Why timing the market rarely works for building wealth

-How one NerdWallet scenario shows a $2.1M wealth advantage for buyers

Welcome to your San Luis Obispo County Real Estate Market Update for November 2025!

I’m Hal Sweasey, and in this podcast I break down the most important numbers, trends, and insights shaping our local housing market as we close out the year.

Whether you’re planning to buy, sell, invest, or simply keep an eye on the market, this month’s update gives you the clarity you need to make smart decisions.

Welcome back to the SLO County Real Estate Podcast, where we break down the trends, tools, and insider strategies shaping today’s Central Coast housing market. On this episode, Hal Sweasey and John Turner, sit down with mortgage veteran Donna Lewis from Rate Mortgage to unpack a truly game-changing FinTech lending product that’s giving sellers instant access to cash — helping them prep their homes, increase value, and sell faster.

You’ll hear how homeowners can apply online, get approved instantly, and receive funding in as little as a week… plus how they’re using this money to make smart upgrades that bring in stronger offers. Donna also shares the latest on mortgage-rate trends, creative financing solutions, and what first-time buyers should be thinking about right now.

Whether you're selling, buying, or advising clients, this episode is packed with practical insight you can use today.

Wildfire season isn’t just a “summer thing” anymore — it’s a year-round reality across California. And for homeowners here on the Central Coast, the rules of the game are changing.

This week on the San Luis Obispo Real Estate Podcast, Hal Sweasey and John Turner sit down with returning guest — SLO Fire Chief Todd Tuggle — to unpack what California’s new wildfire safety standards really mean for you.

We’re talking about the new hazard maps that suddenly put thousands of San Luis Obispo homes into “high risk” zones… what’s actually required versus what’s just smart prevention… and simple, affordable steps you can take right now to protect your home — and your insurance.

So whether you own, rent, or invest here on the Central Coast, this episode could save you money — and maybe even your home.

Text your questions to 805-244-1170 or call Team Sweasey at 805-781-3750. Subscribe to Team Sweasey on YouTube @halsweasey for quick tips and full episodes of the SLO County Real Estate Podcast with Hal Sweasey. A production of AGM Podcasts California DRE #01111911

Coming up on The San Luis Obispo Real Estate Podcast — Team Sweasey welcomes a new member agent Stacie Kenny, a seasoned pro with deep roots in SLO County.

Stacie opens up about her 20-year journey in real estate, growing up in Paso Robles, and how seven generations of local history shape her understanding of the Central Coast market.

You’ll hear how she went from property management to mastering negotiation — and why joining Team Sweasey has reignited her passion for helping clients find their dream homes.

Plus, insider tips on what makes our market unique, how to stand out in competitive offers, and what every first-time buyer or seller should know.

Text your questions to 805-244-1170 or call Team Sweasey at 805-781-3750. Subscribe to Team Sweasey on YouTube @halsweasey for quick tips and full episodes of the SLO County Real Estate Podcast with Hal Sweasey. A production of AGM Podcasts California DRE #01111911