SLO Real Estate Trends November 2025 | Price Drops, Longer Market Times & Buyer Power

Welcome to your San Luis Obispo County Real Estate Market Update for November 2025! I’m Hal Sweasey, and in this video 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. 🔢 November 2025 SLO County Market Highlights 📈 Inventory Rising: We’re at 420 active listings, up 8.25% year over year — giving buyers more options and putting pressure on sellers to price realistically. 📝 Pending Sales Up, But Closings Down: Pendings are up nearly 10%, but closed sales dropped 17%, signaling slower negotiations and more deals falling through. 🏡 New Listings: 105 new homes hit the market this month (up 4%), keeping inventory steady. ⏳ Days on Market High Across the County: SLO, Pismo, Morro Bay, Arroyo Grande, Paso, Avila, and Templeton are all seeing extended market times and increased price reductions. 💵 The Gap Is Growing: We’re seeing more price cuts, longer market times, and a wider spread between list price and final sale price. The market is recalibrating. 🔍 Three Major Trends You Need to Know 1️⃣ Buyers Are More Selective Than Ever Even without major interest rate changes, buyers are slower and more cautious. Homes priced even 3–5% too high are sitting, while homes priced correctly and presented well are still selling quickly. 2️⃣ Pricing Strategy Matters — A Lot The “list high and wait” strategy is NOT working in this market. The homes selling today are the ones that launch with strong pricing and professional presentation. 3️⃣ The List-to-Sale Price Gap Is Widening With more price reductions and longer days on market, buyers are negotiating harder — especially in Avila, Templeton, and coastal neighborhoods. 🧭 What This Means for You If you’re selling: This market rewards strategy, not guesswork. Accurate pricing + beautiful presentation = success. If you’re buying: You now have more choices, more negotiation leverage, and more time to be selective. 💬 Want Your Home’s Value or Neighborhood Breakdown? I’m happy to put together a custom market analysis for your home or community. Reach out anytime — we’re here to help you make confident decisions. 📞 805-781-3750 🌐 HalSweasey.com 📧 hal@halsweasey.com DRE# 01111911 👍 Like, Comment & Subscribe If you found this update helpful, please LIKE, COMMENT, and SUBSCRIBE. Your engagement helps more SLO County homeowners stay informed — and it helps us continue creating valuable market updates each month.