Pismo Beach, CA · standard
ZIP Code 93449
San Luis Obispo County, California - Census ACS demographics, housing tenure, and business patterns, benchmarked against every US ZIP.
- 7,657
- 296/sq mi
- $118,072
- Median income
- $1,021,300
- Median home value
- 51.7%
- Bachelor's or higher
National ZIP placement
Pismo Beach pairs a top-decile household income with top-decile home values, in a low-density, homeowner-dominated area.
- Top 10%
- household income, US ZIPs
- Top 2%
- home value, US ZIPs
- 296
- people per sq mi
- 65%
- owner-occupied homes
Source: U.S. Census Bureau ACS 5-Year Estimates (2019–2023). Percentiles rank ZIP 93449 against every reporting US ZIP.
ZIP code 93449 is a mid-sized community (a standard USPS delivery area) in Pismo Beach, San Luis Obispo County, California, home to 7,657 residents across 25.9 square miles, a density of 296 people per square mile, in the Los Angeles time zone.
ZIP 93449 skews affluent, with a median household income of $118,072 (16% above the average California ZIP), while per-capita income is $78,198. The poverty rate is 6.9%, with unemployment at 4.4%; those measures add context to the income figure. Housing is both higher-cost and owner-heavy: median home value is $1,021,300 (32% above the average California ZIP), while 64.6% of occupied homes are owner-occupied and median rent is $2,232.
This is a highly-educated ZIP: 51.7% of adults hold a bachelor's degree or higher, the median age is 55.1, and the average commute is 23 minutes. The page also surfaces 7 ZIP codes within roughly 10 miles and 6 more in San Luis Obispo County, so 93449 can be compared with both its immediate and county-level context.
Every figure on this page is sourced from the U.S. Census Bureau American Community Survey 5-Year Estimates (including median rent) and the FHFA House Price Index, no estimates, no proprietary scoring. Verify with Census →
Top industries in ZIP 93449
Top 5 sectors by establishment count in Pismo Beach, CA
Which industries have the most business establishments in ZIP 93449.
- Accommodation and food services
Accommodation and food services
101 establishments
- Health care and social assistance
Health care and social assistance
87 establishments
- Retail trade
Retail trade
79 establishments
- Professional, scientific, and technical services 39
Professional, scientific, and technical services
39 establishments
- Real estate and rental and leasing 33
Real estate and rental and leasing
33 establishments
What this shows Establishment counts come from the Census ZIP Code Business Patterns program, which counts physical business locations rather than employees or revenue.
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates + ZIP Code Business Patterns + FHFA HPI ACS demographics and median rent, ZBP business establishments, FHFA HPI for ZIP 93449, Pismo Beach, CA · 2023 Census ACS 5-Year Estimates use a rolling 60-month sample for stable small-geography estimates; ZBP updated annually; FHFA HPI updated quarterly/annually.
Quick Facts
7,657
Population
25.9
Area (sq mi)
296
People / sq mi
Los Angeles
Time Zone
standard
ZIP Type
Who lives in ZIP 93449?
55.1
Median Age
52.0%
Male
48.0%
Female
5.7%
Foreign-Born
Hispanic or Latino is an ethnicity category from the Census Bureau and may overlap with other categories above.
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
How much do residents earn?
$118,072
Median Household Income
+16% vs state ZIP avg
$78,198
Per Capita Income
6.9%
Poverty Rate
4.4%
Unemployment Rate
23.0 min
Mean Commute Time
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
What is the education profile here?
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
What does housing look like?
Housing stock: occupied vs vacant
6,147housing units
6,147
Total Housing Units
4,129
Occupied Units
2,018
Vacant Units
1.94
Avg Household Size
Occupancy Type
$1,021,300
Median Home Value
+32% vs state ZIP avg
$2,232
Median Rent
1986
Median Year Built
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
How have home values changed over time?
FHFA House Price Index, annual appreciation data based on repeat sales and appraisals
+0.1%
YoY Change (2024)
345
HPI Index (2000 = 100)
+245%
Total Change Since 2000
Home values in ZIP 93449 have increased 0.1% over the past year (2024). Since 2000, this ZIP has seen +245% cumulative appreciation.
| Year | Annual Change | HPI Index |
|---|---|---|
| 2020 | -0.4% | 244 |
| 2021 | +10.1% | 268 |
| 2022 | +12.3% | 301 |
| 2023 | +14.4% | 345 |
| 2024 | +0.1% | 345 |
Source: Federal Housing Finance Agency (FHFA) House Price Index, All-Transactions, Five-Digit ZIP Codes (Developmental Index). Index base = 100 in year 2000. Data through 2024. ZIP codes with few transactions may show missing values.
What businesses operate in this ZIP?
Census Bureau data shows 433 business establishments in ZIP 93449, employing approximately 4,918 people with a combined annual payroll of $201,361,000.
433
Businesses
4,918
Employees
$201.4M
Annual Payroll
13
Industry Sectors
| Industry | Establishments | % of Total |
|---|---|---|
| Accommodation and food services | 101 | 23.3% |
| Health care and social assistance | 87 | 20.1% |
| Retail trade | 79 | 18.2% |
| Professional, scientific, and technical services | 39 | 9.0% |
| Real estate and rental and leasing | 33 | 7.6% |
| Construction | 23 | 5.3% |
| Other services (except public administration) | 21 | 4.8% |
| Finance and insurance | 14 | 3.2% |
| Administrative and support and waste management and remediation services | 10 | 2.3% |
| Wholesale trade | 8 | 1.9% |
| Educational services | 6 | 1.4% |
| Arts, entertainment, and recreation | 6 | 1.4% |
| Manufacturing | 5 | 1.1% |
Source: U.S. Census Bureau, ZIP Code Business Patterns (ZBP), 2023. Employment figures may include noise for disclosure avoidance.
Nearby ZIP Codes
Want a side-by-side? Compare 93449 vs 93433 →
ZIP 93449 vs its nearest neighbors, by population
Resident population of this ZIP and the closest reporting ZIP codes within ~10 miles.
- 93405
San Luis Obispo (93405)
35,440 residents
- 93401
San Luis Obispo (93401)
28,033 residents
- 93444
Nipomo (93444)
19,244 residents
- 93433 13,162
Grover Beach (93433)
13,162 residents
- 93449 7,657
Pismo Beach (93449)
7,657 residents
- 93445 7,173
Oceano (93445)
7,173 residents
- 93424 1,261
Avila Beach (93424)
1,261 residents
What this shows Among its immediate neighbors, ZIP 93449 ranks #5 by population - useful context the national average alone can't give.
ZIP 93449 vs its nearest neighbors, by median income
Median household income of this ZIP and the closest reporting ZIP codes within ~10 miles.
- 93449
Pismo Beach (93449)
$118,072 median income
- 93444
Nipomo (93444)
$110,867 median income
- 93401
San Luis Obispo (93401)
$96,824 median income
- 93433
Grover Beach (93433)
$86,458 median income
- 93445
Oceano (93445)
$72,261 median income
- 93405
San Luis Obispo (93405)
$60,399 median income
What this shows By household income, ZIP 93449 ranks the highest of 6 neighboring ZIPs, local affluence varies block to block, not just metro to metro.
Nationwide ZIPs with similar ACS profiles
Two Census-derived peer sets for ZIP 93449, both outside CA so the neighborhoods are not geographic containment (Nearby and same-county blocks stay local).
Similar population
Nearest cross-state ZIPs by resident population (7,657 here; floor ≥1,000).
Similar median household income
Nearest cross-state ZIPs by ACS median household income.