Question 1

Is 93449 a safe area?

Accepted Answer

ZIP code 93449 in Pismo Beach has a crime score of 50/100, which is roughly average for the region. Reported incidents per 1,000 residents track close to the Pismo Beach city median. Both violent and property crime fall within the expected range for an urban ZIP code. Reviewing the Full Crime Report for 93449 and checking the local police department's crime mapping tool for current incident patterns before making decisions is recommended.

Question 2

What are the best schools near 93449?

Accepted Answer

ZIP code 93449 has a school score of 70/100, based on NCES EdFacts proficiency data for nearby public schools. Schools in 93449 perform near state averages on math and reading assessments — neither significantly above nor below the Pismo Beach district benchmark. For families with school-age children, the Full School Report for 93449 provides proficiency rates and enrollment data for each individual school. Scores reflect SY 2020-21 assessment data.

Question 3

What is the average home price in 93449?

Accepted Answer

The median home sale price in 93449 is approximately $1.12M, based on recent Zillow Research ZHVI data. This places 93449 near the metro median for comparable neighborhoods. Median rent in 93449 is available in the Full Market Report. Prices fluctuate with market conditions; Zillow data reflects trailing sale prices, not current listing prices.

Question 4

Is 93449 a good place to live?

Accepted Answer

ZIP code 93449 has an overall NeighborScore of 54/100, which is below average for the Pismo Beach metro. The score weights crime (40%), schools (35%), and relative property value (25%). A score below 60 typically reflects above-average crime rates, below-average school proficiency, or both — though the property value component may show strong relative value (more home per dollar). Reviewing the component scores and the Full Reports for crime, schools, and real estate separately will give a clearer picture than the composite alone.

School	Grades	Students	Math ↓	Reading
Judkins Middle	07–08	—	—	—
Shell Beach Elementary	KG–06	—	—	—

Pismo Beach — ZIP 93449

Real Estate Snapshot

Crime Overview

Nearby Schools

Demographics

Map

Frequently Asked Questions