Central Coast Living
Buyer Resources
Practical information for buyers and new residents — school districts, permit offices, utility contacts, and a mortgage calculator to help you plan.
Schools
School Districts by Community
A common question from people relocating to the Central Coast is "which school district serves a given address?" The answer depends entirely on which community you're buying in — and in some cases, which side of a street. Here's the breakdown for every area I serve.
Paso Robles Joint Unified School District
Serves: Paso Robles
PRJUSD serves the city of Paso Robles from TK through 12th grade and enrolled 6,234 students in 2025–26 (California Department of Education, DataQuest). The district offers agricultural and career technical education programs alongside traditional academics.
Templeton Unified School District
Serves: Templeton
Templeton Unified serves the Templeton community. It is a smaller district serving TK–12.
Atascadero Unified School District
Serves: Atascadero
AUSD serves Atascadero, Santa Margarita, Creston and Carrisa Plains, TK–12.
San Luis Coastal Unified School District
Serves: San Luis Obispo, Los Osos, Morro Bay, Avila, Edna Valley, North Pismo Beach
SLCUSD represents the communities of Avila, Edna Valley, Los Osos, Morro Bay, North Pismo Beach, and San Luis Obispo. The district offers STEAM programs. If you're looking at a home in any of the communities listed above, confirm the address with SLCUSD to see which schools serve it.
Lucia Mar Unified School District
Serves: Arroyo Grande, Pismo Beach, Nipomo, Grover Beach, Oceano
Lucia Mar serves the Five Cities area and Nipomo and enrolled 9,593 students in 2025–26 (California Department of Education, DataQuest). It's a geographically diverse district — from beach communities to inland agricultural areas — with a range of school programs including dual-language immersion at select elementary schools.
Cayucos Elementary School District
Serves: Cayucos
Cayucos Elementary School District serves Cayucos, TK–8.
Boundary note: School district boundaries don't always follow city limits exactly. If you're buying in a specific neighborhood and school assignment matters to you, I always recommend confirming your address directly with the district before closing. I'm happy to help you look this up for any home you're considering. You can review school data for any California public school at caschooldashboard.org.
Planning & Building
Permits & Planning Departments
One of the most common surprises for buyers — especially those coming from larger metro areas — is discovering that permitting jurisdiction depends on whether a property is inside city limits or in an unincorporated area. The rule is simple once you know it:
Incorporated Cities
Paso Robles, Atascadero, San Luis Obispo, Arroyo Grande, Pismo Beach, and Morro Bay each have their own city planning and building department. If your property is within city limits, you work with the city.
Unincorporated Areas
Templeton, Los Osos, Cayucos, Nipomo, and most rural wine country properties fall under San Luis Obispo County Planning & Building — not a city department. This trips people up constantly, so it's worth knowing before you start a project.
City Planning Departments
City of Paso Robles
Community Development Department
1000 Spring Street, Paso Robles, CA 93446
City of Atascadero
Community Development Department
6500 Palma Avenue, Atascadero, CA 93422
City of San Luis Obispo
Community Development Department
919 Palm Street, San Luis Obispo, CA 93401
City of Arroyo Grande
Community Development Department
300 E. Branch Street, Arroyo Grande, CA 93420
City of Pismo Beach
Community Development Department
760 Mattie Road, Pismo Beach, CA 93449
City of Morro Bay
Community Development Department
595 Harbor Street, Morro Bay, CA 93442
County Planning (Unincorporated Areas)
Templeton, Los Osos, Cayucos & Nipomo
SLO County Planning & Building
These communities are unincorporated — they fall under County jurisdiction, not a city planning department.
976 Osos Street, San Luis Obispo, CA 93408
Mortgage Calculator
Estimate Your Monthly Payment
Use this as a quick planning tool — not a lender quote. The Central Coast median home price varies significantly by community, so I've pre-loaded a starting point that reflects the broader SLO County market. Adjust the numbers to match what you're actually considering.
This calculator provides an estimate for planning purposes only. Actual payments will vary based on your credit profile, lender, property taxes, homeowner's insurance, and any HOA dues. Connect with a local lender for a precise pre-approval.
What's not included
- ·Property taxes (typically 1–1.25% of purchase price annually)
- ·Homeowner's insurance
- ·HOA dues (if applicable)
- ·PMI if down payment is under 20%
- ·Flood or fire insurance in certain areas
Ready for a real number?
I work with several trusted local lenders who can give you an accurate pre-approval — usually within 24 hours.
Connect with LizUtilities & Helpful Numbers
Setting Up Utilities
Electricity and gas are straightforward — PG&E and SoCalGas serve most of the county. Water is where it gets interesting. Unlike most metro areas where the city handles everything, SLO County has a patchwork of city departments, mutual water companies, and community services districts. Here's who to call, by community.
Countywide Services
Electricity — Countywide
Pacific Gas & Electric (PG&E)
1-800-468-4743pge.comPG&E serves the entire SLO County area for electricity.
Natural Gas — Countywide
SoCalGas (The Gas Company)
1-800-427-2200socalgas.comNatural gas service for most of the county. Note: many rural and semi-rural properties use propane instead — see below.
Propane — Rural Areas
Delta Liquid Energy (local provider)
(805) 489-2600deltaliquidenergy.comA common local propane supplier for rural properties in Paso Robles wine country, Templeton, and other areas outside natural gas service territory. Other regional propane providers also serve the area.
Water Service — By Community
Los Osos
Los Osos Community Services District
(805) 528-9370CSD — note that Los Osos completed a major sewer project; water is separate from sewer billing
Trash & recycling varies by community and is often handled by the city or CSD alongside water. In unincorporated areas, South County Sanitary Service and other regional haulers typically serve residential properties — your escrow officer or property manager can confirm the provider for a specific address.
Ready to Buy?
Questions About a Specific Home or Neighborhood?
I'm happy to look up school boundaries, confirm permit history, or walk you through utility setup for any property you're considering.