Full-Time Living In Big Sur: Beauty And Tradeoffs

Imagine waking up to ocean light spilling over cliffs, redwoods at your back, and silence you can feel. Full-time life in Big Sur can be soul-filling, but it also asks more of you than a typical town. If you are weighing year-round residency, you need a clear picture of access, utilities, hazards, and daily logistics. This guide gives you the beauty and the tradeoffs so you can decide with confidence. Let’s dive in.

Big Sur’s pull, clearly stated

Big Sur has few neighbors and world-class scenery. The Census count for the Big Sur county subdivision shows roughly 1,700 to 1,800 year-round residents, a tiny number compared with the millions who visit each year. You feel space, quiet, and privacy in a way that is rare on the California coast. For many, that is the point.

The flip side is practicality. Services are limited and distances are real. You plan more, keep backups on hand, and build in time for storms, slides, and fire-safety work. If that trade feels right, the lifestyle can be deeply rewarding.

How access shapes daily life

Highway 1 is the spine of Big Sur. The road is carved into steep coastal cliffs and has a long history of landslides and storm damage that can trigger weeks or months of closure. The 2017 Mud Creek collapse is a well-known example, and there have been many others over the decades. For residents, this reality influences commutes, deliveries, and emergency plans. You will want a flexible mindset and a stocked pantry. Learn more about Highway 1’s slide history and closures.

There is one significant inland alternate, Nacimiento–Fergusson Road, but it is long and winding and has itself closed after major events. In practice, many stretches of the coast function with a single practical route most of the year. That is the planning baseline you should use.

Utilities and services: plan for self-sufficiency

Power comes from PG&E, and the utility may shut off power during severe fire-weather events under its Public Safety Power Shutoff (PSPS) program. Monterey County areas have been included in PSPS events before. Backup power, cold storage strategies, and device charging are common sense investments for full-time residents. Review PG&E’s PSPS overview here.

Water and wastewater often rely on on-site systems. Many properties use private wells or springs and septic systems rather than city utilities. That means inspections and maintenance are essential, and site work can be a major part of purchase or building budgets. Local land-use rules in the Big Sur Local Coastal Program also affect what you can build and where. Read background on Big Sur’s land-use framework.

Groceries and supplies require planning. There are a few local markets and services, often with seasonal hours. Many residents drive to Monterey or Salinas for bulk shopping and appointments. When Highway 1 closes, expect sporadic supply interruptions.

Staying connected: cell and internet

Cell coverage in Big Sur is highly variable. Your carrier might have strong signal at one turnout and none two curves later. Before you commit to a property, speak with neighbors and test reception on-site.

For home internet, many households rely on satellite or fixed wireless. Low-latency LEO satellite options and point-to-point providers are common solutions, while a few pockets have better wired or fixed-wireless service. Availability is address-specific, so confirm at the exact property. See a snapshot of Big Sur internet options.

Healthcare and schools: know your routes

There are small local schools that serve the area, and families should confirm attendance zones and transportation details directly with districts. For most specialists, hospitals, and emergency care, you will travel to Monterey, Carmel, or Salinas. Response times vary with road and weather. Map the fastest routes to urgent care and hospitals and consider medevac contingencies if you are in a remote pocket.

Wildfire, storms, and readiness

Wildfire is a recurring hazard in the Santa Lucia range. Recent fires shaped policy and planning. The Soberanes Fire in 2016 burned across the region and destroyed homes. The Dolan Fire in 2020 burned more than 120,000 acres and damaged infrastructure in one season. These events affect insurance availability, premiums, and how you maintain your home. Read about the Soberanes Fire context and see the Dolan Fire incident summary.

Defensible space is required by state law. Public Resources Code 4291 sets baseline fuel-reduction rules, and AB 3074 directed the State Board of Forestry to develop an ember-resistant Zone 0 within 0 to 5 feet of structures. Rulemaking and timelines continue to evolve, so check current guidance with the Board of Forestry, CAL FIRE, and Monterey County before you begin work. For homeowner steps, see Fire Safe Monterey’s defensible space guidance and the AB 3074 text.

Landslides and coastal storms can isolate parts of the coast and complicate evacuations. Highway 1 closures during coastal emergencies are a practical reality. If you are near the water, know your evacuation routes and vertical-escape options. Monterey County includes tsunami annex planning in its emergency materials. Review the county’s tsunami incident annex.

Rules and building limits

Big Sur is a region, not an incorporated town, and a large share of its land is public or conservatively managed. The Big Sur Local Coastal Plan preserves scenic values and limits development. That means new housing supply is constrained, permits can be slow, and site development can be costly. Inventory is small and often includes second homes or hospitality properties, so availability is limited and pricing for well-located homes is typically at a premium. Explore background on Big Sur’s planning and constraints.

Buyer checklist: make the romance real

Use this quick checklist to separate dream from day-to-day.

• Access and commutes

  • Map your reliable route to groceries, clinic, and post office. Factor how closures could add hours. Start with Highway 1’s closure history.

• Utilities and redundancy

  • Confirm electricity provider and PSPS risk at the address. Ask about past PSPS events and any local community resource centers. Plan for a generator or battery, safe fuel storage, and cold-chain solutions. Review PG&E’s PSPS overview.

• Connectivity

  • Test cell coverage on-site and confirm ISP options at the exact property. Satellite or fixed wireless is common. See Big Sur internet options.

• Fire and landslide readiness

  • Request a defensible-space history and documentation of any fire damage or repairs. Budget for home hardening and fuel reduction. Check current county and CAL FIRE guidance and use Fire Safe Monterey’s checklist.

• Insurance and lending

  • Start insurance quotes early and share mitigation details with your lender. Requirements can vary by location and risk score.

• Services and lifestyle fit

  • List what is near you and what is not. Expect limited local retail, gas, and dining, with most major services in Monterey, Carmel, or Salinas. Background on regional services and context.

Is full-time Big Sur right for you?

If you value privacy, nature, and a quieter rhythm, Big Sur can be unmatched. You also need comfort with planning, backup systems, and occasional isolation. Many residents keep a simple routine: regular supply runs, seasonal property maintenance, and clear emergency plans. With the right preparation, the payoff is a daily life that feels both grounded and extraordinary.

If you want help weighing a specific property’s access, utilities, and risk profile, reach out to a local advisor who knows the terrain. As a Carmel-by-the-Sea–based agent with deep Peninsula roots and Compass resources, Alex Brant can guide you through due diligence and strategy for year-round living in Big Sur. Let’s connect.

FAQs

What does year-round Highway 1 access look like in Big Sur?

• Highway 1 has a long history of landslides and storm closures that can isolate sections for weeks or months, so plan flexible schedules and backup supplies, and check Caltrans updates before major trips. Background on closures.

How do PG&E safety shutoffs affect daily life in Big Sur homes?

• During severe fire weather, PG&E may cut power under its PSPS program, so residents often use generators or batteries, keep fridges cold with ice plans, and charge devices ahead of events. PSPS overview.

Can you get reliable internet for remote work in Big Sur?

• Many addresses use satellite or fixed wireless, while a few pockets have better wired or point-to-point options, so test service at the exact property and plan redundancy if video calls are critical. See local options.

What should homeowners know about wildfire rules in Big Sur?

• Defensible space around structures is required by state law, and new ember-resistant Zone 0 guidance is in progress, so follow county and CAL FIRE updates and use local checklists for home hardening. Fire Safe Monterey and AB 3074.

Are there many homes for sale in Big Sur at once?

• Inventory is small due to strict land-use limits and a high share of public land, so expect limited availability and premium pricing for well-located, well-accessed homes. Planning context.

How should I evaluate a specific Big Sur property before I buy?

• Map access routes, confirm utilities and PSPS history, test cell and internet on-site, review defensible space and insurance quotes, and verify any slope or coastal hazard considerations with local experts and county guidance.