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Private company

PISMO COAST VILLAGE INC

PISMO COAST VILLAGE INC is an American hotels company, incorporated in California.1 It is headquartered in Pismo Beach, California.1

Last updated Oct 21, 2026.

Overview

$10.1MRevenue, fiscal 20252
$908.0KNet income, fiscal 20252
  • IndustryHotels, Rooming Houses, Camps & Other Lodging Places1
  • HeadquartersPismo Beach, California1
  • Incorporated inCA3
  • Business address165 S Dolliver St, Pismo Beach, Ca 934493
  • Filer categoryNon-accelerated filer, Smaller reporting company3

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Pismo Coast Village, Inc., the "Registrant" or the "Company," was incorporated under the laws of the State of California on April 2, 1975. The Company's sole business is owning and operating Pismo Coast Village RV Resort, a recreational vehicle resort (hereinafter the "Resort") in Pismo Beach, California. The Resort has continued to enhance its business by upgrading facilities and services to better serve customers.4 From its latest annual report

Financials

From the company’s reports to the SEC. Every number links to the filing it came from.

Key numbers, fiscal 2025

9.4%Operating margin2
9.0%Net margin2
3.6%Revenue growth, 20252
3.5%Return on equity2
$1.7MFree cash flow2

Where the money goes

Where each dollar of revenue went, fiscal 2025

  • Cost of revenue4¢$386.0K
  • Other costs83¢$8.4M
  • Income tax4¢$431.0K
  • Profit9¢$908.0K

Out of $10.1M in revenue.2

Where each dollar of operating cash went, fiscal 2025

  • Capital spending17¢$359.0K
  • Kept or used elsewhere83¢$1.7M

Out of $2.1M of cash from operations.2

Financial statements

Revenue56789102$10.1M in 2025+19% since 2018
0$5.0M$10.0M$15.0M2018: $8.5M$8.5M20182019: $8.5M$8.5M2019+0%2020: $7.4M$7.4M2020−13%2021: $9.8M$9.8M2021+32%2022: $10.3M$10.3M2022+5%2023: $9.8M$9.8M2023−6%2024: $9.7M$9.7M2024−0%2025: $10.1M$10.1M2025+4%
Operating income56789102$945.0K in 2025−53% since 2018
0$1.0M$2.0M$3.0M2018: $2.0M$2.0M20182019: $2.0M$2.0M2019+0%2020: $1.3M$1.3M2020−36%2021: $2.9M$2.9M2021+127%2022: $2.5M$2.5M2022−15%2023: $1.2M$1.2M2023−52%2024: $1.2M$1.2M2024+4%2025: $945.0K$945.0K2025−24%
Net income6789102$908.0K in 2025−44% since 2018
0$1.0M$2.0M$3.0M2018: $1.6M$1.6M20182019: $1.5M$1.5M2019−9%2020: $878.9K$878.9K2020−41%2021: $2.4M$2.4M2021+175%2022: $2.0M$2.0M2022−17%2023: $988.0K$988.0K2023−51%2024: $1.1M$1.1M2024+13%2025: $908.0K$908.0K2025−19%
Fiscal year20182019202020212022202320242025
Revenue$8.5M5$8.5M6$7.4M7$9.8M8$10.3M9$9.8M10$9.7M2$10.1M2
Cost of revenue$540.4K5$531.2K6$491.6K7$625.4K8$639.4K9$545.0K10$513.0K2$386.0K2
Operating expenses$6.7M8$7.6M10$7.5M10$9.1M2
Operating income$2.0M5$2.0M6$1.3M7$2.9M8$2.5M9$1.2M10$1.2M2$945.0K2
Interest$10.1K5$17.5K6$17.4K7$13.5K8$11.8K9$14.5K9
Income before tax$2.7M9$1.3M10$1.6M2$1.3M2
Income tax$386.3K5$637.4K6$395.7K7$1.1M8$724.7K9$343.0K10$495.0K2$431.0K2
Net income$1.6M6$1.5M7$878.9K7$2.4M8$2.0M9$988.0K10$1.1M2$908.0K2
Earnings per share$1,359.638$1,129.289$557.0010$629.002$512.002
Earnings per share (diluted)$557.0010$629.002$512.002
Shares (weighted, basic)1.8K shares81.8K shares101.8K shares21.8K shares2
Shares (weighted, diluted)1.8K shares101.8K shares21.8K shares2

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What it owns

What PISMO COAST VILLAGE INC reports owning in its annual reports to the SEC: buildings, land and equipment, real estate and locations, investments, intangible assets and inventory, at the end of its latest fiscal year and a year before.

Property and equipment

ItemLatestA year beforeChange
Property and equipment, before depreciation$27.6M2 Sep 30, 2025$27.3M2 Sep 30, 2024+1.0%
Accumulated depreciation$11.0M2 Sep 30, 2025$10.6M2 Sep 30, 2024+4.0%
Property and equipment, net$16.6M2 Sep 30, 2025$16.7M2 Sep 30, 2024−0.9%

Investments

ItemLatestA year beforeChange
Cash and cash equivalents$1.3M2 Sep 30, 2025$333.0K2 Sep 30, 2024+304.8%
Marketable securities, current$1.1M2 Sep 30, 2024$1.0M10 Sep 30, 2023+5.4%

Inventory

ItemLatestA year beforeChange
Inventory, total$75.0K2 Sep 30, 2025$81.0K2 Sep 30, 2024−7.4%

Properties, in its own words

Owned Properties

The Company's principal asset consists of the Resort, which is located at 165 South Dolliver Street in Pismo Beach, California. The Resort is built on a 26-acre site and includes 400 campsites with full hookups and nearby restrooms with showers and common facilities, such as a video arcade, recreation hall, restaurant, general store, swimming pool, laundromat, and three playgrounds.

The rest of Item 2

The Company also has numerous parcels of real property, listed below:

Property address · Property Size · Property Use

RV Storage Yards

2180 Arriba Place in Arroyo Grande, California · 19.3 acres · RV storage yard - 900 unitsCell tower

1295 Sand Dollar Avenue, Oceano, California · 5.5 acres · RV storage yard - 400 units

974 Sheridan Road, Arroyo Grande, California · 6.4 acres · RV storage yard - 200 units

2030 Front Street in Oceano, California · 2.2 acres · RV storage yard - 200 units

2250 22nd Street, Oceano, California · 2.1 acres · RV storage yard - 100 unitsCell tower

424 South Dolliver Street, Pismo Beach, California · 3.3 acres · RV storage yard - 100 unitsCell tower

255 N. Oak Glen Avenue in Nipomo, California · 4.42 acres · Pending development

Fountain Avenue in Oceano, California(1) · 4.7 acres · Pending development

Properties Leased to 3rd Parties

180 South Dolliver Street, Pismo Beach, California · 0.6 acres · Storefront with parkingRV maintenance bay

2096 Nipomo Street in Oceano, California · 0.4 acres · RV Repair & Service Facility

(1) The construction permit to develop this property, which was granted by the County of San Luis Obispo, was contingent upon permit approval by the California Coastal Commission. In January 2006, the Commission denied the permit based on wetland conditions. The property is currently being considered for another use or possibly liquidation.

There is no deferred maintenance on any of the Resort's facilities. The Company's facilities are in good condition and adequate to meet the needs of the shareholder users as well as the public users. The Company continues to develop sufficient revenue from general public sites sales to support a continued positive maintenance program and to meet the demands of shareholders use of free sites.

Management considers the Company's insurance policies adequate coverage for risk and liability exposure.

Leased Properties

Property address · Property Size · Property Use

RV Storage Yards

1909 Delta Lane, Oceano, California · 6.3 acres · RV storage yard - 200 units

Item 2 of the 10-K filed Dec 18, 2025.4

Leadership

Who has led PISMO COAST VILLAGE INC, and when. Pick a name to see everywhere that person has worked.

Chief executive

  1. George Pappi Jr.2024–now

President

  1. Jerald D. Pettibone2008
  2. George Pappi Jr.2024–now
2010201520202025
Board members and other officers (30)

Timeline

  1. Feb 25, 20268-K Executive or director change; Shareholder vote46
  2. Nov 14, 20258-K Executive or director change47
  3. Sep 24, 20258-K Executive or director change48
  4. Sep 24, 20258-K Bylaws or fiscal year changed49
  5. Sep 4, 20258-K Ended a material agreement; Executive or director change50
  6. May 22, 20258-K Shareholder vote51
  7. May 22, 20258-K Executive or director change52
  8. May 22, 20258-K Executive or director change53
  9. May 22, 20258-K Executive or director change54
  10. Jan 23, 20258-K Executive or director change55
  11. Nov 19, 20248-K Change of auditor56
  12. Nov 15, 20248-K Executive or director change57
  13. Aug 7, 2024New chief executive George Pappi Jr. becomes CEO15

Calendar

When it reported results

  1. Apr 18, 2023Reported quarterly or annual results58

Upcoming dates from Nasdaq's calendar; past results from the company's 8-K filings (Item 2.02). The full markets calendar

Filings

75 filings to the SEC since October 2021: 5 annual reports, 15 quarterly reports, 36 major events, 13 insider forms, 6 other. The latest 20:

  1. Aug 13, 202610-Q EDGAR
  2. May 13, 202610-Q EDGAR
  3. Feb 25, 20268-K EDGAR
  4. Feb 12, 202610-Q EDGAR
  5. Dec 18, 2025DEF 14A EDGAR
  6. Dec 18, 202510-K EDGAR
  7. Nov 14, 20258-K EDGAR
  8. Sep 24, 20258-K EDGAR
  9. Sep 24, 20258-K EDGAR
  10. Sep 17, 20253 PRIMARY DOCUMENT EDGAR
  11. Sep 11, 20253 PRIMARY DOCUMENT EDGAR
  12. Sep 11, 20253 PRIMARY DOCUMENT EDGAR
  13. Sep 4, 20258-K EDGAR
  14. Aug 13, 202510-Q EDGAR
  15. May 27, 20253 PRIMARY DOCUMENT EDGAR
  16. May 27, 20253 PRIMARY DOCUMENT EDGAR
  17. May 22, 20258-K EDGAR
  18. May 22, 20258-K EDGAR
  19. May 22, 20258-K EDGAR
  20. May 22, 20258-K EDGAR

The 75 filings since October 2021 can be filtered by form type and year here when JavaScript is on.

Every filing from the last five years, summarized. The full record is on SEC EDGAR.

Insider trades

6 open-market trades by officers, directors and large owners since October 2021: 6 buys and 0 sales. Grants, option exercises and gifts are left out.

DateWhoTradeSharesPriceValueFiling
Apr 28, 2025Pappi George JrPresident of the Board and CEOBuy1$58,000.00$58.0KForm 4
Oct 21, 2024JOHNSON MARCUS P.DirectorBuy1$55,000.00$55.0KForm 4
Aug 5, 2024Pappi George JrPresident of the Board and CEOBuy1$58,000.00$58.0KForm 4
Jun 22, 2022JOHNSON MARCUS P.DirectorBuy1$47,000.00$47.0KForm 4
Jun 22, 2022JOHNSON MARCUS P.DirectorBuy1$47,000.00$47.0KForm 4
Jun 22, 2022JOHNSON MARCUS P.DirectorBuy1$47,000.00$47.0KForm 4

From Forms 4 filed with the SEC.

Funding

Where the company's money came from, by calendar year: private offerings filed with the SEC, federal grants, loans, contracts and other assistance from USAspending.gov, and PPP loans from the SBA. Each bar links to the records below.

Money received by year$543.8K 2020–2020
Money received by yearMoney received by year, 2020–2020: $543.8K in all. PPP loans $543.8K.$0$200K$400K$600K2020 · PPP loans: $543.8K2020
Figures by year
YearPPP loansTotal
2020$543.8K$543.8K

PPP loans

Paycheck Protection Program loans of $150,000 and up, approved April 2020 to July 2021, from the SBA59. Matched to this company by name and state.

  1. Apr 27, 2020$543.8K PPP loan (first draw) from Pacific Premier Bank59To PISMO COAST VILLAGE, INC., Pismo Beach CA; $549.4K forgiven May 11, 2021

SEC filer profile

How PISMO COAST VILLAGE INC is registered with the Securities and Exchange Commission, from its EDGAR record and the cover page of its latest annual report.

  • Name on EDGARPISMO COAST VILLAGE INC1
  • CIK0000216877
  • Employer ID (EIN)95-29904414
  • Filer statusNon-accelerated filer not an emerging growth company; a smaller reporting company; not a shell company4
  • Incorporated inCalifornia4
  • Fiscal year endsSeptember 301
  • Industry code (SIC)7000 Hotels, Rooming Houses, Camps & Other Lodging Places1
  • SEC reviewing officeOffice of Real Estate & Construction, Division of Corporation Finance1
  • Business address165 S Dolliver St, Pismo Beach, CA 934491
  • Phone80577356491
  • Shares outstanding1,774 as of Jun 30, 202613
  • Public float$106.0M as of Mar 31, 20254
  • AuditorWithumSmith+Brown, PC, Irvine, California PCAOB ID 100; no auditor attestation of internal control over financial reporting4
  • On EDGAR sinceAug 11, 19951
  • Filings294 in all: 10-Q (55), 8-K (46), 10QSB (39), DEF 14A (30), 3 (22), 4 (20), 10-K (17), 5 (15)1
    All 20 form types

    ARS (14), 10KSB (13), 8-K/A (7), UPLOAD (4), 10-Q/A (2), CORRESP (2), NT 10-Q (2), PRE 14A (2), 10-K/A (1), 10KSB40 (1), NT 10-K (1), PRER14A (1)

  • Latest filingsAnnual report (10-K) Dec 18, 2025
    Quarterly report (10-Q) Aug 13, 2026
    Proxy statement (DEF 14A) Dec 18, 2025
    Latest 8-K (8-K) Feb 25, 2026

Risk factors and legal proceedings

The risks PISMO COAST VILLAGE INC names in Item 1A of its 10-K filed Dec 18, 2025: 10 risks under these headings, as written.4

  • increased gas prices;
  • increased competition from new resorts in our market;
  • increases in operating costs due to inflation, labor costs, workers' compensation and healthcare related costs, utility costs, insurance, and unanticipated costs such as acts of nature and their consequences and other factors that may not be offset by increased rates;
  • changes in interest rates, cost, and terms of debt financing;
  • changes in governmental laws and regulations, fiscal policies and zoning ordinances and the related costs of compliance with laws and regulations, fiscal policies, and ordinances;
  • adverse effects of market conditions, which may diminish the desire for leisure travel; and
  • adverse effects of a downturn in the leisure industry.
  • construction cost overruns and delays;
  • a possible shortage of available cash to fund capital improvements and the related possibility that financing of these expenditures may not be available to us on favorable terms;
  • uncertainties as to market demand or a loss of market demand after capital improvements have begun;
  • disruption in service and site availability causing reduced demand, occupancy, and rates; and
  • possible environmental issues.

Legal proceedings

No pending legal proceedings against the Company other than routine litigation incidental to the business.

The opening of Item 3, Legal Proceedings.4

Sources

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