Coastal Currents · February 2026
What I'm watching as the 2026 market opens.
January closed with the median San Clemente single-family home taking 53 days to sell, up from 29 the year before. Supply barely moved. What that combination says about the spring ahead, plus where the renovation capital is going in Hillcrest.
Published by Adam Boehrer, Real Estate Agent, Pacific Sotheby’s International Realty, DRE #02419464.
A Note From Adam
After a slow December, January numbers are starting to come in. The pattern I keep seeing in San Clemente is the one that defined the back half of last year. Homes priced correctly from day one are clearing fast. Homes priced on the high side of their range are sitting. Buyer demand has not gone away, it has just gotten more selective. Rates softened slightly in the new year, which is helping move-up buyers feel less stuck. If you are considering a move in 2026, the next ninety days are when most of the spring decision-making happens. I would rather have a quiet conversation now than a rushed one in May.
This Issue · San Clemente
What's happening in the neighborhood.
Hillcrest Is Where the Capital Is Going
Hillcrest, the hilltop neighborhood at the south end of San Clemente looking out over the ocean and Trestles, is the most active renovation pocket in the city right now. New builds, ground-up rebuilds, and full-scope remodels are advancing across multiple streets in parallel. When this much capital lands in one neighborhood at the same time, it tightens future inventory and pulls the comps with it.
Owners Are Reinvesting, Not Selling
Across the rest of South San Clemente, the dominant pattern is full-scope renovation, not cosmetic refresh. That is what owners do when they are planning to stay for a long run. It strengthens neighborhood comps and signals that the people already here are not the ones giving up their seats anytime soon.
Around Town
What's new in San Clemente.
Pure Burger Bar Opens in San Clemente
Pure Burger Bar quietly opened in town this month, a small organic, grass-fed burger concept with loaded fries and a focused menu. February openings tend to fly under the radar before the spring tourist mix shows up, which makes them worth catching early.
Pre-Spring Is When the Locals Get the South County Breaks Back
February is the quiet stretch at the south county surf spots. Trestles, T-Street, and Lower Trestles all thin out before the spring crowd returns. If you are looking at homes here from out of state, this is the part of the year that shows you what the town feels like day to day.
On My Desk
Deals worth knowing about.
Downtown San Clemente Coastal Compound
A compound property in downtown San Clemente, a short walk to Avenida Del Mar, the pier, and T-Street. One double lot holds an architect-designed main home and two additional independent living spaces, each with its own entrance, kitchen, and yard.
A Coastal Home Where the Numbers Favor a Patient Buyer
A South Orange County coastal home where the original financing structure is starting to put real pressure on the timeline. The current asking price reflects a more relaxed conversation than the listing might suggest. The kind of situation worth a quiet phone call before it becomes a public price reduction.
Want to learn more about one of these properties?
By The Numbers
San Clemente single-family, January 2026
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53
Median Days on Market
Up from 29 days last January.
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2.1
Months of Supply
Roughly flat against 2.2 a year ago.
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$1.73M
Median Sales Price
73 active listings. 25 new pendings in January.
Source: CRMLS via InfoSparks, January 2026 closings.
Thinking About Selling?
A quick introduction goes a long way.
Are you or someone you know thinking about selling in 2026?
If you, a friend, neighbor, or family member has been thinking about selling, a quick introduction is the most valuable thing you can do right now. I meet people where they are, take the time to understand what matters most to them, and position the home in a way that brings the most offers and the best deal possible.