Coastal Currents · May 2026
Peak spring, and pricing discipline is deciding everything.
Homes priced on the high side of their range have really struggled, while anything priced correctly from day one is moving fast. The difference is not demand. It is pricing. Plus Hillcrest renovations and Jimmy B's opening on El Camino Real.
Published by Adam Boehrer, Real Estate Agent, Pacific Sotheby’s International Realty, DRE #02419464.
A Note From Adam
Homes priced on the high side of their value range have really struggled. Buyers are pickier this cycle. They've been willing to sit on the sidelines and wait for price cuts, and they've been rewarded for waiting. At the same time, homes priced aggressively and correctly from day one are moving fast. San Clemente closed March with a median of 11 days on market, while Orange County overall is still at 38. The difference isn't demand. It's pricing discipline. If you're thinking about a move, in either direction, getting the strategy right from day one matters more this year than it has in a while.
This Issue · San Clemente
What's happening in the neighborhood.
Hillcrest Is the Most Active Renovation Pocket
Hillcrest, a hilltop neighborhood at the south end of San Clemente looking out over the ocean and Trestles, is seeing more construction activity than anywhere else in the city right now. Several new builds, ground-up rebuilds, and heavy remodels are all advancing in parallel. When this much capital lands in one neighborhood at the same time, the comps move with it.
Around Town
What's new in San Clemente.
Jimmy B's Is Open on El Camino Real
Jim Bellino's steakhouse concept, already a hit in Palm Springs, opened at 204 S El Camino Real on May 1. Jimmy B's Grill, Cocktails & Steakhouse brings live music and a proper bar program to the Village. Worth a visit while the early-run energy is high.
Spring Concert Season Returns to the Pier
The city's free outdoor concert series kicks off this month at the pier and at San Clemente State Park. It's the most reliable weekly thing on the calendar through summer, and a good reminder of why people pay a premium to live within walking distance of the water.
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.
Downtown New Build Returns at a Lower Price
A newly built home in downtown San Clemente, a few blocks from Avenida Del Mar and about five minutes on foot to the sand. Returned to the market at a reduced price.
Want to learn more about one of these properties?
By The Numbers
San Clemente, March and April 2026
San Clemente Single-Family | March 2026
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11
Median Days on Market
Down from 19 days last March.
-
2.5
Months of Supply
Tighter than 3.3 months a year ago.
-
$1.81M
Median Sales Price
91 active listings. 32 new pendings in March.
San Clemente City-Wide | April 2026 Snapshot
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28%
Listings with a Price Cut
Among the lowest in Orange County.
-
100.8%
Sale-to-List Ratio, March
Homes under $5M closed at 101.1%.
-
+123%
10-Year Home Value Growth
Top tier of Orange County.
Sources: CRMLS via InfoSparks (March 2026 closings, latest available) and Pacific Sotheby's April 2026 Market Report.
San Clemente in Context
How the coast compares this month.
How San Clemente sits against its coastal peers this month.
| City | Days to Clear | Price Cuts | Sale / List |
|---|---|---|---|
| San Clemente | 52 | 28% | 100.8% |
| Dana Point | 74 | 27% | 96.0% |
| Laguna Beach | 201 | 34% | 96.7% |
| Newport Coast | 125 | 35% | 92.9% |
| San Juan Capistrano | 79 | 28% | 98.3% |
San Clemente is moving faster than most of South Orange County on market time, holding firmer on price, and closing at or above list. Among coastal peers, only Dana Point matches San Clemente on pricing discipline.
10-year growth
San Clemente +123%, Dana Point +123%, Laguna Beach +98%, Newport Coast +139%, San Juan Capistrano +105%.
Before You List
The conversation before the listing.
You don't have to be ready to sell to start the conversation. The best listings usually begin a year or two before they hit the market. Early conversations let me understand your home and your goals, so when the timing is right, we list it positioned to bring the best result.
If that sounds like you, let's talk.
I'll pull the comps, write up the read, and send it back to you.