Market Report
The San Clemente housing market, as it actually is right now.
I work this market every week, and I pull the numbers straight from the MLS rather than a national estimate site. This is the current read on San Clemente: what is selling, how fast, and where price actually sits. It refreshes with every issue of my newsletter, Coastal Currents.
Latest available reading: San Clemente, July 2026.
By the Numbers
The current read on San Clemente.
These numbers refresh with every new issue of Coastal Currents.
San Clemente · July 2026
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66
Expected Market Time
Days to sell the current supply, city-wide. Was 101 days a year ago.
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2.3
Months of Supply
Single-family. Tighter than 3.8 months a year ago.
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$1.87M
Median Sales Price
Single-family. 88 active listings, 39 new pendings in July.
San Clemente City-Wide · August 2026 Snapshot
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44%
Listings with a Price Cut
Share of active San Clemente listings, all price points.
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100.4%
Sale-to-List Ratio
Homes under $5M closed at 100.3% in July.
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+114%
10-Year Home Value Growth
Top tier of Orange County.
Sources: California Regional MLS (via InfoSparks / ShowingTime Plus) and Pacific Sotheby's August 2026 Market Report.
The Read
What these numbers actually mean if you live here.
The number worth watching here is expected market time, not days on market. Days on market only counts the homes that actually sold, so it flatters a market by ignoring everything still sitting. Expected market time takes the whole active supply and the current pace of demand and answers a more useful question: at today's rate, how long would it take to sell every home on the shelf. San Clemente is at 66 days, down from 101 a year ago. That is a seller's market by any normal reading.
At the same time, 44 percent of the active listings in town have taken at least one price cut, up from 34 percent at the start of July. Both things are true at once, and the split is about pricing, not demand. Homes that come out at a number the market recognizes are moving quickly and closing at or near ask. Homes that come out reaching are the ones sitting and cutting. In a market like this, the price you start at is not a formality. It is the single biggest lever you control, and getting it right in the first week is worth more than any amount of marketing after.
The long view is the part that does not show up on a single-month chart. San Clemente home values are up roughly 114 percent over the last ten years, which puts the town in the top tier of Orange County. Coastal South OC has been one of the more durable places to own a home in California, and that is the backdrop underneath every one of these monthly swings.
In Context
How San Clemente sits against its coastal peers.
Full residential, single-family and condos combined. Expected market time and price cuts are the current snapshot; sale-to-list is the most recent closed month. This is how the South OC coast compares town to town.
| City | Expected Market Time | Price Cuts | Sale / List |
|---|---|---|---|
| San Clemente | 66 days | 44% | 100.4% |
| Dana Point | 140 days | 28% | 99.6% |
| Laguna Beach | 235 days | 42% | 97.2% |
| Newport Coast | 201 days | 32% | 98.0% |
| San Juan Capistrano | 102 days | 45% | 99.2% |
San Clemente is the fastest-clearing market on this stretch of coast, working through its supply in about 66 days against 102 in San Juan Capistrano and 140 in Dana Point. Newport Coast is at 201 days and Laguna Beach at 235, which is what the very top of the market looks like. Over ten years, values are up +114% in San Clemente, just ahead of Dana Point's +113% and well ahead of Laguna Beach's +86%, with Newport Coast (+130%) and San Juan Capistrano (+96%) rounding out the group. The long-term picture favors the coast across the board.
Sources: California Regional MLS via InfoSparks (ShowingTime Plus) and Pacific Sotheby's Market Report. Ten-year growth per Pacific Sotheby's / Zillow.
The Town
The neighborhoods that make up San Clemente.
San Clemente is the "Spanish Village by the Sea," a name that goes back to founder Ole Hanson and the white-stucco, red-tile look you still see around the pier and downtown. It is not one market. It is a handful of distinct neighborhoods, and where a home sits changes the buyer, the price, and the pace.
- Pier Bowl & Southwest. The walkable heart of town around the municipal pier and Del Mar, closest to the sand, the surf, and the Metrolink. This is where the beach-town lifestyle premium is most concentrated.
- Talega. The master-planned community in the inland hills, built around a championship golf course, parks, and trails. Newer construction, family layouts, and its own set of amenities.
- Forster Ranch. A cluster of gated communities on the north side with varied floor plans and a lot of preserved open space, from coastal sage scrub to oak woodland.
- Rancho San Clemente. The hillside neighborhoods rising from under a hundred feet to over nine hundred above sea level, which means views are a defining feature.
- Coastal Currents, July 2026: expected market time falls to 70 days
- Coastal Currents, May 2026: peak spring and pricing discipline
- Coastal Currents, April 2026: March closed strong
- Coastal Currents, February 2026: what I was watching as the year opened
If you want to understand a specific pocket of town, that is exactly the kind of thing I am happy to walk through with you. The market average tells you very little about your street.
Find out what your San Clemente home is actually worth today.
More Coastal Market Reports
Reading a different town?
More coastal towns are on the way. For the running read across the whole South OC coast, Coastal Currents covers a different neighborhood every issue.
Reach out directly
Questions about a specific street or a specific home?
The market average is a starting point, not an answer. If you want the real read on your block, the easiest way to start is text or email.
Phone 949.541.8247
Email adam.boehrer@pacificsir.com
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