$1,972,204Average Value$924Average Price per Sq Ft91Homes For Sale
A master-planned beach town with a classic downtown and ocean views
Perpetually sunny with over 20 acres of beautiful beaches, San Clemente is a city of about 62,000 people on Southern California’s Pacific coast. Sixty miles south of Los Angeles and north of San Diego, the city attracts a lot of retired service members due to its proximity to Camp Pendleton. Known as the “Spanish Village by the Sea,” San Clemente’s master-planned streets are full of Mediterranean-influenced architecture, and the timeless downtown overlooking the ocean attracts many to its well-established shops and dining destinations. It's known to history buffs as the one-time home of the "Western White House," a Spanish mansion bought by President Richard Nixon in 1969. “San Clemente is a throwback to an earlier time of small-town charm that you don’t see anymore, particularly in this area of the country,” says council member and former mayor Chris Duncan, who fell in love with the city where he summered during his childhood before moving there in 2019. “The city has a surfing coastal heritage and is a wonderful place to raise a family, retire or start a business."
San Clemente City is known at Spanish Village by the Sea with all its beauty.
The Surfing Heritage and Cultural Center is a great place to learn about the history of surfing.
The Fisherman's Oyster Bar Restaurant is right on the San Clemente Pier.
Downtown San Clemente City overlooks the beautiful ocean attracting many people to visit.
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Mediterranean-influenced estate homes with ocean views
In September 2024, the median home price in San Clemente was around $1.8 million, compared to around $400,000 nationally and $900,000 in broader California. Though pricing is expensive by any standards, buying a home in the city is a good investment — values were up nearly 8% yearly. There are a handful of condos and townhomes in the city, but the housing inventory is primarily Mediterranean-influenced single-family homes. Regarding single-family housing development, San Clemente is largely built out, but there is still potential for growth. "Our population has plateaued, so we are looking at a few areas that might be suitable for medium or higher-density development," Duncan says. "We have a large senior community going in where our old hospital is, and we'd like to expand workforce housing." Different neighborhoods in the city each offer something distinct. There are custom estates with ocean views and gated communities in Southwest San Clemente, one of the city's most exclusive areas. Buyers can find multifamily options in Central, where downtown is located — proximity to the action and beach means there are a lot of rental properties in this area. Foster Ranch is a large section of the city known for being family friendly. It has four gated communities collectively known as The Reserves. Set against rolling hills and scenic canyons, the Coast District is known for stunning ocean views and privacy, set back from the crowds and traffic.
San Clemente City has many Spanish style homes scattered along the coast.
Mediterranean influenced single family homes are common in San Clemente City.
Many homes in San Clemente City over look the beautiful Pacific Ocean.
Large custom estates have stunning ocean views in San Clemente City.
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Capistrano Unified is a highly rated public school district
San Clemente is served by one of the best school districts in the state. Capistrano Unified is a public school district graded A-plus by Niche, with an A-plus in academics, college prep and teachers. The district has nearly 60 schools, including over 30 walkable community elementary schools, serving more than 40,000 students. It is the largest district in Orange County and the ninth largest in California, covering approximately 200 square miles. "Las Palmas is a standout elementary school. Parents fight to get their kids into Las Palmas because it has one of the best dual immersion Spanish programs in the state," Duncan says. Nearby higher education options include Saddleback College, Soka University and the University of California, Irvine.
Tucked way up in the San Clemente hills is Bernice Ayer Middle School.
The campus of Our Lady of Fatima Academy serves the students and faculty quite well.
San Clemente High School is a public school located in none other than San Clemente.
When you go to Las Palmas Elementary School, you're getting an amazing education.
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Shopping and dining along the Avenida Del Mar in downtown San Clemente
Avenida Del Mar, San Clemente's Main Street-style downtown, is a handful of walkable blocks showcasing low-rise Spanish buildings. The road stretches a few blocks west from El Camino Real to the city's iconic pier. The area has historic buildings, free parking, mom-and-pop restaurants and longtime shops like Sam's Shoes, which has been there for half a century. "Del Mar looks like it did 50 years ago — shops and restaurants are coming in, but at the same time, we've maintained that historic feel," Duncan says. "It has the charm that you don't see many places in California. Some of our contemporaries have really modernized, but we want our downtown to be the classic, increasingly rare, historic downtown that is warm and comfortable." Near downtown, Casa Romantica Cultural Center is the former home of the city's founder, Ole Hanson. It's a magnificent Mediterranean mansion with sweeping ocean views. At the Outlets at San Clemente, a Spanish-style outlet mall, residents can shop at over 60 brand-name stores or eat at dine-in and fast-food restaurants. There are also plenty of commercial areas and restaurants around El Camino Real, the city's main road running north to south.
San Clemente Pier is a popular spot for walking, fishing and catching the sunset.
Downtown San Clemente City has some of the best eateries around.
Sit outdoors and enjoy tasty meals in the downtown area of San Clemente City.
San Clemente Outlets hosts the South OC Cars and Coffee over their parking structure.
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San Clemente Beach trails is one of the only unpaved beach trails in the state
Home to over 20 parks, San Clemente provides ample opportunities for picnics, sports and breezy strolls in a climate averaging 300 days of sunshine annually. The city's northern half is interwoven with mixed-use trails so locals can walk or bike around town. "We have one of the only unpaved beach trails in California. It's a great way to get out and exercise," Duncan says. The popular 2.3-mile San Clemente Beach Trail offers panoramic views of the Pacific Ocean and connects the city's beaches: San Clemente State Beach, T-Street Beach and North Beach. These beaches are the town's highlight, drawing visitors from all over. They're ideal for surfing — the city even has a museum dedicated to the sport called the Surfing Heritage and Culture Center. More recreation includes swimming and fishing, especially from the iconic 1,300-foot-long San Clemente Pier.
Most every day you'll find people gathered at the beaches of San Clemente watching the surfers.
There are many parks to play a variety of sports in San Clemente City.
Walk along the beautiful unpaved beach trails in San Clemente City.
San Clemente City has great weather for breezy strolls on the beach.
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Puttin' on the Glitz is one of the city's calendar highlights
The city hosts year-round events to unite its residents while leveraging its mild climate. "We have a lot of events on Avelinda Del Mar downtown where we shut it down, and people can bring the strollers out so the whole family can enjoy," Duncan says. Put on by the Chamber of Commerce, the San Clemente Fiesta Music Festival has been going strong since 1955. The large-scale outdoor party promises bands, food and activities for the kids. The Ocean Festival, dubbed "The Greatest Show on Surf," has been a major draw since 1978. The multiday event has expanded to include lifeguard games, a surfing contest, boat races and other activities. According to Duncan, it's a throwback to the surfing heritage that you won't see many other places. "We have so many great events, but Puttin' on the Glitz is probably my favorite," Duncan says. The city comes alive during the holidays with bright light displays and a Santa's Village by the Sea. There are carolers, street musicians, sweet treats, activities for kids and a gingerbread-making contest. "You have a different feel because it's chillier, and you can get s'mores and hot chocolate from the stores," Duncan says. "Because of its historical charm, it's extra special — like the timeless holiday spirit you only see in the movies."
Enjoy some singing while taking a stroll on the San Clemente Pier.
Surfers come from all around to visit San Clemente City for great surfing.
The San Clemente Pier has beautiful views in either direction.
Chinelos, or traditional costumed dancers, are vibrant during the Cinco De Mayo Fiesta.
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Low crime with environmental risks like wildfires and coastal erosion
Crime in San Clemente is low by both state and national standards. In 2023, the city averaged around 45 violent crimes each month per 100,000 residents, compared to 100 in broader California and around 110 nationally. Incidents of property crime happened at a rate of 110 each month per 100,000 residents, compared to 200 in broader California and around 175 nationally. "We pride ourselves on being a very safe community, among the safest communities in Southern California," Duncan says. "Like any beach city, we see some crime, but public safety is a priority here. We're also a military town, which adds a sense of security."
The climate in San Clemente is ideal, with warm and breezy summers in the mid-80s and cool, rainy winters in the upper 60s. However, the city faces a few environmental risks, including wildfires on its eastern side, which sits up against the Santa Ana Mountains. Fire insurance is becoming a significant issue in the state as major carriers continue to flee a volatile market. "We actually lost our property insurance because of the risk where we are, and one thing that council is focused on is lowering our fire score so people can keep their insurance instead of buying into the state system, which is even more expensive," Duncan says. Combatting coastal erosion and water quality issues are other issues on the council's radar. "There has been a big city effort to bring sand to the beaches and make sure that we retain the sandy areas along the coast for residents and visitors to enjoy," Duncan says.
The city is 60 miles south of Los Angeles and 60 miles north of San Diego
San Clemente has direct access to Interstate 5, which runs north to south on the city's western side. "Traffic can be a challenge on the 5, especially driving north from Camp Pendleton," Duncan says. "That said, our local traffic is really well managed. We've got four-lane roads that do a bit more than adequate job getting people through the city." For orientation to the greater metro areas, Los Angeles is about 60 miles north, and San Diego is 60 miles south. Still, most commuters are local to Orange County, traveling to places like Irvine or Anaheim, which are closer to 30 miles away. Though a car is part of Southern California's culture, public transportation options exist in the city. There are bus routes operated by the Orange County Transportation Authority, Metrolink rail services and the San Clemente Trolley, a free transportation option running between the pier and the Outlets at San Clemente. The closest place to catch a flight is John Wayne Airport, about 30 miles north near Costa Mesa, a drive that takes between 30 and 60 minutes during rush hours. The city has many medical offices and urgent care facilities, but the major hospital is Providence Mission in either Laguna Beach or Mission Viejo.
Written By
Amber Steinmetz-Cole
Photography Contributed By
Samuel Evans
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Reach out to
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GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in San Clemente, CA sell after 43 days on the market compared to the national average of 56 days. The median sale price for homes in San Clemente, CA over the last 12 months is $1,750,000, up 3% from the median home sale price over the previous 12 months.
Experience elevated coastal living in the heart of San Clemente’s coveted Pier Bowl. Designed by renowned local architect Michael Luna, this brand-new luxury townhome pairs ocean and village views with refined modern design, a private elevator, solar power, and a rooftop deck crafted for entertaining. The ground level features a spacious two-car garage, welcoming entry, laundry room, and
This home is a Lifestyle home in every sense-just 3.8 miles from the beach, where coastal breezes and morning walks, and sunsets become part of your everyday. A rare find at the private end of a cul-de-sac, this beautifully upgraded 4-bedroom+office, 3 bath, 3317 sq ft coastal residence captures the essence of elevated San Clemente living. A very open, light-filled floor plan is enhanced by
Freshly renovated is this pristine beach close retreat that truly feels as if you’ve stepped into a 5 star resort all your own. Starting with crisp clean curb appeal that includes a spacious two car driveway, an enclosed front courtyard and mature specimen trees enter through an ornate custom cast iron gate which opens onto a sprawling side entry alcove which harkens back to a simpler porch
Welcome to your dream single-level mid-century home with a 70’s twist—where style, space, and that unmistakable “let’s have a martini (or mocktail) at sunset” vibe all come together. Set on an expansive 10,065 sq ft lot (rare for the area) this 3 bedroom, 2.5 bathroom home offers approximately 1,951 sq ft of thoughtfully curated living space, all wrapped in effortless coastal energy in one of San
Experience elevated coastal living in the heart of San Clemente’s coveted Pier Bowl. Designed by renowned local architect Michael Luna, this brand-new luxury townhome pairs ocean and village views with refined modern design, a private elevator, solar power, and a rooftop deck crafted for entertaining. The ground level features a spacious two-car garage, welcoming entry, laundry room, and
Ocean-view coastal living just steps from the sand and the iconic San Clemente Pier. This exceptional oceanfront luxury condo has been completely reimagined, taken down to the studs and rebuilt with top-tier materials and refined finishes throughout. Enjoy breathtaking, unobstructed views of the sparkling Pacific Ocean, rolling waves, Catalina Island, the San Clemente Pier, and the coastline
Discover refined coastal living in the highly sought-after Rancho San Clemente community. Designed to impress, this residence features soaring ceilings, oversized windows, and an abundance of natural light that creates a bright, open atmosphere throughout. Elegant travertine flooring spans the main level, blending sophistication with durability. The welcoming living area is highlighted by a
NANCY BAHENA SANCHEZeXp Realty of Southern California
3215 S El Camino Real presents a rare coastal investment opportunity consisting of a brand new construction 3-bedroom, 2.5-bath single-family residence and a detached 1-bedroom, 1-bath ADU in one of San Clemente’s most desirable neighborhoods. The property offers the flexibility of owner-occupancy with rental income or a long-term investment in a high demand coastal rental market. Seller
Set behind the gates of Careyes on one of its largest and most coveted 1/3-acre lots, this Italian Riviera–inspired estate unfolds like a private European retreat tucked quietly into the hills of San Clemente. From the moment you arrive, there is a shift. The architecture feels storied and intentional, rooted in another era. Soaring wood-beamed ceilings rise above Richard Marshall hardwood floors
Welcome to coastal living in the heart of San Clemente! This charming two-bedroom, two-bathroom manufactured home is located in the highly sought-after 55+ community, Capo Beach Cottages, just a short walk from the Pacific Ocean. Step inside the home to find an inviting open-concept layout, where natural light pours through the many doors and windows. The kitchen features crisp white cabinetry,
Located in the desirable Southeast enclave of coastal San Clemente, this dialed-in single level home offers a combination of indoor & outdoor space hard to come by. Situated on over 10,000 SF, this desirable lot is generally flat giving it an extra sense of scale & usability. Over 3,000 SF of level living encompasses four generous bedrooms (most with direct ocean views), three remodeled bathrooms
Fabulous location across from the Municipal Golf Course and near dining. Relax on your balcony and enjoy views of the ocean, Catalina, hills, tennis courts, pool and golf course all at once? HOA amenities include a secure building, pool, tennis, spa, rec room, men's and women's workout rooms, guest parking, covered parking with storage and secured entrance. Near beaches and State Park. Washer and
Perched on a scenic hillside in Southeast San Clemente, this beautifully updated home offers stunning ocean views and a welcoming layout designed for everyday family living. Bright, open-concept living spaces are filled with natural light and features SPC wide-plank flooring, recessed lighting, and large windows that capture the coastal scenery. The thoughtfully designed kitchen is the heart of
This home is a Lifestyle home in every sense-just 3.8 miles from the beach, where coastal breezes and morning walks, and sunsets become part of your everyday. A rare find at the private end of a cul-de-sac, this beautifully upgraded 4-bedroom+office, 3 bath, 3317 sq ft coastal residence captures the essence of elevated San Clemente living. A very open, light-filled floor plan is enhanced by
Welcome to this beautifully appointed single-level end-unit home located in the highly desirable Santalana tract of Talega. Offering 3 bedrooms and 2 bathrooms, this residence features an open-concept layout filled with abundant natural light. The spacious primary suite includes a walk-in closet, dual vanities, and a large walk-in shower, creating a relaxing retreat. Two additional bedrooms
BREATHTAKING VIEWS!!!! Perched on one of the most extraordinary ocean-view parcels in all of San Clemente, this remarkable property captures sweeping, unobstructed 180 panoramic vistas stretching from Palos Verdes to the southern coastline of San Clemente. Enjoy breathtaking views of the golden sands and glistening whitewater of Doheny Beach and Cottons Point, the picturesque Dana Point Harbor,
Available October 23rd 2026! FURNISHED VIEWS! VIEWS! VIEWS! Imagine relaxing or enjoying dinner alfresco from the over-sized balcony while taking in the panoramic views of the Pacific Ocean! This furnished 3 bedroom 2 1/2 bath townhouse is sure to please! Inside you'll find a large great room upstairs with gorgeous ocean views from every window. The living and dining area are open with a generous
Must see this new oceanfront living space! This is one of a few available after a complete renovation. The property is perched right on the bluff over-looking the Pacific Ocean. We have 2 BR and 1 BR units. All are spacious in this 1962 constructed building. Some have spectacular 180 degree oceanfront views throughout the apartment and its private balcony. Views are to Catalina Island, Dana Point
Exceptional estate home available as a FULLY FURNISHED rental. AIR CONDITIONING, 2 CAR PRIVATE GARAGE. Discover this Coastal Gem with breathtaking ocean views. Glorious Sunsets. Located a few minutes from downtown San Clemente and minutes from the beaches, shopping, and restaurants. This home features FOUR BEDROOMS each with its own private bathroom and walk-in closet, with one bedroom downstairs
This beautifully remodeled home showcases exquisite granite countertops, fresh paint, high-grade floornig tile, and brand-new cabinets, creating a fresh and inviting living space. Nestled in the highly desirable Mystic Hills neighborhood, this property captivates with stunning 360-degree views, including an exclusive and unique 180-degree ocean view.Perched atop a scenic hill, the interior of
Gorgeous two bedroom, one bath apartment unit located just two blocks from the beach in the beautiful city of San Clemente. Freshly upgraded, this two bedroom unit is in the charming Hacienda by the Seashore building, featuring lush landscaping. The spacious apartment includes wood laminate flooring and tile throughout, an open kitchen connected to the living room, stainless steel appliances
Welcome to your brand-new coastal home in San Clemente — built in 2025 and offered on the market for the very first time.This beautifully designed residence features a spacious open layout filled with natural light, enhanced by large windows and modern finishes throughout. The interiors offer a warm, inviting feel with clean lines, wood-style flooring, and a seamless indoor-outdoor
Introducing a charming one-bedroom unit in a picturesque Mediterranean building situated adjacent to Del Mar. The kitchen is designed with a convenient eat-on island that seamlessly connects to the living room, creating an open and inviting atmosphere. The unit features large sliding doors that lead out to a private balcony, allowing natural light to illuminate the space while also providing an
ONE MONTH FREE! AVAILABLE FOR IMMEDIATE MOVE IN! 2 BED 2 BATH WITH OCEAN VIEWS! 2 Bedroom 2 Bath. Amazing Value & Great Location, This spacious 2 bedroom is totally remodeled and ready for your enjoyment. With new kitchen, flooring, bath, master shower and appliances. Location Location, south end of San Clemente, just a short walk to local beaches, State Park & Trestles. Enjoy the coastal
Welcome to this stunning, light-filled two-level townhome in the heart of San Clemente, where space, style, and convenience come together beautifully. Boasting 3 generously sized bedrooms and 2.5 bathrooms, this home offers an ideal layout with all bedrooms located upstairs, including a serene primary suite complete with a walk-in closet. The expansive living areas are complemented by a chef’s
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