$1,978,691Average Value$917Average Price per Sq Ft95Homes 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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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 54 days. The median sale price for homes in San Clemente, CA over the last 12 months is $1,775,000, up 4% from the median home sale price over the previous 12 months.
Just a short distance from the shimmering Pacific Ocean, this home embodies the quintessential Southwest San Clemente lifestyle—a perfect balance of laid-back coastal charm and comfortable, everyday beachside living. Here, every day feels like a beachside retreat. Ride your golf cart to neighborhood gatherings or Avenida Del Mar’s boutique shops and restaurants. Walk or bike to the popular T
Welcome to this beautifully refreshed home in the private, gated community of Summer Place with peaceful greenbelt surroundings. Recently updated and move-in ready, the residence features fresh interior paint, brand-new carpet, a new stove and dishwasher, and a rebuilt, freshly painted patio cover that enhances the outdoor living space, newer windows (installed 10/2024), and newer water heater
Welcome to your dream coastal retreat, where sweeping ocean views from the kitchen, living room, and primary bedroom create a stunning backdrop to everyday living. Enjoy spectacular sunsets over Catalina Island and San Clemente Island as well. Feel the refreshing ocean breeze year-round—this is truly a home designed for the ocean lover.From the moment you step inside, you’re greeted by
Just a short distance from the shimmering Pacific Ocean, this home embodies the quintessential Southwest San Clemente lifestyle—a perfect balance of laid-back coastal charm and comfortable, everyday beachside living. Here, every day feels like a beachside retreat. Ride your golf cart to neighborhood gatherings or Avenida Del Mar’s boutique shops and restaurants. Walk or bike to the popular T
Welcome to this beautifully refreshed home in the private, gated community of Summer Place with peaceful greenbelt surroundings. Recently updated and move-in ready, the residence features fresh interior paint, brand-new carpet, a new stove and dishwasher, and a rebuilt, freshly painted patio cover that enhances the outdoor living space, newer windows (installed 10/2024), and newer water heater
Welcome to 305 Via Los Tilos, a privately gated and meticulously maintained single family residence in the highly sought after enclave of San Raphael at Talega, San Clemente. The beautiful turnkey 4-bedroom, 3.5-bathroom home is positioned on a quiet and desirable cul-de-sac, this property boasts a thoughtfully designed floor plan and luxury finishes throughout, making it the ideal retreat for
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
Welcome to your dream coastal retreat, where sweeping ocean views from the kitchen, living room, and primary bedroom create a stunning backdrop to everyday living. Enjoy spectacular sunsets over Catalina Island and San Clemente Island as well. Feel the refreshing ocean breeze year-round—this is truly a home designed for the ocean lover.From the moment you step inside, you’re greeted by
Tucked into San Clemente's rolling coastal hills, this RARE single-level Richmond Pointe residence offers an opportunity that is exceptionally hard to find at this price point. With no interior steps and no shared walls, this is a true detached home - not a condo or townhome - combining comfort, privacy, and effortless coastal living just minutes from San Clemente’s beaches, dining, and vibrant
Showcasing ocean and mountain views in the highly sought-after Mariners Point community of Southeast San Clemente, this stunning fully remodeled coastal residence offers designer finishes and a layout designed around the views. From the moment you step inside, the home is intentionally oriented to maximize light and indoor-outdoor flow—framing Catalina sunsets and ocean breezes. VAULTED CEILINGS
Set on a quiet cul-de-sac in the ocean-view Harbor View enclave of Rancho San Clemente, this exquisitely upgraded 5-bed/3-bath residence captures the architectural drama & coastal elegance that define this sought-after neighborhood. A charming front porch & breathtaking custom leaded-glass double entry doors create an unforgettable arrival, opening to soaring two-story ceilings & walls of stacked
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
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
Drawing inspiration from the great shingled estates of Cape Cod yet firmly rooted on the sands of San Clemente, this oceanfront residence in Capistrano Shores is a study in craftsmanship, proportion, and restraint. Set directly at the water’s edge, both levels command sweeping views of the Pacific, Catalina Island, the harbor, pier, and coastline stretching north and south. Spanning nearly 3,000
Don't miss this unique opportunity to own a prime piece of land located just moments from the beach, shops, restaurants, and vibrant downtown living. This expansive double lot offers street-to-street access, providing added flexibility and potential for development. Whether you're an investor, builder, or visionary buyer, the possibilities are endless—build your dream home, a multi-unit
Sophisticated coastal living in the heart of Central San Clemente. This elegant top level residence offers approximately 2,100 square feet of refined living space featuring 4 bedrooms and 2.5 baths. Convenient single level living with an open-concept floor plan, the home is filled with natural light and enhanced by quality finishes throughout. The gourmet kitchen showcases granite countertops,
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
Enjoy the relaxed coastal lifestyle in this beautifully refreshed apartment located just minutes from the beach in one of San Clemente’s most desirable neighborhoods. This bright and comfortable unit has been recently updated with new vinyl plank flooring, fresh interior paint, and new window treatments, creating a clean and welcoming living space filled with natural light. The home offers a
Here is your chance for a vacation stay at an Iconic bluff front property in Southwest San Clemente. Named the Beachcomber Bluff for its promontory point, sprawling lawns, quintessential California foliage, and ample privacy that sets a scene of peaceful rejuvenation. Embracing the beach life offering ocean views from every window, seamless indoor-outdoor spaces, and a seaside environment that
Nestled on a quiet cul-de-sac along a rare single-loaded street, this highly upgraded luxury residence captures sweeping ocean and mountain views in the prestigious gated enclave of Reserve West within Forester Ranch. Offering five bedrooms, a three-car garage, and exceptional indoor-outdoor living, this home truly has it all. The light-filled, beautifully updated kitchen is the heart of the
Spanish Revival Home on the Hill with Spectacular Ocean Views!!! This Luxurious Home offers Something for Everyone with Four Generously Sized Bedrooms, Multiple Privacy Decks and Views from Almost Every Room. Enter into the Private Courtyard and Bask in the Warmth of the Morning Sun. Cook and Dine in the Gourmet Kitchen which opens to the Formal Dining and Living Rooms with a Dual Sided
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
THIS IS A SHORT TERM RENTAL. Fully furnished. Available April 1- June 2026. (Negotiable) This is an EXTREMELY CHARMING, cozy beach house. Single-family home in a great neighborhood. Newer air conditioning, patio, fully stocked kitchen. Bedroom one, king bed, Bedroom 2, one full bed, living room, a sleeper sofa. Best of San Clemente location! Close to world class surfing, Trestles, San Onofre and
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