Selling in San Clemente
San Clemente
The same full-service listing we run everywhere else, at one flat fee.
In March 2026, half the homes that sold in San Clemente closed above $1,685,000 and half below. The median one took 41 days to go under contract and finished at 98.33% of asking. Supply is down from 3.7 months a year earlier, tight for a coastal town, though about 30% of listings took a price cut.
- Median sale price
- $1,685,000
- roughly flat YoY
- Days on market
- 41
- median, list to contract
- Sale to list
- 98.33%
- 27.8% of homes sold over asking
March 2026. Source: Houzeo. 2.4 months of supply.
Other sources
- Redfin printed a June 2026 median of about $1,969,428, up 9.4% year over year. Coastal mix swings the monthly number hard, and the real center of this market sits somewhere between that figure and the one above. Source
At the median
What listing here costs you.
Run at the March 2026 median. The breakdown at any price is on the flat fee page.
San Clemente · March 2026 median
At $1,685,000, our listing fee is $19,500.
You'd keep $31,050 more than you would at a 5% commission.
Assumes you offer the buyer's agent 2%. Based on a 5% total commission. Savings vary by property and price.
Neighborhoods
San Clemente, neighborhood by neighborhood.
The tracts buyers name, one line each.
- Talega 2000s master-planned community in the northeast hills around the public Talega Golf Club; most homes carry Mello-Roos, which buyers will ask about on day one.
- Marblehead / Sea Summit 2010s blufftop tract above the Outlets at San Clemente with coastal-preserve trails running to the sea; the city's newest ocean-close product.
- Southwest San Clemente The classic beach neighborhood near T-Street and the beach trail, where Ole Hanson-era Spanish cottages sit next to modern rebuilds.
- Forster Ranch 1980s–2000s family tracts in the northern hills, generally with lighter special-tax loads than Talega.
- Rancho San Clemente Late-'80s/'90s hillside villages ringed by the Ridgeline Trail loop.
- Shorecliffs North-end community wrapped around Shorecliffs Golf Club, with a members' beach club building right on the sand. Redfin tracks it
- North Beach The historic district around the Ole Hanson Beach Club and Metrolink stop, anchored by the restored Casino San Clemente event hall.
On the ground
What buyers ask about San Clemente.
Ole Hanson laid this town out in 1925 and called it the Spanish Village by the Sea. The white stucco and red tile is still enforced in parts of town, and buyers pay for it. Trestles hosts world-tour contests, and how close you are to T-Street, Riviera, or Lowers shows up in the bidding on the southwest side.
The coastal rail corridor at the edge of town has closed repeatedly for landslides and slope stabilization in recent years. If you're in Talega, pull the Mello-Roos payoff date off your tax bill before the first showing. Schools are Capistrano Unified, San Clemente High.
Questions we get
San Clemente questions, answered.
I'm selling in Talega. How do I handle Mello-Roos questions?
Disclose it up front with the actual annual amount and the district's scheduled end date from your tax bill; buyers accept a known number far better than a surprise. Framing matters too. Talega's parks, pools, and trails are what the CFD built.
Do ocean-view homes in San Clemente price differently?
Dramatically. A white-water view in Southwest or Sea Summit can add six figures over an identical floor plan a street back. Comps have to be view-matched. Citywide $/sq-ft averages are useless on the coastal side.
Does the beach-trail/rail situation affect my sale?
The rail line's periodic closures and armoring work are common knowledge locally and haven't stopped coastal demand, but bluff-adjacent sellers should expect questions and have geology/insurance answers ready. We prep that disclosure package before listing.
What does a flat fee cost on a typical San Clemente sale?
One flat listing fee plus the 2% you offer the buyer's agent. From one million to two million the fee is $19,500, so a coastal house and an inland one at the median are billed alike. The full breakdown at any price is on our flat fee page.
Same MLS, same photography, and a fee you can see up front.
Send us the address and your agent will tell you what your house should list for in San Clemente and what selling it costs. No obligation, and nothing up front.
Talk to an agent about San Clemente See what selling costs (949) 636-2050