Is San Clemente a Seller's Market Right Now?
Is San Clemente a Seller's Market Right Now?
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Short answer: Yes. It's the strongest seller's market among the OC cities we track. Redfin rates San Clemente 72 out of 100, "very competitive." The median home sold in 32 days, 24 days faster than a year ago, and prices rose 6.6% year over year to $1,758,836. The risk is that most buyers here need jumbo loans, and rates just crossed 7%.
Updated October 6, 2026
San Clemente vs. nearby OC cities (Redfin, through August 2026)
| City | Median price | YoY | Days on market | Compete Score | Price drops |
|---|---|---|---|---|---|
| San Clemente | $1,758,836 | +6.6% | 32 | 72 (very competitive) | 26.9% |
| Laguna Niguel | $1,424,058 | −1.8% | 43 | 64 | 37.3% |
| Huntington Beach | $1,374,091 | +4.3% | 41 | 66 | 30.0% |
| Irvine | $1,518,995 | −3.2% | 53 | 49 | 37.6% |
Sources: San Clemente, Laguna Niguel, Huntington Beach, Irvine.
San Clemente is the only city in this set where days on market dropped sharply and the share of price cuts fell year over year.
Why San Clemente is outperforming
- More sales. 194 homes sold in August 2026, up 14.7% year over year (Redfin). Buyers are closing, not just touring.
- Fewer price cuts. Only 26.9% of listings dropped price, down 4.8 points (Redfin).
- Sale-to-list up. 99.0%, up 0.7 points year over year, with 24.4% of homes selling over list.
The gap sellers need to understand
Realtor.com shows a median listing price around $2M and a median for-sale time of 57 days (Realtor.com). Redfin shows a median sale price of about $1.76M and 32 days on market. The difference tells you something: homes priced at market sell fast, and homes listed above market make up much of what's sitting. Being in a seller's market doesn't mean any price will sell.
The fall risk: jumbo buyers and 7% rates
At San Clemente's median with 20% down, the loan is about $1,407,000. That's above Orange County's 2026 conforming limit of $1,249,125 (Big News Network, citing FHFA), so most buyers here are in jumbo financing. With the 30-year average at 7.28% (Freddie Mac), principal and interest is about $9,627/month, roughly $880 more than a year ago (our math). The August data above was recorded before that rate spike.
How to sell in San Clemente this fall
- Price to sold comps from the last 90 days, then decide whether to list slightly under them to create competition.
- Go off-market first with a short, targeted window to qualified jumbo and cash buyers.
- Launch on MLS with an offer deadline to turn early interest into competing offers.
- Get ahead of coastal questions. Put the NHD report, insurance quotes, and the current rail status in the disclosure package before buyers ask.
- If you're 55+ and moving within California, look into Prop 19. You may be able to bring your property tax base with you (CA BOE).
FAQ
Is San Clemente a buyer's or seller's market?
It's a seller's market. Redfin scores San Clemente 72 out of 100, "very competitive," with a 32-day median days on market and a 99.0% sale-to-list ratio for the period ending August 2026.
What is the median home price in San Clemente?
Redfin reports $1,758,836 for August 2026, up 6.6% year over year. Zillow reported a median sale price of $1,833,333 as of July 31, 2026.
How fast are homes selling in San Clemente?
The median San Clemente home sold in 32 days for the three months ending August 2026, down 24 days from a year earlier, per Redfin. Hot homes went pending in about 20 days.
Will San Clemente home prices keep rising?
They're up 6.6% year over year, but 30-year rates rose above 7% in September 2026. That hits the jumbo buyers who make up most of this market. Expect price growth to slow this fall.
About the author: Shane Boukorras is a real estate advisor with The Boukorras Group at Real Broker (CA DRE 02066136), serving buyers and sellers across Orange County, the Inland Empire, and LA County. Want a property-level comp analysis for your home or a home you're considering? Reach out to The Boukorras Group.
Market data cited is the most recent available as of the update date; figures change monthly. Payment estimates are illustrative principal-and-interest calculations, not loan quotes. Not tax or legal advice.
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Shane Boukorras