San Clemente Fall Market Update: Homes Go Under Contract in 14 Days at 98.2% of List as Rates Ease to 7.24%

Aerial view of the San Clemente Pier and coastline on a bright fall day

Market takeaway: San Clemente remains the fastest-clearing market on the South Orange County coast, with 2.3 months of supply and a typical home going under contract in 14 days. But 43% to 45% of active listings have had price cuts, and mortgage rates remain high despite a recent decline. For sellers, pricing correctly from day one matters. For buyers, previously reduced listings may offer more room to discuss price and terms. 📊

Market update details 🗓️

  • Report period: Monday, November 2, 2026; market measures use the individual source dates shown below
  • Coverage: San Clemente, California; local coastal comparison and Orange County context
  • Prepared by: Chris Walker, Realtor | Walker Real Estate Group / Search SoCal Property
  • Slug: san-clemente-fall-market-2026
  • Meta description: San Clemente fall 2026 market update: 14 days to contract, 98.2% of original list, 2.3 months of supply, price cuts, and 7.24% mortgage benchmark.
  • Meta keywords: San Clemente real estate market, San Clemente homes for sale, San Clemente fall market update, San Clemente home prices, South Orange County real estate

At a glance 📌

Indicator Latest reported figure
12-month median sale price $1,795,000, up 4.1%
Closed sales in the last 12 months 631, down 0.9%
Typical time to contract 14 days
Sale-to-original-list price 98.2%
Active listings 120
Months of supply About 2.3
Buyers who paid cash 37%
Freddie Mac 30-year fixed weekly average 7.24% for the week ending October 29, 2026

The citywide closed-sale figures and inventory are from Realatrends’ CRMLS-based market data, updated November 2, 2026. The mortgage figure is Freddie Mac’s national weekly benchmark, not a San Clemente-specific quote. Realatrends · Freddie Mac PMMS

The fall split: tight supply, selective pricing 🍂

The headline figures describe two parts of the same market. San Clemente’s limited supply and quick-moving, well-priced homes support sellers. Meanwhile, price reductions and high borrowing costs show that buyers are still watching value closely.

In the 12 months to November 2, the median sale price reached $1,795,000, compared with $1,725,000 in the prior 12 months. The median sale price over the most recent 90-day period was $1,837,000 through October 26. Homes sold for a median $810 per square foot, up from $790 a year earlier.

The typical home went under contract in 14 days, compared with 21 days a year earlier. Across sales, the sale-to-original-list price was 98.2%, versus 97.6% a year earlier. 25% of sales closed above original list, up from 23% a year earlier.

That speed applies to homes that sold; it does not mean every listing moves quickly. Separate sources show significant price-cut activity among current listings. Pacific Sotheby’s October market report put the share of active San Clemente listings with at least one cut at 43% as of its October 1 snapshot. Topfind Realty’s November update counted 54 of 120 active listings, or 45%, with a reduced price; its reported average reduction was 6.4% (~$131,000). These are different source snapshots and measures, so they should be read separately. Pacific Sotheby’s October report · Topfind Realty

Rates eased but affordability remains a factor. Freddie Mac’s 30-year fixed-rate mortgage averaged 7.24% for the week ending October 29, down from 7.32% the prior week and 7.40% two weeks earlier. A weekly national average is a benchmark; an individual loan offer can differ based on borrower and loan details. Freddie Mac PMMS

San Clemente coastline and pier in the warm light of sunset

What the separate data sets show 📈

CRMLS closed sales and inventory

In the last 12 months, 631 homes sold, compared with 637 in the prior 12 months. October 2026 recorded 45 closings, following 55 in September, 61 in August, 70 in July, and 62 in June.

Year to date through November 2, San Clemente recorded 545 sales at a median price of $1,775,000, up 0.3% versus 2025. As of November 2, the market had 164 homes for sale, including 120 Active listings, with about 2.3 months of supply. 37% of buyers paid cash.

Property type Sales, last 12 months Median sale price Year-over-year price change Median price per sq. ft. Days on market Sale-to-list Cash buyers
Single-family 449 $1,989,000 +8.5% $820 11 days 98.2% 38%
Condos/townhomes 148 $1,099,000 +4.7% $774 16 days 98.5% 34%

Source: Realatrends, CRMLS sales data updated November 2, 2026.

ZIP code snapshots

ZIP code Sales, last 12 months Median sale price
92672 344 $1,800,000
92673 286 $1,770,999

These are ZIP-level sales summaries, not neighborhood boundaries. A particular home’s location and comparable sales provide more useful context than ZIP alone. Realatrends ZIP data

Market time: city, coast, and county

The Pacific Sotheby’s October report measured San Clemente’s expected market time at 84 days as of October 1, down from 109 days a year earlier. It was 66 days at the start of August, indicating a slower fall pace than late summer. The same coastal comparison reported 117 days for San Juan Capistrano and 173 days for Dana Point. By this measure, San Clemente was clearing supply fastest among these South OC coastal markets.

The report also showed 101 active single-family listings in September, down from 130 a year earlier, and 2.7 months of single-family supply. September’s 55 closings across all types averaged 100.0% of last asking price; none closed above $5 million. Single-family homes that closed in September had gone under contract in a median of 12 days. These figures use a different time period and measure than the trailing-12-month Realatrends numbers above.

For broader context, Orange County’s expected market time was 122 days on October 26, 2026, up 4 days over two weeks and in buyer’s-market territory under that report’s definition. Countywide, there were 4,948 active listings and 1,219 pending sales in the prior 30 days. In the $2M–$2.5M price band, relevant to many San Clemente homes, expected market time was 154 days, compared with 106 days a year earlier. County figures provide context, not a direct substitute for San Clemente data. October 26 Orange County report

Local context: city planning areas and ZIPs 🏘️

The City of San Clemente identifies its official Specific Plan areas below. These planning areas are useful local reference points, but they are not a complete directory of every subdivision or real estate neighborhood.

City-recognized planning area
Forster Ranch
Marblehead Coastal
Marblehead Inland
Pier Bowl
Rancho San Clemente
Talega
West Pico Corridor

Marblehead: The City identifies separate Marblehead Coastal and Marblehead Inland planning areas. A home’s exact location within the area, condition, and nearby comparable sales matter when assessing value.

Rancho San Clemente: This is another City-recognized Specific Plan area. For a property-level location check, consult the City’s Specific Plans and Community Maps.

Forster Ranch Community Park sign in San Clemente

Buyer takeaways 🏠

  • Get ready before touring. At a 14-day typical time to contract, a well-priced home may move quickly. Confirm your budget and financing with your lender.
  • Focus negotiation where the listing signals room. Review homes with recorded price cuts and longer marketing periods. A reduction is a reason to investigate, not a guarantee of a particular discount.
  • Compare the right homes. Single-family homes and condos/townhomes have different median prices and selling patterns. Use relevant property-type and location comparisons.
  • Account for rates in your payment plan. The 7.24% Freddie Mac benchmark eased week over week, but it remains important to model your payment using a current lender quote.

🔎 Search South Orange County properties · 📋 View recently sold listings

Seller takeaways: set the opening price with care 🎯

The market supports well-positioned listings, but the price-cut data is a reminder that buyers are comparing options. With 43% of active listings showing a cut in one report and 45% in another, the original asking price deserves careful attention. The sale-to-original-list figure of 98.2% is a trailing-12-month measure; it does not guarantee the result for an individual home.

Before listing, compare recent sales with your home’s location, condition, property type, and features. A clear pricing plan can help you reach buyers early, while the listing is new and attention is strongest. 📍

Request a home value review

Frequently asked questions ❓

1. What is the median sale price in San Clemente?

The 12-month median sale price was $1,795,000 as of November 2, 2026, up 4.1% from $1,725,000 in the prior 12 months, according to Realatrends’ CRMLS-based data.

2. How quickly are San Clemente homes going under contract?

The typical home went under contract 14 days after listing in the last 12 months, compared with 21 days a year earlier. September single-family closings had a separate median of 12 days to contract in the Pacific Sotheby’s report.

3. Are San Clemente homes selling at asking price?

The trailing-12-month sale-to-original-list ratio was 98.2%. Separately, September closings averaged 100.0% of last asking price in the Pacific Sotheby’s report. These measures use different periods and list-price definitions.

4. How much inventory is available?

Realatrends reported 164 homes for sale, including 120 Active listings, and about 2.3 months of supply as of November 2, 2026.

5. What does a 7.24% mortgage rate mean for buyers?

It is Freddie Mac’s national average for a 30-year fixed-rate mortgage for the week ending October 29, 2026. It was down from 7.32% the prior week and 7.40% two weeks earlier. Your actual rate may differ; ask a lender for a personalized quote.

About this data and sources 🔗

This update combines independent sources with different report dates, samples, and definitions. Realatrends reports CRMLS closed-sale and listing data updated November 2, 2026. Pacific Sotheby’s figures are from its October 2026 market report, including a snapshot as of October 1 and September closings. Topfind Realty’s price-cut figures are its November 2026 update. Freddie Mac’s 7.24% is a national weekly mortgage benchmark for the week ending October 29. Orange County figures come from Reports on Housing / Steven Thomas, dated October 26, 2026. Use each source’s period and methodology when comparing figures.

Fall can bring serious, less seasonal buyers to the market ahead of the holidays. Whether you are preparing to sell, comparing homes, or planning your next step, Chris Walker and Walker Real Estate Group are available to help you review the local information and move forward at your pace. 🤝