Coastal Demand, Shifting Inventory, and What It Means for Buyers and Sellers Right Now
The San Clemente housing market is entering Summer 2025 with a mix of momentum, rising inventory, and shifting consumer confidence. While much of Orange County is experiencing cooling, San Clemente remains a lifestyle-driven outlier — but that doesn’t mean we’re immune to broader economic pressures.
As a local real estate expert with 20+ years in the industry and a deep stake in this community, here’s my boots-on-the-ground breakdown of where things stand this July — and what it means for you.
Market Overview – San Clemente, July 2025
| Metric | July 2025 | YoY Change |
| Median Home Price (All Types) | $1.68M | ▲ 4.3% |
| Single-Family Median | $1.83M | ▲ 5.1% |
| Condo/Townhome Median | $1.09M | ▲ 3.8% |
| Average Days on Market | 29 Days | ▲ from 22 in July 2024 |
| Inventory (All Active Listings) | ~155 homes | ▲ 31% YoY |
| Months of Supply | 2.3 | ⬆︎ from 1.6 |
| List-to-Sale Price Ratio | 98.7% | ⬇︎ from 99.6% |
| Luxury (>$3M) DOM | 76 Days | ⬆︎ from 58 |
Source: CRMLS, TrendsMap, OCHMLS, internal CB data
Key Takeaways
1. Inventory Is Rising — But Still Tight by Coastal Standards
San Clemente has seen a noticeable increase in active listings — particularly in Talega, Forster Ranch, and Capo Beach.
Local Insight:
“We’re seeing more listings, but not necessarily more desirable listings. Homes that are move-in-ready and well-positioned are still going pending quickly.”
2. Buyer Demand is Segmenting — Serious Buyers Still Active
Even with some economic uncertainty, demand remains strong among:
• Move-up buyers in South OC
• Remote workers from LA, SF, Inland Empire
• Empty nesters/retirees from Coto, Mission Viejo, Dana Point
“Multiple offers still happen — but only when the property is positioned right. Otherwise, it’s crickets.”
3. Days on Market Are Climbing — Especially in the Luxury Tier
• Homes over $5M = 90+ days on market
• Homes between $1.5M–$2M = still selling well if walkable or with views
San Clemente Neighborhood Performance – July 2025
1. Talega
Strong inventory levels
Median list price: ~$1.58M
Newer tracts active: Altura, Escala, Sansol
2. Forster Ranch
Most buyer interest under $1.7M
Family-friendly neighborhood
DOM rising slightly due to price resistance
3. Southwest SC & Pier Bowl
Walkability + beach proximity = hot demand
High price per square foot
Tight inventory favors sellers
4. Capistrano Beach (92624)
Homes < $1.8M selling fast
Fixers are slower to move
Rising star neighborhood for 2025
Market Sentiment – What Sellers & Buyers Are Feeling
Sellers Are:
• Adjusting to slower market vs. 2021
• Getting showings, fewer offers
• Often lowering price after 2–3 weeks
Buyers Are:
• Cautious but watching closely
• Using high DOM as leverage
• Prioritizing value and location
What to Expect: August & Fall 2025
• Inventory will likely increase
• Rates might drop slightly (pending Fed action)
• DOM will likely increase
• More price reductions expected for less-prepared homes
My Advice Right Now
For Sellers
To succeed, you need:
Hyperlocal pricing strategy
Digital marketing: videos, reels, 3D walkthroughs
A local expert who positions, not just lists
“With 30+ years of real estate and finance experience, I bring strategy — not guesswork.”
For Buyers
• Get pre-approved now
• Move fast on well-priced listings
• Leverage your position, but act before it’s gone
Want to Know What Your Home Is Worth?
Let me give you a no-pressure, hyperlocal valuation based on:
• Your micro-neighborhood
• Current demand
• And where prices are heading this fall
Call/Text: 949-259-1200
Email: philip@sanclementeagent.com
Instagram: @SanClementeAgent
Visit: SanClementeAgent.com
About Philip McClendon
San Clemente Real Estate Specialist
Coldwell Banker Realty
Veteran-Owned | Community-Focused | Hyperlocal Expertise
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