August 2026 Market Data •Redfin City-Limits Figures

Here’s where the San Clemente market stands as of August 2026, the most recent full month of closings, with year-over-year comparisons to August 2025. Figures are Redfin city-limits data.

At a Glance — San Clemente, August 2026

“Competition” reflects Redfin’s Compete Score — a 0–100 rating of how hard buyers compete for homes over the trailing three months, based on how many offers homes receive, how often they sell above asking, how quickly they go pending, and the sale-to-list ratio.

Prices and Pace

San Clemente posted a $1,758,836 median in August, up 6.6% from last August. The dollar figure is well below June’s $1,969,428, but that is largely a matter of which homes happened to close in a given month rather than a change in market direction — the annual comparison remains firmly positive and volume was strong, with 194 closings, up 14.7% year over year.

Pace is the story here. Median days on market fell 24 days from a year ago to 32, and the typical San Clemente home goes pending in about 34 days. The city holds a very competitive rating with a Compete Score of 73, making it the fastest market in coastal Orange County.

Where the Leverage Sits

There is not much of it, and buyers should plan accordingly. The sale-to-list ratio came in at 99.0% — the average sale closed within a percent of asking — and 24.4% of homes sold above list. Price reductions fell to 26.9% from 24.2% territory earlier in the summer, and while roughly a quarter of listings still cut before selling, those are overwhelmingly the homes that came to market ambitiously priced. On a well-presented listing in its first month, expect to compete.

What This Means for Buyers

Speed and preparation matter more than negotiating skill in San Clemente right now. With a five-week clock to pending and one home in four closing above asking, the buyers winning here are the ones who are fully underwritten, can tour the first weekend, and keep contingency timelines tight.

Where you can find room is in the listings that have aged past about six weeks. Ask your agent to watch for price-reduction activity and for homes that quietly come back on market after a fallen escrow. San Clemente’s neighborhoods also vary widely — Talega, Southwest, Rivera and the coastal bluffs price very differently — so build your budget around comparable sales in your target pocket rather than the citywide number.

What This Means for Sellers

This is the strongest position on the coast. Homes are going pending in about five weeks, closing within a percent of asking, and a quarter are clearing above list. Price at the market and let demand do the work — the 99.0% ratio is a product of accurate pricing, not ambitious pricing.

The 26.9% reduction rate is the caution. In a market this fast, a listing that has not drawn an offer in three weeks is telling you something specific about price. Be prepared to respond quickly rather than waiting a month to make a small adjustment; momentum is worth more here than in any other coastal city.

Bottom Line

San Clemente is the fastest and most competitive market in coastal Orange County — up 6.6% year over year on 14.7% higher volume, going pending in about five weeks, and closing within a percent of asking. Sellers hold the advantage; buyers need to be ready before they start looking.

Data provided by Redfin (redfin.com). Figures are city-limits monthly data for August 2026; competitiveness and time-to-pending reflect Redfin’s trailing three-month Compete Score.