SAN CLEMENTE MARKET REPORT · SEPTEMBER 2026
San Clemente Detached 4-Bedroom+ Home Market Report: September 2026
Detached 4-bedroom+ single-family homes, September 2026
| Note: this report covers detached 4-bedroom+ single-family homes in San Clemente only. Condos, townhomes, and other attached properties are not included. Figures are citywide for the segment and are not broken out by neighborhood. |
Market Overview
This San Clemente detached 4-bedroom market report covers single-family homes with 4 or more bedrooms for September 2026.
First, new listings increased 29.2%, while active listings decreased 27.1%.
In addition, pending and closed sales both increased, and days on market shortened.
Meanwhile, median sale price and price per square foot rose, while the average sale price declined.
Listing and Sales Activity
Inventory
New listings were 31, up 29.2%. Active listings decreased 27.1% to 70.
As a result, months of supply was 3.2, down 27.3%. This remains below a balanced market.
Sales
Pending sales rose 22.2% to 22. Closed sales increased 25.9% to 34.
| Pending sales of 22 are below the 34 closed sales. For that reason, closed sales may ease next month, though results vary. |
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NEW LISTINGS
31
+29.2% MoM
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ACTIVE LISTINGS
70
-27.1% MoM
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PENDING SALES
22
+22.2% MoM
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CLOSED SALES
34
+25.9% MoM
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MEDIAN DOM
12
-77.4% MoM
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MONTHS SUPPLY
3.2
-27.3% MoM
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Days on Market
Median days on market was 12, down 77.4%. Average days on market was 42, down 32.3%.
Notably, the average is well above the median. A few longer listings raised the average.
The typical home that sold did so in under two weeks.
Pricing
Sale Prices
Median sale price was $2,362,500, up 3.8%. Average sale price was $2,539,978, down 15.4%.
The average is about $177,000 above the median, so higher-priced sales raised the average.
However, the 15.4% decline suggests fewer very high-priced sales closed than in the prior period.
Price per Square Foot
Median price per square foot was $795, up 6.7%. The average was $853, up 3.5%.
Both measures rose, even as the average sale price fell.
Therefore, the average price decline likely reflects the mix of homes sold, not lower values.
With 34 closed sales, the sample is larger, yet the mix of homes still matters.
Sale-to-List Ratios
Sale-to-last-list price was 99.4% at the median (+0.8%) and 99.5% at the average (+2.2%).
Similarly, sale-to-original-list price was 98.3% at the median (+3.1%) and 98.3% at the average (+4%).
In other words, homes sold about 0.6% below last list price and 1.7% below original list price at the median.
Sale prices in the pricing chart are shown in thousands of dollars divided by 10 so they can be displayed on the same scale as price per square foot.
Considerations for Buyers and Sellers
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FOR BUYERS
Months of supply was 3.2 with 70 active listings, which provides more selection than the 3-bedroom segment. In addition, homes sold in a median of 12 days at 99.4% of last list price. As a result, buyers may have limited room for negotiation on well-priced homes. Nevertheless, results depend on the specific property. |
FOR SELLERS
Sellers received a median of 99.4% of last list price and 98.3% of original list price. Short median days on market and lower inventory favor sellers. However, new listings increased 29.2%, so competing inventory is being added. Even so, pricing in line with recent comparable sales remains the main factor. |
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CLIENT PERK
Clients who buy or sell through Vinter Luxe have optional access to a supplier network offering pricing and discounts on construction materials, including kitchen remodels, bathroom upgrades, ADUs, and other renovation projects. Available by request.
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Other Areas and Property Types
This report covers detached 4-bedroom+ homes in San Clemente. Similar monthly data is tracked for Laguna Beach, Dana Point, Laguna Niguel, San Juan Capistrano, and Irvine, as well as other bedroom counts and property types. Contact me for data on a specific area or property type.
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| Related reports: the San Clemente detached 4-bedroom+ report for August 2026, the San Clemente detached 3-bedroom report for September 2026, and other South Orange County market reports are available on the blog. |
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Questions About Your Property or Search
Contact me to discuss how these figures relate to a specific property in San Clemente.
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William Vinter · DRE# 01920780 · Vinter Luxe Real Estate
714.716.9043 · [email protected] · www.VinterLuxeRealEstate.com
