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San Clemente Real Estate Market Update | September 2026

September 28,2026 | Posted By Jason Risley in Buying

Understanding local real estate trends isn't just about reading headlines it’s about knowing how those numbers translate into real-world decisions for your lifestyle and wealth. The latest Altos Research data for San Clemente (ZIP 92673) reveals distinct behaviors between single-family homes and condos/townhomes.

Here is a strategic look at what is happening across inventory, pricing dynamics, and market pace.

Single-Family Homes vs. Condos/Townhomes at a Glance

Metric	Single-Family Homes (92673)	Condos / Townhomes (92673)
Median List Price	$2,228,000	$1,052,500
Price per Sq. Ft.	$773	$577
Market Action Index (MAI)	47 (Seller's Market)	61 (Strong Seller's Market)
Total Inventory	35 homes	6 homes
Average Days on Market (DOM)	119 days	49 days
Median Days on Market (DOM)	49 days	42 days
Price Reductions	34%	67%

Key Market Takeaways

1. Inventory & Market Pace: Condos Are Moving Fast

The condo and townhome segment in 92673 is experiencing an extreme supply squeeze, with inventory down to just 6 available listings. Driven by this limited inventory, the Market Action Index for condos reached 61, signaling a strong seller's market where demand consistently outpaces supply. Properties here spend a median of 42 days on market.

Single-family homes, by comparison, hold an MAI of 47, while still firmly in the seller’s zone, single-family inventory sits at 35 active listings, offering buyers slightly more breathing room and negotiation space compared to attached homes.

2. Price Adjustments & Pricing Strategy

Though condo demand is strong, price precision remains crucial. 67% of condos have experienced a price decrease to realign with buyer expectations, primarily as larger square-footage units enter the market and shift average per-foot calculations.

For single-family homes, 34% of listings have taken price reductions. Price per square foot for single-family residences sits at $773, reflecting steady valuation even as median list prices plateau near recent levels.

3. Breakdown by Price Segment

Market velocity varies significantly depending on price point.

Single-Family Homes: The entry-level price quartile (median $1,612,000) and mid-tier (median $2,649,999) are moving rapidly, with median days on market as low as 14 to 24 days. High-end luxury estates (median $4,750,000) take longer to absorb, averaging 161 days on market.

Condos & Townhomes: The upper quartile (median $1,574,000) is moving fastest at 35 days on market, while lower price points (median $850,000) average 70 days on market.

What This Means for You

For Buyers: Be prepared to act fast in the condo market where supply is severely constrained. In single-family homes, focus on properties in higher price brackets or those with recent price adjustments where sellers may be more flexible.

For Sellers: Pricing accurately from day one is key. While demand remains present across San Clemente, buyers are vigilant. Overpricing can lead to extended days on market and force substantial price cuts.

Want to know how these market trends may affect the value of your specific home? Contact Jason Risley for a personalized market analysis.

Jason Risley | Realtor®
Regency Real Estate Brokers | DRE# 01755580
Phone: 949-929-1575 |
Website: www.risleyteam.com | San Clemente Real Estate

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