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West San Clemente gives you that front-row seat to the pier and all its charm. I remember showing a property on Avenida Lobeiro last year. My clients from Minnesota literally gasped when they saw the pier view from the deck. They made an offer that afternoon, over asking.
That's the power of this location.
Southwest? That's where the surf culture thrives.
Trestles and T-Street aren't just beach names, they're institutions. I've had clients buy here solely to be within walking distance of those legendary breaks.
The family vibe here is undeniable. My kids ride their bikes to Linda Lane Park, and I never worry. There's something about a $1.8 million neighborhood that tends to keep things safe, you know?
But it's not stuffy.
What I love about these areas is the architectural variety. You'll find Spanish revivals from the 1920s next to modern masterpieces.
City-wide, we're seeing a median sale price of $1.8 million as of January 2025. There were 229 homes available last month with 55 sold. Up from just 40 the same time last year. West and Southwest continue to be our highest-demand areas, which isn't surprising given the coastal appeal.
The average days on market across San Clemente sits at 71 days, up slightly from 55 days last year.
Pricing strategies are all over the map right now. About 56% of homes sold below asking, 19% at asking, and 25% above asking price. That might sound surprising in what we're calling a seller's market, but it really comes down to realistic pricing.
In Southwest specifically, current active listings range from $1.05 million (that's a smaller cottage on Calle Nuevo) all the way up to $4.975 million for an oceanfront on Calle Alicia. Most are clustering around that $1.8 million city-wide median, though luxury properties definitely pull the average higher.
That 25.5% year-over-year price increase? It's not evenly distributed. Some pockets in Southwest saw closer to 30% growth, particularly those with walking access to Trestles. I sold three homes on Calle Agua last year, and each one outperformed the previous sale dramatically.
If you're a surfer—or just appreciate surf culture—Southwest San Clemente is your paradise. I'm not even a good surfer (don't judge me), but living five blocks from Trestles has made me attempt it far more often than my skills warrant!
The pricing here reflects the premium location, ranging from $1.05 million to nearly $5 million, with most sales happening above the city median of $1.8 million.
What makes Southwest special is the eclectic mix of homes. You'll find everything from 1940s beach cottages with original hardwood floors to modern architectural statements with walls of glass facing the ocean.
This variety drives interest from different buyer types.
West San Clemente offers something different but equally special. It's where the historical heart meets beach proximity. The San Clemente Pier defines this area, and homes with pier views command serious premiums.
Property values here tend to align more closely with the city-wide $1.8 million median, though street by street, it varies dramatically.
Avenida Del Mar homes, for instance, benefit from that downtown walkability and typically sell faster than the 71-day average.
I recently helped a family relocate from Seattle to a 1930s Spanish revival just three blocks from the pier. They were initially hesitant about the $1.75 million price tag, but after calculating what they'd save in quality of life and time spent commuting, they realized the value proposition. That property would easily be $3 million+ in La Jolla or Newport Beach.
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The San Clemente Pier is the centerpiece of West San Clemente's identity. I've taken clients to The Fisherman's Restaurant at the pier countless times.
Nothing sells a home faster than fresh seafood with ocean views on all sides. Homes within walking distance to the pier almost always trade above the $1.8 million median, regardless of condition.
In Southwest, Trestles and T-Street beaches are world-class amenities directly impacting property values. I've seen identical floor plans sell for $100+ more per square foot simply because one was closer to Trestles.
At current rates of about $754 per square foot, that proximity premium adds up quickly.
Casa Romantica Cultural Center is another gem that benefits West San Clemente homeowners. I remember bringing east coast transplants there during a showing. The combination of Spanish architecture, ocean views, and cultural programming sealed the deal for them.
The restaurant scene along Avenida Del Mar has exploded in the last few years. Where we once had mostly tourist spots, we now have legitimate culinary destinations. Nick's, South of Nick's, and Vine have all elevated the dining scene. My clients often cite walkable dining as a key reason for choosing these neighborhoods.
The parks, Linda Lane, Parque Del Mar, and Max Berg Plaza, offer gathering spaces that build community. I've held client appreciation events at these parks, and the setting itself becomes a selling point.
Location, location, location… isn't that what we always say in real estate?
West and Southwest benefit from easy access to I-5 and PCH, making commutes to Irvine or San Diego manageable. I have several clients who work in Irvine but choose San Clemente for the lifestyle, making that 25-35 minute commute worth every second.
The walkability factor is huge here. When you can walk to beaches, dining, and shopping, you're not just saving on gas.
The Metrolink station offers another transportation option that's becoming increasingly valuable.
The Capistrano Unified School District serves our West and Southwest neighborhoods, and the schools here deserve some credit for our strong real estate values. Concordia Elementary, which serves much of Southwest San Clemente, consistently ranks among Orange County's top elementary schools.
I've worked with families who came for the beach but bought because of the schools. Just last quarter, I helped a family from Northern California who specifically wanted to be in the Concordia Elementary boundary.
They ended up paying $2.1 million, $300k above the median, primarily because of school access.
Proximity to schools is another factor driving both prices and the relatively quick 71-day sales pace for family homes, I’d say.
Let's talk about lifestyle, because that's really what you're buying in West and Southwest San Clemente.
The surfing at Trestles and T-Street is world-class—literally. The WSL (World Surf League) has held professional events at Trestles. Even if you don't surf, there's something special about living in a place where people travel from across the globe just to catch waves.
The San Clemente Pier offers fishing, dining, and those postcard-worthy sunset strolls. I've had clients decide to purchase after spending just one evening on the pier.
There's a magic to it that justifies that $1.8 million median price tag.
The hiking and walking trails along our coastal bluffs offer yet another dimension to outdoor living here. The Beach Trail connects North Beach to the Pier, giving residents a scenic pathway that few communities can match. I've personally walked this trail hundreds of times, and it never gets old.
Beyond the active pursuits, these neighborhoods excel at the art of relaxation. Our community events, like the Ocean Festival, Sea Fest, and monthly Trolley Hop, create that small-town feel within our coastal setting.
There's something special about living in a place others vacation in. Southwest's Trestles Beach isn't just locally famous—it's internationally renowned in surfing circles. I've sold homes to buyers from Australia and Japan specifically because of Trestles access.
That's the power of a world-class amenity in your backyard.
West San Clemente's historic pier creates a focal point for the community that's irreplaceable. I recently sold a home with a partial pier view for $150k more than a similar property just three blocks away without the view. These unique landmarks create value that outlasts market fluctuations.
Casa Romantica deserves another mention here. Originally built as the home of San Clemente's founder, Ole Hanson, it's now a cultural center offering programs, gardens, and some of the best ocean views in town.
The architectural diversity here tells a story spanning a century. You'll find original Ole Hanson Spanish Revival homes from the 1920s beside mid-century ranches and contemporary customs.
This variety drives interest and contributes to our healthy 71-day average sales pace.
San Clemente's identity as the "Spanish Village by the Sea" isn't just marketing—it's evident in our red-tiled roofs, white stucco walls, and the overall community aesthetic. This architectural cohesion, despite the diversity of home styles, creates a sense of place that buyers willingly pay a premium for, helping drive our impressive 25.5% growth.
In my 12 years selling homes here, I've watched West and Southwest San Clemente evolve while somehow preserving what makes them special.
That's a rare balance that continues to drive demand in these exceptional coastal neighborhoods.
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What began as a long career in construction and contracting has evolved into something even more rewarding for Jason Wright — as a Sales Partner with Tim Smith Real Estate Group, Coldwell Banker’s #1 Team in California.
Jason credits his background in commercial and residential projects for his unique understanding of the development and construction process. This experience makes him a valuable partner when it comes to buying or selling a home. He offers strong negotiation and support skills, which benefit clients throughout the entire process. Jason complements his knowledge with a passion to deliver results and works hard for his clients, especially those who are genuine and value honesty and integrity, as much as he does. His positivity, enthusiasm, and dedication to an exceptional experience are traits that have helped him build trusting relationships as well as referral-based business.
Jason very well understands that to be successful you need the right tools. He brings a new approach to a changing industry, finding ways to constantly stay ahead of the curve, utilizing the latest technology and methods to give his clients the greatest leverage possible.
As a third-generation South OC resident, Jason’s familiarity of the community proves invaluable for his clients in their targeted home searches. Whether you’re buying or selling — see how the “Wright Realtor” can make all the difference. And with Jason, it does.
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