San Clemente, California is a South Orange County beach town located about halfway between Los Angeles and San Diego. Its hilly terrain gives many residents ocean views, which is only one reason why home prices are on the rise.

"They are not jumping leaps and bounds like they once did," says Realtor Debbie Ferrari, "but nearly every home that sells, sells for slightly more than the last one."

She advises, "Buyers should be looking for homes only if they have started the process of being approved for a loan. And if they have a home to sell, it should at least be on the market, and they should be willing to get a swing/bridge loan if they find a property they want to buy. Also, when deciding what to offer on a property, buyers should be looking at what else they can get in the amenities they need more than looking at past comparables for the neighborhood. It's nice to know what the neighborhood has done in the past, but you might miss out on a good value if you try to get the property for the last comp."

Agrees Realtor Liana Norman, "San Clemente is a beautiful beach community with everything to offer! Here you will find single family homes starting at $400,000 and condominiums starting at $250,000."

San Clemente has a wide range of homes and prices, from beach cottages to the beachfront properties. Also, San Clemente is home to Talega, the new area with a golf course and family amenities, say Realtors Drew and Linda Hartanov.

"The market is very active for homes in this desirable part of Orange County," say the Hartanovs. "Due to low inventory, home prices are still moving upward and there is no indication of a downward trend. There is little "affordable" inventory, particularly in the Southwest area. Beach-close homes are in short supply. There continues to be strong buyer interest as this is still considered an "affordable" beach area relative to going north. Many buyers that have been waiting for "lower prices" probably have seen the market pass them by. With the rates still low, it is still a good market whether buying or selling."

Yet despite slightly slowing sales, Realtors feel that the town will continue to grow.

"San Clemente has a small-town feel, comfortable family neighborhoods and a strong sense of community," reasons Realtor Rick DeBello. "There is a good variety of housing stock from beach town bungalows to new homes with spacious floor plans. There are not many opportunities for condos or townhouses in San Clemente; they represent fewer than 15 percent of all listings."

DiBello advises, "Buyers looking for a home in San Clemente should be persistent, patient, and prepared to act quickly when the right home comes on the market. Desirable homes in the lower price ranges move very quickly. Homes are selling close to list, with some homes selling above list and many with multiple offers. Of the 132 homes that have come on the market in the last 30 days, about 30 percent (40) have already gone into escrow or sold; average list price for these homes is $633,600 with an average of nine days on the market. Of the total of 82 homes that have sold in the last 30 days, the average sold price was $603,600, with an average per square foot of $278, reflecting a continuing upward price trend."

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Published: October 2, 2002

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