A master-planned beach town with a classic downtown and ocean views
Perpetually sunny with over 20 acres of beautiful beaches, San Clemente is a city of about 62,000 people on Southern California’s Pacific coast. Sixty miles south of Los Angeles and north of San Diego, the city attracts a lot of retired service members due to its proximity to Camp Pendleton. Known as the “Spanish Village by the Sea,” San Clemente’s master-planned streets are full of Mediterranean-influenced architecture, and the timeless downtown overlooking the ocean attracts many to its well-established shops and dining destinations. It's known to history buffs as the one-time home of the "Western White House," a Spanish mansion bought by President Richard Nixon in 1969. “San Clemente is a throwback to an earlier time of small-town charm that you don’t see anymore, particularly in this area of the country,” says council member and former mayor Chris Duncan, who fell in love with the city where he summered during his childhood before moving there in 2019. “The city has a surfing coastal heritage and is a wonderful place to raise a family, retire or start a business."
San Clemente City is known at Spanish Village by the Sea with all its beauty.
The Surfing Heritage and Cultural Center is a great place to learn about the history of surfing.
The Fisherman's Oyster Bar Restaurant is right on the San Clemente Pier.
Downtown San Clemente City overlooks the beautiful ocean attracting many people to visit.
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Mediterranean-influenced estate homes with ocean views
In September 2024, the median home price in San Clemente was around $1.8 million, compared to around $400,000 nationally and $900,000 in broader California. Though pricing is expensive by any standards, buying a home in the city is a good investment — values were up nearly 8% yearly. There are a handful of condos and townhomes in the city, but the housing inventory is primarily Mediterranean-influenced single-family homes. Regarding single-family housing development, San Clemente is largely built out, but there is still potential for growth. "Our population has plateaued, so we are looking at a few areas that might be suitable for medium or higher-density development," Duncan says. "We have a large senior community going in where our old hospital is, and we'd like to expand workforce housing." Different neighborhoods in the city each offer something distinct. There are custom estates with ocean views and gated communities in Southwest San Clemente, one of the city's most exclusive areas. Buyers can find multifamily options in Central, where downtown is located — proximity to the action and beach means there are a lot of rental properties in this area. Foster Ranch is a large section of the city known for being family friendly. It has four gated communities collectively known as The Reserves. Set against rolling hills and scenic canyons, the Coast District is known for stunning ocean views and privacy, set back from the crowds and traffic.
San Clemente City has many Spanish style homes scattered along the coast.
Mediterranean influenced single family homes are common in San Clemente City.
Many homes in San Clemente City over look the beautiful Pacific Ocean.
Large custom estates have stunning ocean views in San Clemente City.
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Capistrano Unified is a highly rated public school district
San Clemente is served by one of the best school districts in the state. Capistrano Unified is a public school district graded A-plus by Niche, with an A-plus in academics, college prep and teachers. The district has nearly 60 schools, including over 30 walkable community elementary schools, serving more than 40,000 students. It is the largest district in Orange County and the ninth largest in California, covering approximately 200 square miles. "Las Palmas is a standout elementary school. Parents fight to get their kids into Las Palmas because it has one of the best dual immersion Spanish programs in the state," Duncan says. Nearby higher education options include Saddleback College, Soka University and the University of California, Irvine.
Tucked way up in the San Clemente hills is Bernice Ayer Middle School.
The campus of Our Lady of Fatima Academy serves the students and faculty quite well.
San Clemente High School is a public school located in none other than San Clemente.
When you go to Las Palmas Elementary School, you're getting an amazing education.
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Shopping and dining along the Avenida Del Mar in downtown San Clemente
Avenida Del Mar, San Clemente's Main Street-style downtown, is a handful of walkable blocks showcasing low-rise Spanish buildings. The road stretches a few blocks west from El Camino Real to the city's iconic pier. The area has historic buildings, free parking, mom-and-pop restaurants and longtime shops like Sam's Shoes, which has been there for half a century. "Del Mar looks like it did 50 years ago — shops and restaurants are coming in, but at the same time, we've maintained that historic feel," Duncan says. "It has the charm that you don't see many places in California. Some of our contemporaries have really modernized, but we want our downtown to be the classic, increasingly rare, historic downtown that is warm and comfortable." Near downtown, Casa Romantica Cultural Center is the former home of the city's founder, Ole Hanson. It's a magnificent Mediterranean mansion with sweeping ocean views. At the Outlets at San Clemente, a Spanish-style outlet mall, residents can shop at over 60 brand-name stores or eat at dine-in and fast-food restaurants. There are also plenty of commercial areas and restaurants around El Camino Real, the city's main road running north to south.
San Clemente Pier is a popular spot for walking, fishing and catching the sunset.
Downtown San Clemente City has some of the best eateries around.
Sit outdoors and enjoy tasty meals in the downtown area of San Clemente City.
San Clemente Outlets hosts the South OC Cars and Coffee over their parking structure.
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San Clemente Beach trails is one of the only unpaved beach trails in the state
Home to over 20 parks, San Clemente provides ample opportunities for picnics, sports and breezy strolls in a climate averaging 300 days of sunshine annually. The city's northern half is interwoven with mixed-use trails so locals can walk or bike around town. "We have one of the only unpaved beach trails in California. It's a great way to get out and exercise," Duncan says. The popular 2.3-mile San Clemente Beach Trail offers panoramic views of the Pacific Ocean and connects the city's beaches: San Clemente State Beach, T-Street Beach and North Beach. These beaches are the town's highlight, drawing visitors from all over. They're ideal for surfing — the city even has a museum dedicated to the sport called the Surfing Heritage and Culture Center. More recreation includes swimming and fishing, especially from the iconic 1,300-foot-long San Clemente Pier.
Most every day you'll find people gathered at the beaches of San Clemente watching the surfers.
There are many parks to play a variety of sports in San Clemente City.
Walk along the beautiful unpaved beach trails in San Clemente City.
San Clemente City has great weather for breezy strolls on the beach.
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Puttin' on the Glitz is one of the city's calendar highlights
The city hosts year-round events to unite its residents while leveraging its mild climate. "We have a lot of events on Avelinda Del Mar downtown where we shut it down, and people can bring the strollers out so the whole family can enjoy," Duncan says. Put on by the Chamber of Commerce, the San Clemente Fiesta Music Festival has been going strong since 1955. The large-scale outdoor party promises bands, food and activities for the kids. The Ocean Festival, dubbed "The Greatest Show on Surf," has been a major draw since 1978. The multiday event has expanded to include lifeguard games, a surfing contest, boat races and other activities. According to Duncan, it's a throwback to the surfing heritage that you won't see many other places. "We have so many great events, but Puttin' on the Glitz is probably my favorite," Duncan says. The city comes alive during the holidays with bright light displays and a Santa's Village by the Sea. There are carolers, street musicians, sweet treats, activities for kids and a gingerbread-making contest. "You have a different feel because it's chillier, and you can get s'mores and hot chocolate from the stores," Duncan says. "Because of its historical charm, it's extra special — like the timeless holiday spirit you only see in the movies."
Enjoy some singing while taking a stroll on the San Clemente Pier.
Surfers come from all around to visit San Clemente City for great surfing.
The San Clemente Pier has beautiful views in either direction.
Chinelos, or traditional costumed dancers, are vibrant during the Cinco De Mayo Fiesta.
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Low crime with environmental risks like wildfires and coastal erosion
Crime in San Clemente is low by both state and national standards. In 2023, the city averaged around 45 violent crimes each month per 100,000 residents, compared to 100 in broader California and around 110 nationally. Incidents of property crime happened at a rate of 110 each month per 100,000 residents, compared to 200 in broader California and around 175 nationally. "We pride ourselves on being a very safe community, among the safest communities in Southern California," Duncan says. "Like any beach city, we see some crime, but public safety is a priority here. We're also a military town, which adds a sense of security."
The climate in San Clemente is ideal, with warm and breezy summers in the mid-80s and cool, rainy winters in the upper 60s. However, the city faces a few environmental risks, including wildfires on its eastern side, which sits up against the Santa Ana Mountains. Fire insurance is becoming a significant issue in the state as major carriers continue to flee a volatile market. "We actually lost our property insurance because of the risk where we are, and one thing that council is focused on is lowering our fire score so people can keep their insurance instead of buying into the state system, which is even more expensive," Duncan says. Combatting coastal erosion and water quality issues are other issues on the council's radar. "There has been a big city effort to bring sand to the beaches and make sure that we retain the sandy areas along the coast for residents and visitors to enjoy," Duncan says.
The city is 60 miles south of Los Angeles and 60 miles north of San Diego
San Clemente has direct access to Interstate 5, which runs north to south on the city's western side. "Traffic can be a challenge on the 5, especially driving north from Camp Pendleton," Duncan says. "That said, our local traffic is really well managed. We've got four-lane roads that do a bit more than adequate job getting people through the city." For orientation to the greater metro areas, Los Angeles is about 60 miles north, and San Diego is 60 miles south. Still, most commuters are local to Orange County, traveling to places like Irvine or Anaheim, which are closer to 30 miles away. Though a car is part of Southern California's culture, public transportation options exist in the city. There are bus routes operated by the Orange County Transportation Authority, Metrolink rail services and the San Clemente Trolley, a free transportation option running between the pier and the Outlets at San Clemente. The closest place to catch a flight is John Wayne Airport, about 30 miles north near Costa Mesa, a drive that takes between 30 and 60 minutes during rush hours. The city has many medical offices and urgent care facilities, but the major hospital is Providence Mission in either Laguna Beach or Mission Viejo.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
