Coastal adjacent, promising beach access and great schools
Established as a Spanish mission in 1776, San Juan Capistrano is a laid-back coastal city of about 35,000 with great schools and a historic downtown. This south Orange County community is around the midpoint between Los Angeles and San Diego, and it offers beach access without the coastal prices of nearby San Clemente and Laguna Beach. Temperate weather and year-round activities contribute to a vacation-like atmosphere. “San Juan Capistrano feels like stepping into a picturesque storybook with a modern twist. The city is known for its Spanish colonial architecture, vibrant seasonal events and dedication to preserving its history while providing contemporary conveniences,” says Director of Operations Benjamin Medina of the Chamber of Commerce. The city is a haven for those seeking a slower-paced, family-friendly environment with easy access to beaches, shopping and dining. "Every day I wake up in San Juan Capistrano, I feel like I won the lottery of life. It's beautiful, the weather is perfect, and we're all very blessed to be here," says Councilmember Howard Hart.
San Juan Capistrano showcases a diverse blend of homes, from historic adobes and charming cottages in Los Rios to luxurious estates in the hills and elegant Spanish-style villas reflecting the city’s rich heritage.
Watching the sun set over the Pacific at Capistrano Beach Park, you can stroll along the sandy shoreline, feel the ocean breeze, and enjoy a peaceful escape with breathtaking coastal views.
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The cliff swallows return each year for Saint Joseph's Day
The city has a robust calendar of seasonal events, such as Saint Joseph’s Day, which is held on March 19. For nearly a century, the day celebrates the return of the cliff swallows, Argentine birds that migrate north of the equator for the spring and summer. In conjunction with their return, the Fiesta de las Golondrinas is usually held on the third Saturday in March. “They shut down downtown for one of the largest nonmotorized parades in the U.S.,” Hart says. “We go all out for this one holiday that can draw over 50,000 from all over California. It’s a big party where a lot of adult beverages are consumed throughout the day, and the shops are all open.”
The Swallows Day Parade in San Juan Capistrano is an unforgettable celebration, where vibrant floats, lively music, and equestrian riders fill the streets with excitement, tradition, and community spirit.
The Festival of the Butterflies in San Juan Capistrano is a magical event where vibrant butterflies fill the air, lush gardens bloom, and families enjoy nature walks, hands-on activities, and live music with performers like The Salty Suites.
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Los Rios Historic District is the oldest neighborhood in the state
In early 2025, the median home price was around $1.6 million, nearly four times the national number and well above the broader California median of $900,000. Though expensive by any standards, housing prices in nearby San Clemente, Dana Point and Laguna Beach are even higher. There's also a large variety of housing styles in the area. “The city’s housing is diverse, from historic adobe homes to modern estates and equestrian properties,” Medina says. “Development is carefully planned to maintain the city’s character; we emphasize preserving open spaces and blending new builds with the surrounding environment.”
The Los Rios Historic District, the oldest neighborhood in California, has a charming atmosphere and is known for smaller, unique properties. Luxury areas like Marbella Country Club and Hunt Club are known for their contemporary homes and proximity to amenities like golf courses and equestrian facilities. Homes are priced between $800,000 for something small and vintage and upwards of $9 million for a hilltop estate home with a view. Though San Juan Capistrano is primarily single-family, there are clusters of condos and townhomes near the town center. Condos and townhomes are priced between $450,000 and $3 million.
Upscale Mediterranean-style homes can be found in gated communities like the Marbella Country Club, in San Juan Capistrano.
The smaller properties in the Los Rios Historic District exude charm with their rustic adobe walls, lush gardens, and inviting porches, creating a warm, storybook-like atmosphere in California’s oldest neighborhood.
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One of the best public school districts in Orange County
Schools in San Juan Capistrano are excellent and a draw to homebuyers with children. Capistrano Unified School District is graded A-plus by Niche. The district operates 64 schools and programs serving over 40,000 students regionally across multiple cities. “Capistrano Unified is recognized for its strong academic programs, dedicated teachers and extracurricular opportunities,” Medina says. “The district emphasizes STEM education, arts, and athletics, fostering well-rounded students.”
San Juan Hills High School in San Juan Capistrano serves 9-12 grade students.
Marco Forster Middle School's vision is to ensure achievement for all.
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Shopping, dining and cultural hotspots in historic Los Rios
The oldest neighborhood in the state, Los Rios is the heart of the San Juan Capistrano, known for its shopping, dining, and cultural hotspots, such as the Camino Real Playhouse and the Blas Aguilar Adobe Museum. “Dining ranges from casual eateries to upscale restaurants, focusing on farm-to-table and international cuisine,” Medina says. “There is also a mix of boutique shops, antique stores and modern retail centers, like our new River Street Marketplace.” The city has everything it needs, but residents may travel to nearby Mission Viejo or San Clemente for more robust retail outlets or a classic mall experience.
River Street Marketplace in San Juan Capistrano is a vibrant new destination with unique boutiques, artisanal shops, and exciting restaurants, offering a lively atmosphere where shopping and dining meet charm.
San Juan Capistrano’s historic adobes, including the Blas Aguilar Adobe Museum, showcase the city’s rich past with preserved architecture, artifacts, and stories that bring early California history to life.
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Over two dozen parks and recreation sites, plus beach access
Though not every resident in San Juan Capistrano is walkable to a community park, the city maintains over two dozen parks and recreation sites. Parks are a top priority for the city, and a minimum of five acres of parkland is required for every 1,000 people in new residential development. Los Rios Park is a community gem situated on four acres across from the railway and the historic downtown area. Residents are a short drive from the many hiking and biking trails that weave in and around the Santa Ana Mountains. “The San Juan Creek Trail and Caspers Wilderness Park, which is my personal favorite, offer everything from easy walks to challenging hikes while traversing through oak trees, running springs and wildlife,” Medina says. Though it doesn’t directly border the coast, the Pacific Ocean is just a few blocks away. “Doheny State Beach and Salt Creek Beach are popular among residents. The rest of the coast is just a short drive or train ride away, with perfect opportunities for surfing, picnics and relaxation,” Medina says.
Families enjoy going to Los Rios Park in San Juan Capistrano.
Families will enjoy a day at the beach at Salt Creek Beach Bluff Park.
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Direct access to Interstate 5 means traffic congestion at peak hours
San Juan Capistrano is about 50 miles south of Los Angeles and 60 miles north of San Diego. The city has direct access to Interstate 5, which cuts through north-to-south. “Traffic is generally manageable, but like many Southern California cities, it can get congested during peak hours, especially around the downtown area and near the 5,” Medina says. Though car noise can be an issue in some areas, the freeway is walled off from the city’s residential areas. Orange County Transit operates bus routes for those who rely on public transportation, and there is a Metrolink train station in town. “The city also has a network of trails and bike lanes, and efforts are ongoing to improve connectivity and encourage sustainable transportation,” Medina says. John Wayne Airport is the closest, about 20 miles north. The nearest major medical facilities are the Providence Mission Hospitals in nearby Mission Viejo and Laguna Beach.
Orange County Sheriff's Department and wildfire risk in the summer
The climate in San Juan Capistrano is Mediterranean, categorized by warm, arid summers and mild, wet winters. “The coastal breeze keeps the temperatures comfortable year-round. Some say neighboring San Clemente has the best climate in the world, but the swallows still choose to migrate to San Juan,” Medina says.
Due to its proximity to open natural spaces, most of San Juan Capistrano faces a moderate risk of wildfire, with pockets of very high risk on its perimeter. Drought conditions are common in the summer, and the area can experience air quality issues, particularly from wildfire smoke. “Mitigation efforts focus on water conservation and sustainable landscaping. What I can say is that our hydrants are full, pressurized and the Orange County Fire Authority is ready for anything,” Medina says.
The Orange County Sheriff's Department serves San Juan Capistrano, but crime rates for this specific area are not available. “The city collaborates with local law enforcement and community organizations to maintain a low crime rate, emphasizing neighborhood watch programs and proactive policing,” Medina says. “The same goes for the Chamber keeping business engaged with our law enforcement. We are very fortunate in this regard.”
Linda Fong is a professional realtor (949-680-5012 cell) who has lived and worked in the South Orange County community for over 31 years. She uses her knowledge of the community, her contacts throughout the area to help her clients make informed and real estate decisions. Linda is affiliated with Coldwell Banker, the #1 Selling Real Estate Broker in Southern California and the Global Leader in Luxury home marketing. Linda is also a recipient of the coveted Presidential Elite Award ranking her Top 2 % at Coldwell Banker Globally. Bringing the Ethics and Professionalism of Corporate Management to Real Estate. Because of her success Linda is ranked in the Top 1% amongst Orange County Realtors! Linda’s background in corporate business for over 15 years as a Manager and Consultant causes her to understand the importance of professionalism and high ethics in business dealings. Helping Sellers find the Buyer who will pay the most for your home. Linda believes in helping Sellers get top dollar when they list their home. That includes state of the art marketing technology Helping Buyers find the right house at the right price is important to her. Any Agent can search the MLS and find homes to sell. Linda goes the second mile to help Buyers maximize their buying power, so they get more home for less money. Her clients get full disclosure of information about a property and the issues that affect its value. She is a Certified Negotiation Expert trained and skilled in getting Sellers and buyers the right price and the right terms.
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