Published October 18, 2026 in Market Update

San Clemente still has tight supply, even as more listings reach the market

By Michelle Wilson

Real estate, San Clemente, CA

Here is the one thing that shapes everything else right now. Supply is still tight. The Real Estate Data Aggregator counted between 2.1 and 3.1 months of supply across San Clemente ZIP codes in the three months ending August 31, 2026. That is a seller's market by most measures. At the same time, Realtor.com reported that active listings nationwide grew 5.5% year over year. More choice is arriving. But not enough to tip the balance here.

Months of supply by ZIP code

ZIP 92673 had the tightest supply of all, at just 2.1 months, according to the Real Estate Data Aggregator. That is down 1.6 months from the same period in 2025. ZIP 92677 was the loosest at 3.1 months, but that number was unchanged from a year ago. So even the most open part of San Clemente has not softened further.

New listings are rising in some ZIP codes, falling in others

The Real Estate Data Aggregator counted 230 new listings in 92677 in the three months ending August 31, 2026. That was up 20.4% from a year before. In 92673, new listings rose 24.1% to 103 homes. In 92672, new listings climbed 12.4% to 127. But in 92629, new listings fell 11.7% to 106. More supply is not arriving evenly.

Nationally, Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That matters here too. Higher rates slow buyers. But tight supply in San Clemente has kept competition real, even with rates where they are.

Prices held up in three ZIP codes, dipped in one

The Real Estate Data Aggregator put the median sale price in 92629 at $1,915,500. That was up 4.4% from a year before. In 92672, the median was $1,800,000, up 6.5%. In 92673, it was $1,727,500, up 5.9%. In 92677, prices dipped a little, down 1.9% to $1,422,500. That is the one honest exception in an otherwise firm picture.

For context, the Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026. Three of San Clemente's four ZIP codes beat that national number.

Homes are going under contract faster

In 92673, the Real Estate Data Aggregator found that more than half of homes, 54.5%, went under contract within two weeks of listing. That share jumped 22.1 points from a year before. In 92672, 45.8% of homes moved that fast, up 21.7 points. Even in 92677, the loosest ZIP code, 34.3% of homes went under contract within two weeks. Not every home sold fast, but the quick ones sold very fast.

Sellers got close to their asking price

The Real Estate Data Aggregator showed that in every ZIP code, the average sale came in at least 98.8% of list price. In 92629, 25.6% of homes sold above list, up 15.7 points from a year before. In 92673, 27.3% sold above list. These are not signs of a market where sellers have to give ground.

Days on market fell in every ZIP code

The Real Estate Data Aggregator counted a median of just 25 days on market in 92673, down 21 days from a year before. In 92672, the median was 40 days, down 18 days. In 92629, it was 42 days, down 14 days. In 92677, it was 43 days, down 8 days. Every ZIP code moved faster than it did a year ago.

What this means for owners and buyers

For owners, the numbers in the three months ending August 31, 2026 show that pricing and preparation still matter. Supply is not loose. Homes that are priced well are going under contract quickly. Nationally, Realtor.com reported that price cuts hit 20.8% of listings in September, the highest since October 2022. San Clemente is not immune to that pressure if a home is overpriced.

For buyers, more listings are arriving in some parts of San Clemente. But with months of supply still between 2.1 and 3.1, competition has not gone away. CNBC reported that Fannie Mae forecast the 30-year fixed mortgage rate at 7.4% for the fourth quarter of 2026. That is the rate environment buyers are working in right now.

One last thing worth saying. These numbers cover whole ZIP codes. One street, one block or one price range can read very differently from the ZIP code average. If you want to know what the numbers look like for your specific address, that is a conversation worth having.