Cyprus Shore, Cyprus Cove and Cotton Point · CRMLS Closed Sales, January 2022 to September 2026
By Trestles, the gates rarely open for a sale.
Cyprus Cove, Cyprus Shore and Cotton Point are the gated beach communities at the south end of San Clemente, just north of the Trestles surf breaks. Only 44 houses sold here from January 2022 to September 2026, for a median of $3.97M. Here is what they sold for, how long they took, and what that means for how you read an asking price.
The short version
About nine houses a year, and they take their time.
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$3.97M
Median house
For a median 3,676 sq ft. All of San Clemente: $1.80M for 2,435.
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44
Houses sold since January 2022
About 9 a year, and 14 of the city's 53 house sales at $5M or more.
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95%
Of the original asking price
The median sale here. All of San Clemente: 98%.
These are the gated beach communities at the far south end of San Clemente, where the Trestles surf breaks begin. Very few homes change hands, and when one does, the first asking price usually is not the last one. The typical house here sold for about 5% under where it was first listed.
Houses, by community
Three names behind the gates.
The MLS splits this stretch into Cyprus Cove, Cyprus Shore, The Breakers and Cotton Point. Listing descriptions place The Breakers inside the Cyprus Shore gate, so it is counted with Cyprus Shore here. Cyprus Cove sells most often. Cotton Point, at the south tip, sold only three houses in almost five years, all of them for $8.70M or more.
| Community | Sold | Median | Sq ft |
|---|---|---|---|
| Cyprus Cove | 27 | $3.50M | 3,647 |
| Cyprus Shore, including The Breakers | 14 | $4.59M | 3,147 |
| Cotton Point | 3 | all $8.70M+ | - |
Single-family houses, CRMLS closed sales, January 2022 through September 11, 2026. Groups with fewer than 8 sales show a floor instead of a median.
How fast it sells
Slower than the city, and slower lately.
With about nine sales a year, a single year is too few to read, so these charts pool 2022 and 2023 against 2024 through 2026.
1. Houses here sit longer. Since 2024 the typical one took 44 days to go under contract, against 15 across the city.
2. Half of them cut the price first. Since 2024, 52% of houses here dropped their price before selling, against 29% citywide.
*2024-26 runs through September 11, 2026. 15 house sales here in 2022-23 and 29 in 2024-26.
See every number behind these charts
| 2022 | 2023 | 2024 | 2025 | 2026* | |
|---|---|---|---|---|---|
| Cyprus Shore and Cove houses sold | 8 | 7 | 11 | 12 | 6 |
| San Clemente houses sold | 356 | 423 | 494 | 477 | 325 |
| Cyprus Shore and Cove houses median price | $3.27M | $3.60M | $4.05M | $4.72M | $4.05M |
| San Clemente houses median price | $1.70M | $1.73M | $1.81M | $1.88M | $1.95M |
| Cyprus Shore and Cove houses price per sq ft | $941 | $1,055 | $1,050 | $1,177 | $1,095 |
| San Clemente houses price per sq ft | $724 | $685 | $758 | $810 | $842 |
| Cyprus Shore and Cove houses cut price before selling | 38% | 43% | 73% | 42% | 33% |
| San Clemente houses cut price before selling | 31% | 32% | 29% | 34% | 23% |
| Cyprus Shore and Cove houses median days on market | 17 | 20 | 73 | 37 | 40 |
| San Clemente houses median days on market | 12 | 16 | 14 | 21 | 11 |
Medians from CRMLS closed sales, January 2022 through September 11, 2026. Years with fewer than 8 sales here (2023 and 2026) are too small to read alone. Sales with flagged prices are excluded, and a sale recorded twice under two listing numbers is counted once. One land sale is not included.
The place
What is behind the gate.
- Cyprus Shore is a gated, private neighborhood run by the Cyprus Shore Community Association. The association lists a clubhouse, park, pool and spa, the entry gate and guardhouse, and direct access to the beach.
- Trestles. The Trestles surf breaks run south from Cotton's Point into San Onofre State Beach. California State Parks notes there is no vehicle access to Trestles: you reach it on foot by trail.
- La Casa Pacifica. The estate built in 1926 for Hamilton H. Cotton, one of San Clemente's founding financiers, and owned by President Nixon from 1969 to 1980 as the "Western White House," sits in the gated Cotton Point area.
What to check before you offer
- The asking price is an opening. The typical house here sold for about 5% under its first asking price, and half cut their price along the way. Build that into how you read a listing.
- Which association you join. Ask which association the home belongs to, and for its dues, rules and beach-access terms.
- How few comps there are. With about nine house sales a year, the right comparable may be two years old or from the next gate over. Price against the same community first.
How this page draws the line. The ocean side of Avenida Del Presidente at the south end of the city, from the north edge of Cyprus Cove to Cotton Point. The condos and houses on the inland side of Avenida Del Presidente, and north of Cyprus Cove, are not included.
Questions people ask
Cyprus Shore, answered.
How much does a house in Cyprus Shore cost?
Across Cyprus Cove, Cyprus Shore and Cotton Point, the median house sold for $3.97M from January 2022 to September 2026, for a median 3,676 square feet. San Clemente as a whole: $1.80M.
Is Cyprus Shore gated?
Yes. Cyprus Shore is a gated, private neighborhood with an entry gate and guardhouse, run by the Cyprus Shore Community Association, which also lists a clubhouse, pool and spa, park and direct beach access.
How often do homes sell in Cyprus Shore?
Rarely. 44 houses sold across Cyprus Cove, Cyprus Shore and Cotton Point from January 2022 to September 2026, about 9 a year.
Do Cyprus Shore homes sell at asking price?
Usually not. The median house here sold for 95% of its original asking price, against 98% citywide, and since 2024 52% cut their price before selling.
Where is Nixon's Western White House?
La Casa Pacifica, built in 1926 and owned by President Nixon from 1969 to 1980, is in the gated Cotton Point area at the south end of San Clemente, next to Cyprus Shore.
Sources
Where these numbers come from.
- Sales: CRMLS closed sales, San Clemente, January 1, 2022 to September 11, 2026. The area is defined by map boundary. Medians of individual sales. A sale recorded twice under two listing numbers is counted once.
- Cyprus Shore Community Association, cyprusshorehoa.com (gated private neighborhood, amenities).
- California State Parks, San Onofre State Beach (Trestles access).
- Wikipedia, La Casa Pacifica and Trestles (surfing).
Run it on a real address
Looking at a home in Cyprus Shore?
Send me the address. With this few sales, the comps are the whole game: I will pull every sale behind that gate and the next one over, and tell you where the price really sits. If the number does not work, better to know before the offer. I live in San Clemente. Text or email is the easiest way in.
Phone 949.541.8247
Email [email protected]
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License Adam Boehrer, Real Estate Agent, DRE #02419464, Pacific Sotheby's International Realty
Keep Reading
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- Pier Bowl and Southwest San Clemente, the walkable side of town near the pier.
- Neighborhoods, every neighborhood guide on this site.
- Coastal Currents, a monthly read on the South Orange County market.