Coastal Currents · August 2026
Quick pause from real estate.
A birthday and book signing at the Petrol Club in North Beach, then six numbers on San Clemente. Homes priced at what the market pays sold in about ten days, slightly above asking. 44% of everything still listed has already cut its price.
Published by Adam Boehrer, Real Estate Agent, Pacific Sotheby’s International Realty, DRE #02419464.
A Note From Adam
Saturday was my father-in-law's birthday.
We spent it at the Petrol Club in North Beach San Clemente, throwing him a party that doubled as a signing for his new book. It was the perfect venue to honor a racing legend.
His story is just remarkable. Racing is in his bloodline, and he made it to the top of American racing in the late '90s. He was fifth in points and coming off his first race win when a crash during a test in January of 2000 left him paralyzed from the neck down. Since then he has built one of the winningest teams in open-wheel racing history and driven a car he steers with his head at 213 miles an hour. And he isn't stopping yet.
In 2021 he walked my wife down the aisle with the help of an exoskeleton. Needless to say, pretty cool guy.
The book he wrote is called No Finish Line. It's a story of determination, unrelenting belief, and open-handed trust that God would use the injury for his glory. (And I'm not just saying that because he will read this email.)
What I keep coming back to is who showed up. Eighty or so people. Family, old friends, neighbors, people from all different chapters of our life, all standing shoulder to shoulder to celebrate Sam. What a gift it is to have such an amazing community, and to call San Clemente home.
Okay, Back To Real Estate
San Clemente, August 2026
Six numbers on San Clemente, current as of this month.
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66 days
To clear every home for sale at the current pace, against 101 days a year ago
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118
Homes on the market, down from 161 at this point last year
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$1.7M
Median price of the 65 homes that closed in July
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44%
Of homes currently listed have already cut their price
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100.4%
Of asking price, on average, for what actually sold in July
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10 days
Median time on the market for those same sold homes
Those last three are the whole story, and they look like they contradict each other. Homes priced at what the market is actually paying were gone in about ten days, slightly above ask. Meanwhile 44 percent of everything sitting out there right now has already had to come down, the highest reading I have on record for San Clemente. Same town, same month. The difference is almost entirely a decision made in the first week on the market.
One More Thing
Should you wait for rates to come down?
I get asked every week whether to wait for rates to come down. A year ago the 30-year fixed averaged 6.70 percent. Last week it was 6.67. That is what a year of waiting bought. Three hundredths of a point.
The house did not wait, and that is the part that costs money. You can refinance a rate later. The price is the part you cannot renegotiate.
Wondering Where You Stand?
Curious where your home stands?
Given how far apart those two outcomes are right now, it is a reasonable thing to want to know. Reply or use the link and I will put together an honest read on your place. No pitch attached.
Sources: San Clemente figures from the Pacific Sotheby's International Realty market report dated August 1, 2026, covering all property types city-wide. Active listings, the 66-day and 101-day figures, and the 44% price-reduction share are the August 1 snapshot. Median price, percent of list received, and median days on market are July 2026 closings, 65 homes in total. Days on market counts only homes that sold, so it describes the ones that found a buyer and not the ones still sitting. Mortgage rates from the Freddie Mac Primary Mortgage Market Survey: 6.70% is July 2025, 6.67% is the week of August 13, 2026. Loan and tax details are general information, not lending or tax advice. Information deemed reliable but not guaranteed. If your property is already listed, this is not intended as a solicitation.