Shorecliffs, San Clemente · CRMLS Closed Sales, January 2022 to September 2026
Shorecliffs costs less than the city in total, and more per square foot.
Shorecliffs is the 1960s neighborhood around the Shorecliffs golf course at San Clemente's north end, close enough to the sand to have its own beach club. The houses are small and old by San Clemente standards, so the price tag is lower. Per square foot, buyers pay more than the city median every year. Here is what it has actually sold for since 2022, beside the whole city, and the three separate markets inside it.
The short version
A smaller house, a lower price, a higher price per foot.
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$1.43M
Median Shorecliffs house
San Clemente overall: $1.80M. 155 Shorecliffs house sales, Jan 2022 to Sep 2026.
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1,685
Median square feet
San Clemente overall: 2,435.
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$880
Median price per sq ft
San Clemente overall: $758. You pay for where it is, not how big it is.
It was built at once, a long time ago. The median Shorecliffs house that sold since 2022 was built in 1964. The city's was built in 1987. About half the listings named an ocean view, the same share as the city.
Houses, year by year
More per foot than the city, every year. Less in total.
1. A square foot costs $83 to $184 more than the city, every year. In 2026 the gap reached $184 a foot, on 29 sales. Shorecliffs rose 25% a foot from 2022 to 2026 so far. The city rose 16%.
2. The total still comes in under the city. Because the houses are small, the median Shorecliffs house has sold for $240,000 to $580,000 less than the median San Clemente house every year. This is where a coastal San Clemente house costs the least to get into.
Speed is about the city's. The median Shorecliffs house went under contract in 11 days, against 14 citywide.
Single-family houses, CRMLS closed sales. *2026 runs through September 11. "All of San Clemente" includes Shorecliffs. 29 to 34 Shorecliffs house sales a year.
See every number behind these charts
| 2022 | 2023 | 2024 | 2025 | 2026* | |
|---|---|---|---|---|---|
| Shorecliffs houses sold | 31 | 32 | 34 | 29 | 29 |
| San Clemente houses sold | 356 | 424 | 494 | 477 | 326 |
| Shorecliffs houses median price | $1.32M | $1.39M | $1.58M | $1.30M | $1.50M |
| San Clemente houses median price | $1.70M | $1.73M | $1.81M | $1.88M | $1.95M |
| Shorecliffs houses price per sq ft | $821 | $789 | $895 | $893 | $1,027 |
| San Clemente houses price per sq ft | $724 | $685 | $758 | $810 | $843 |
| Shorecliffs houses cut price before selling | 19% | 31% | 32% | 21% | 24% |
| San Clemente houses cut price before selling | 31% | 32% | 29% | 34% | 23% |
| Shorecliffs houses median days on market | 7 | 24 | 19 | 14 | 10 |
| San Clemente houses median days on market | 12 | 16 | 14 | 21 | 11 |
Three markets in one neighborhood
Houses, condos, and a 55+ community of manufactured homes.
Houses
155 sales since 2022
$1.43M median
$880 a square foot
Median 11 days on market.
Condos and townhomes
33 sales since 2022
$875K median
$652 a square foot
Median 21 days. City: $998K, 14 days.
55+ manufactured homes
52 sales since 2022
$730K median
$477 a square foot
Median 38 days on market.
Shorecliffs Terrace, beside the golf course, is a 55+ community of manufactured homes. 47 of the 52 listings there since 2022 called it 55+ or senior, and the MLS lists most of them as manufactured homes sold with the land. They are their own market: a lower price, a longer wait, and more price cuts, about a third of sales. Never price a house off one of them, or the reverse.
One trap in the listings: some manufactured-home sales here show the lot size of the entire park, more than a million square feet, not the space under the home. Ignore the lot size on those listings.
The place
What Shorecliffs is.
- The golf course: Shorecliffs Golf Club, an 18-hole, par-70 course at 501 Avenida Vaquero, open to the public.
- The beach club: the Shorecliffs Beach Club association says it runs a private beach clubhouse, beach and parking lot for 504 homeowners in the Shorecliffs residential community, paid for by an annual assessment. Its authority stops there: it has no rules over the homes or the streets. Ask whether the home you are looking at is one of the 504.
- The tax bill: none of the 205 Shorecliffs parcels that sold since 2022 shows a Mello-Roos district on the County's tax map. The newer Marblehead Coastal homes just south are a different story: they sit in San Clemente CFD No. 2006-1.
How we drew it. This page covers the 1960s and 1970s tracts around the golf course: Shorecliffs itself, Colony Cove, Bay Cliff Village, Vista Pacific Del Gado, Shore Cliff Villas, Vista Del Verde, Las Marias and the two manufactured-home communities. The 1980s tracts on the hill east of the course, Eagles Ridge, Mystic Hill, Coral Pointe and their neighbors, are left out. They were built later and bigger, and they trade differently.
Questions people ask
Shorecliffs, answered.
How much does a house in Shorecliffs cost?
The median Shorecliffs house sold for $1,430,000 from January 2022 to September 2026, for a median 1,685 square feet, or $880 a square foot. San Clemente overall: $1,800,000, 2,435 square feet, $758 a foot.
Is Shorecliffs a 55+ community?
Not as a whole. Shorecliffs Terrace, beside the golf course, is a 55+ community of manufactured homes, and 47 of its 52 listings since 2022 said so. The houses and condos around it are not age-restricted.
Does Shorecliffs have beach access?
The Shorecliffs Beach Club association says it runs a private beach clubhouse, beach and parking lot for 504 homeowners in the Shorecliffs residential community, paid for by an annual assessment. Whether a given home is one of the 504 is a question for the listing agent and the association.
Is the Shorecliffs golf course public?
Yes. Shorecliffs Golf Club is an 18-hole, par-70 course at 501 Avenida Vaquero, open to the public.
Does Shorecliffs have Mello-Roos?
None of the 205 Shorecliffs parcels that sold from January 2022 to September 2026 shows a Mello-Roos district on the Orange County Treasurer-Tax Collector's parcel tax map. The newer Marblehead Coastal homes just south are in San Clemente CFD No. 2006-1.
Sources
Where these numbers come from.
- Sales: CRMLS closed sales, San Clemente, January 1, 2022 to September 11, 2026. Shorecliffs is defined by a map boundary drawn around where the homes sit, not by the MLS subdivision field. Medians of individual sales; sales flagged with a suspect price are excluded.
- Orange County Treasurer-Tax Collector, OC Tax Map (Mello-Roos and special assessments by parcel), checked September 28, 2026 for every parcel in the sales above. Mello-Roos Information.
- Shorecliffs Golf Club, shorecliffsgolfclub.com (18 holes, par 70, public, 501 Avenida Vaquero).
- Shorecliffs Beach Club, Association (504 homeowners, scope of authority, annual assessment).
- California Debt and Investment Advisory Commission, Mello-Roos Yearly Fiscal Status Reports 2018-2019 (San Clemente CFD No. 2006-1, Marblehead Coastal).
- Age-restriction, manufactured-home and lot-size notes: listing descriptions and property type fields on the CRMLS sales above.
Run it on a real address
Looking at a home in Shorecliffs?
Send me the address. I will pull what that street has actually sold for, tell you which of the three Shorecliffs markets it belongs to, and check the beach club and the tax bill. 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
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