The short version
Housing is the biggest cost of living here. Beyond the mortgage, plan for property taxes based on your purchase price, and HOA dues or Mello-Roos in many communities.
Home Prices
San Clemente, all home types, September 2026
$1.80M
Median sale price
+4.0% vs. last year$815
Median price per sq ft
+9.0% vs. last yearYour Monthly Payment
Try your own numbers. The calculator starts at San Clemente's median price and this week's average rate.
Try it yourself
What would the payment be?
Principal + interest
$9,887/mo
At 7.32% on a 30-year fixed loan.
If rates were half a point lower, about $9,402/mo, a difference of $485 a month.
An estimate only, not a loan offer. Property taxes, insurance, HOA dues and Mello-Roos are not included, and your actual rate will depend on your lender and credit. Rate: Freddie Mac weekly average, October 22, 2026.
Property Taxes
- 01
Reassessed when you buy
California reassesses a home to current market value when it changes ownership, so your taxes are based on your purchase price, not the seller's.
- 02
Capped at 1%
Proposition 13 caps the base property tax at 1% of taxable value. Voter-approved charges and special assessments are added on top.
- 03
Up to 2% a year
After you buy, your assessed value can generally rise by no more than 2% a year.
- 04
Supplemental bill
Expect a one-time supplemental tax bill after you buy, which covers the difference between the old and new assessed value.
- 05
Homeowners' exemption
If it's your main home, file for the $7,000 reduction in taxable value.
Source: California State Board of Equalization, Publication 29
Other Costs to Know
Mello-Roos and HOA dues
Many newer and planned communities, including parts of Talega and Forster Ranch, have HOA dues, and some carry Mello-Roos special taxes. Amounts vary by community, so always check the actual tax bill and HOA documents for a specific home.
Utilities and insurance
SDG&E provides electricity in San Clemente. Get homeowners insurance quotes early in your search, especially for homes near open space or hillsides.
Jacob's take
Two homes at the same price can have very different monthly costs. I always pull the tax bill and HOA details before you write an offer.
Frequently Asked Questions
How much are property taxes in San Clemente?+
Under Proposition 13, the base property tax is capped at 1% of a home's assessed value, which is set at your purchase price. Voter-approved charges, special assessments and any Mello-Roos are added on top, so check the tax bill for a specific home.
Does San Clemente have Mello-Roos?+
Some communities do, typically newer master-planned areas. It varies by property, so always review the actual property tax bill.
Who provides electricity in San Clemente?+
San Diego Gas & Electric (SDG&E).