31931 Peppertree Bnd, San Juan Capistrano, CA 92675
- 5 beds
- 5 baths
- 5,800 sq ft
- 1.38-acre lot
- Built 1985
$7,500,000
Subdivision Peppertree Bend
The home
About 31931 Peppertree Bnd
A truly exceptional custom estate in San Juan Capistrano’s exclusive Peppertree Bend, completely reimagined through a meticulous four-year renovation and remodeling process completed in December 2024. Every element was thoughtfully redesigned with exceptional craftsmanship, uncompromising attention to detail, and the finest materials.
The beautifully appointed interior features a chef-inspired kitchen with top-tier appliances and exquisite marble countertops, five luxurious marble and custom-tiled baths, three marble fireplaces, a richly appointed library with custom built-ins, a dedicated acoustic cinema, and a 900-bottle climate-controlled wine cellar. Richard Marshall Old Board flooring, premium Loewen windows and doors, and Ludowici roof tile—installed over three layers of waterproofing paper and designed to emulate natural slate—further reflect the meticulous craftsmanship throughout.
Behind the walls, the home has been comprehensively upgraded with new PEX plumbing, electrical systems, a completely new A/C and heating system, tankless water heaters, upgraded insulation meeting current energy requirements, and a sophisticated smart-home and security camera system. The infinity pool and spa have been resurfaced with an elegant black finish designed to absorb and retain more heat for enhanced year-round comfort.
Thoughtfully positioned to capture its surroundings, the estate enjoys expansive 180-degree panoramic views across the surrounding hills and countryside. From the top of the terraced orchard, the property also enjoys partial, long-distance views of the Pacific Ocean.
A gated driveway leads to an impressive six-car motor court and four-car garage. This rare offering brings together timeless design, exceptional materials, modern infrastructure, privacy, and extraordinary views in one of San Juan Capistrano’s most prestigious neighborhoods.
Property details for 31931 Peppertree Bnd
This 5-bedroom, 5-bath single-family home sits in the Peppertree Bend neighborhood of San Juan Capistrano in Orange County. It offers 5,800 square feet of living space and is listed at $7,500,000, about $1,293 per square foot. The home was built in 1985. The MLS record lists the assessor parcel number as 649-352-27. Highlights include ocean and hill views, a private pool and spa, a fireplace, an attached four-car garage, a 1.38-acre lot, and central air. The detail sections on this page cover interior and exterior features, estimated taxes, HOA dues where they apply, and the map location.
Specifications
Home Details
At a glance
- Price
- $7,500,000
- Days On Site
- 30 Days
- Bedrooms
- 5
- Inside Area (SqFt)
- 5,800 sqft
- Total Baths
- 5
- Full Baths
- 5
- Partial Baths
- N/A
- Lot Size
- 1.379 Acres
- Year Built
- 1985
- MLS® Number
- OC26187892
- Status
- Active
- Property Tax
- N/A
- HOA/Condo/Coop Fees
- $315 monthly
- Sq Ft Source
- Assessor
General Features
- Property Type
- Single Family Residence
- MLS Number
- OC26187892
- Year Built
- 1985
- Living Area (sq ft)
- 5,800
- Living Area Source
- Assessor
- Lot Size (sq ft)
- 60,069
- Lot Size (acres)
- 1.379
- Levels
- Three Or More
- Bedrooms
- 5
- Full Baths
- 5
- Garage Spaces
- 4
- Parking Spaces
- 4
- View
- Courtyard, Hills, Mountains, Neighborhood, Ocean, Orchard, Pool, Trees Woods
- Private Pool
- Yes
- HOA Dues
- $315
- HOA Frequency
- Monthly
- HOA Name
- Peppertree Bend
- Parcel Number
- 64935227
- On Market Date
- 2026-09-09
- Listing Terms
- Standard
Interior Features
- Interior Features
- Wet Bar, Built In Features, Balcony, Ceiling Fans, Crown Molding, Cathedral Ceilings, Dumbwaiter, Granite Counters, High Ceilings, Multiple Staircases, Open Floorplan, Pantry, Pull Down Attic Stairs, Stone Counters, Recessed Lighting, Storage, Smart Home, Two Story Ceilings, Wired For Data, Bar, Wired For Sound
- Appliances
- Six Burner Stove, Built In Range, Convection Oven, Double Oven, Dishwasher, Energy Star Qualified Appliances, Energy Star Qualified Water Heater, Electric Oven, Electric Range, Electric Water Heater, Freezer, Gas Cooktop, Disposal, Gas Range, Gas Water Heater, High Efficiency Water Heater, Hot Water Circulator, Indoor Grill, Ice Maker, Microwave, Refrigerator
- Flooring
- Stone, Wood
- Heating
- Central, Electric, Energy Star Qualified Equipment, Forced Air, Fireplaces, High Efficiency, Heat Pump
- Cooling
- Central Air, Electric, Energy Star Qualified Equipment, High Efficiency, Heat Pump, Wall Window Units, Zoned, Attic Fan
- Fireplace
- Decorative, Gas, Gas Starter, Great Room, Living Room, Masonry, Primary Bedroom, Outside, Wood Burning
- Laundry
- Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup, Inside, Laundry Room
- Main Level Bedrooms
- 1
- Main Level Bathrooms
- 2
- Entry Level
- 1
- Common Walls
- No Common Walls
- Rooms
- Primary Bedroom, Sauna, Primary Bathroom, Bonus Room, Foyer, Projection Room, Laundry, Attic, Media Room, Bathroom, Kitchen
Exterior Features
- Roof
- Tile
- Lot Features
- Back Yard
- Parking
- Circular Driveway, Concrete, Door Multi, Direct Access, Driveway, Driveway Up Slope From Street, Electric Gate, Electric Vehicle Charging Stations, Garage Faces Front, Garage, Garage Door Opener, Gated, Private, One Space, Workshop In Garage
- Fencing
- Privacy, Security, Stone, Wrought Iron
- Pool Features
- Black Bottom, Fenced, Filtered, Gas Heat, Heated, Infinity, In Ground, Pebble, Permits, Private, Salt Water, Tile, Waterfall
- Spa
- Heated, In Ground, Permits, Private
- Sewer
- Public Sewer
- Water
- Public
- Units
- 1
Community Features
- Subdivision
- Peppertree Bend (PE)
- Community Features
- Gutters, Horse Trails, Storm Drains, Street Lights, Sidewalks
- Association Amenities
- Maintenance Grounds, Horse Trails, Management, Trails
The record
Property History for 31931 Peppertree Bnd
| Date | Event | Price | Note |
|---|---|---|---|
| Sep 9, 2026 | Listed for sale | $7,500,000 |
Cost of ownership
Estimated monthly payment
7.28% · 30-yr fixed$
$58,188/mo
10% down · 30-year fixed · $750,000 down
Principal & interest$46,184
Mortgage insurance (est., over 80% LTV)$2,813
Property tax (est. 1.07%)$6,688
Home insurance (rough est., varies widely)$2,188
HOA from listing$315
$50,244/mo
20% down · 30-year fixed · $1,500,000 down
Principal & interest$41,053
Property tax (est. 1.07%)$6,688
Home insurance (rough est., varies widely)$2,188
HOA from listing$315
$45,112/mo
30% down · 30-year fixed · $2,250,000 down
Principal & interest$35,921
Property tax (est. 1.07%)$6,688
Home insurance (rough est., varies widely)$2,188
HOA from listing$315
Estimated carrying cost
$9,191/mo
All cash · taxes and insurance only
Principal & interestNone (cash purchase)
Property tax (est. 1.07%)$6,688
Home insurance (rough est., varies widely)$2,188
HOA from listing$315
Estimate only, not a loan offer or quote. Principal and interest use the Freddie Mac 30-year fixed average of 7.28% (week of Oct 1, 2026); your rate will differ. A loan this size is typically a jumbo loan, which prices differently. Tax and insurance are modelled, not billed amounts; tax uses a typical San Juan Capistrano rate, excluding Mello-Roos. Verify all figures. Full assumptions and disclosures.
Next steps
Buying 31931 Peppertree Bnd
Want to see 31931 Peppertree Bnd in person? We have guided buyers through Peppertree Bend and the wider San Juan Capistrano market since 1983. Call to arrange a private tour, or send a note and we'll follow up.
Selling near 31931 Peppertree Bnd
Thinking of selling nearby? We bring current Peppertree Bend sales data and a clear pricing strategy to every listing, backed by more than 700 closed sales and over $1B in Orange County volume. Start with a free home valuation, or reach out to talk through your options.
The neighborhood
About San Juan Capistrano
Anchored by Mission San Juan Capistrano, founded in 1776 and famous for the swallows that return each March, this south Orange County city holds Spanish-era adobes and the Los Rios Historic District, one of California's oldest residential streets. Equestrian and bike trails trace San Juan Creek past stables, all within the Capistrano Unified School District.
San Juan Capistrano home sales, past 12 months
- Homes sold
- 241
- Median price
- $1,950,000
- Median days on market
- 18
- Median per sq ft
- $743
Recorded MLS closings of single-family homes, Oct 2, 2025 to Oct 2, 2026. Days on market run from listing to going under contract.
Price per square foot against recent San Juan Capistrano sales
At $1,293 per square foot, this home's asking price is 74% above the San Juan Capistrano median of $743 for single-family homes that closed in the past 12 months.
Recent San Juan Capistrano sales
| Address | Closed | Price | Sq ft | Per sq ft | Days on market |
|---|---|---|---|---|---|
| 28441 Via Mondano | Oct 1, 2026 | $2,285,000 | 3,185 | $717 | 7 |
| 25707 Compass Way | Sep 30, 2026 | $1,200,000 | 1,417 | $847 | 96 |
| 31231 Via Solana | Sep 29, 2026 | $1,825,000 | 2,881 | $633 | 2 |
| 28339 Via Del Mar | Sep 28, 2026 | $1,579,000 | 2,418 | $653 | 26 |
| 25566 Via Del Rey | Sep 28, 2026 | $1,285,000 | 1,216 | $1,057 | 7 |
Schools
School District for 31931 Peppertree Bnd
As listed in the MLS record. Confirm attendance boundaries with the school district.
The MLS record lists the school district as Capistrano Unified.
Living in San Juan Capistrano covers its schools, parks and beaches.
Location
Location
Photographs
Photos of 31931 Peppertree Bnd, San Juan Capistrano
Nearby listings
Similar Homes for Sale in San Juan Capistrano
$5,795,000
5Beds5Baths5,137SqFt
33801 Paseo EternidadSan Juan Capistrano, CA 92675Ocean Hills at Pacifica
$5,698,000
5Beds5Baths5,137SqFt
33921 Paseo EternidadSan Juan Capistrano, CA 92675Ocean Hills at Pacifica
San Juan CapistranoSee every home for sale in San Juan CapistranoJust listed
Newest San Juan Capistrano Homes for Sale
Explore
Explore San Juan Capistrano Real Estate
See every home for sale in San Juan Capistrano, or search the full Orange County MLS on our live homes search. Questions about 31931 Peppertree Bnd? Talk to Realatrends.
- San Juan Capistrano Homes for Sale
- Peppertree Bend Homes for Sale
- San Juan Capistrano Open Houses
- Orange County Real Estate
Explore Orange County
Browse Homes by City
Listing alerts
Be first to see new San Juan Capistrano listings
What criteria are you looking for?
New San Juan Capistrano homes by email, often before they reach the big portals.
You are all set.
Listed by Pyper Parker of Redfin
Listing information updated Sep 30, 2026 at 6:52 PM PT. Source: CRMLS.
This information is for your personal, non-commercial use and may not be used for any purpose other than to identify prospective properties you may be interested in purchasing. The display of MLS data is usually deemed reliable but is NOT guaranteed accurate by the MLS. Buyers are responsible for verifying the accuracy of all information and should investigate the data themselves or retain appropriate professionals. Information from sources other than the Listing Agent may have been included in the MLS data. Unless otherwise specified in writing, the Broker/Agent has not and will not verify any information obtained from other sources. The Broker/Agent providing the information contained herein may or may not have been the Listing and/or Selling Agent.