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
Est. $50,081/mo with 20% down, 30-year fixed
$1,293 a sq ft against a $738 San Juan Capistrano median. Ask how it comparesSubdivision 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 has 5,800 square feet of living space on a 1.38-acre lot 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, and central air.
Photographs
Photos of 31931 Peppertree Bnd, San Juan Capistrano
Specifications
Home Details
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 |
|---|---|---|---|
| Oct 21, 2026 | Status changed to Active | From Hold | |
| Oct 20, 2026 | Status changed to Hold | From Active | |
| Sep 9, 2026 | Status changed to Active | From Coming Soon | |
| Sep 9, 2026 | Listed for sale | $7,500,000 |
Added by Realatrends Real Estate
Flood, Fire and Earthquake Zones for 31931 Peppertree Bnd
We looked up this home's map point in public government maps. These facts are not part of the MLS listing.
Hazard zones
- Flood zone
Zone X, area of minimal flood hazard. Outside FEMA's Special Flood Hazard Area.
FEMA National Flood Hazard Layer, FIRM panel 06059C0506J effective December 3, 2009. Checked October 15, 2026.
- Fire hazard severity zone
High Fire Hazard Severity Zone, Local Responsibility Area.
CAL FIRE, State Fire Marshal map for Local Responsibility Areas, March 24, 2025. Checked October 15, 2026.
- Earthquake fault zone
Outside the Alquist-Priolo Earthquake Fault Zones.
California Geological Survey, Earthquake Fault Zones. Checked October 15, 2026.
- Liquefaction zone
Outside the liquefaction zones.
California Geological Survey, Seismic Hazard Zones map, Dana Point quadrangle, released December 21, 2001. Checked October 15, 2026.
- Landslide zone
Inside a Seismic Hazard Zone for earthquake-induced landslides.
California Geological Survey, Seismic Hazard Zones map, Dana Point quadrangle, released December 21, 2001. Checked October 15, 2026.
Internet and charging
- Fixed internet
Cable: Cox Communications, up to 2,000 Mbps, at 23 of 23 residential locations in this census block. DSL: AT&T, up to 50 Mbps, at 23 of 23. Fixed wireless: Verizon, up to 300 Mbps, at 6 of 23.
FCC National Broadband Map, provider-reported data as of December 31, 2025, for census block 060590423111011, not for this address. Not endorsed by the FCC. Checked October 15, 2026.
- EV charging
Nearest public charger 1.2 miles away (Tesla Supercharger, 12 DC fast ports). 86 public charging ports within 3 miles.
U.S. Department of Energy, Alternative Fuels Data Center. Straight-line distance. Checked October 15, 2026.
These facts are for the listing's map point, which can sit off the lot. A zone line can also cross a lot, and agencies revise their maps. In cities, the fire zone line follows the State Fire Marshal's 2025 map; each city adopts its own map and may add areas. These lines are not a Natural Hazard Disclosure. Check the official maps and the seller's disclosures before you rely on them. Sources for the earthquake zone lines: Reproduced with permission, California Geological Survey, Webservice of Official Maps of Alquist-Priolo Earthquake Fault Zones (2025). Reproduced with permission, California Geological Survey, Webservice of Official Maps of Seismic Hazard Zones (2025).
Official maps
Cost of ownership
Estimated monthly payment
7.24% · 30-yr fixed$
$58,005/mo
10% down · 30-year fixed · $750,000 down
Principal & interest$46,001
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
$50,081/mo
20% down · 30-year fixed · $1,500,000 down
Principal & interest$40,890
Property tax (est. 1.07%)$6,688
Home insurance (rough est., varies widely)$2,188
HOA from listing$315
$44,970/mo
30% down · 30-year fixed · $2,250,000 down
Principal & interest$35,779
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 7.24% (week of Oct 29, 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
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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
- 240
- Median price
- $1,950,000
- Median days on market
- 18
- Median per sq ft
- $738
Recorded MLS closings of single-family homes, Oct 25, 2025 to Oct 25, 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 75% above the San Juan Capistrano median of $738 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 |
|---|---|---|---|---|---|
| 33771 Shamrock Lane | Oct 23, 2026 | $2,550,000 | 4,908 | $520 | 40 |
| 31461 Paseo Duran | Oct 22, 2026 | $2,175,000 | 2,952 | $737 | 16 |
| 31171 SANTA MARGARITA PLACE | Oct 16, 2026 | $1,850,000 | 2,978 | $621 | 103 |
| 33805 Via De Agua | Oct 16, 2026 | $1,525,000 | 1,997 | $764 | 18 |
| 29902 Hillside Terrace | Oct 16, 2026 | $3,575,000 | 4,742 | $754 | 39 |
See the 2 other homes for sale San Juan Capistrano housing market
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
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Listed by Pyper Parker of Redfin
Listing information updated Oct 21, 2026 at 3:34 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.