2820 Via Montecito, San Clemente, CA 92672
- 5 beds
- 3 baths
- 2,200 sq ft
- 9,000 sq ft lot
- Built 1964
$2,375,000
Est. $15,685/mo with 20% down, 30-year fixed
$1,080 a sq ft against a $967 Shorecliffs median. Ask how it comparesSubdivision Shorecliffs
11 single-family homes sold in the past 12 months · median $1,775,000
Open house
Open Houses
The home
About 2820 Via Montecito
Price Modification-BUYER INCENTIVE! - Seller is willing to contribute toward a mortgage interest rate buy-down, potentially helping reduce the buyer's monthly payment.
Experience the ultimate in coastal California luxury in this extensively reimagined 1-story retreat with NO Steps, situated on a rare 9,000+ square-foot corner lot with views fronting the 16th green of Shorecliffs Golf Course and peekaboo Pacific Ocean sunsets. Blending relaxed beach house style with refined modern design, this 2,200-square-foot home features a ranch-style layout with 4–5 bedrooms, a dedicated bonus room or executive office, 2.5 bathrooms. With $140,000 to $205,000+ invested in major capital upgrades, it delivers true turnkey peace of mind.
A private gated courtyard opens to bright light, with windows surrounding every side, open living spaces finished with waterproof 9"x60" rigid-core SPC wood-grain flooring. Two spacious living areas feature custom fireplaces: one accented with champagne gold mirrored glass, and the other wrapped in vein-cut travertine with blue fire glass. Custom Norman plantation shutters and UV solar shades offer refined light control. The chef’s kitchen showcases solid granite counters, white shaker cabinetry with Blum hinges and black pulls, a Thermador 5-burner gas cooktop with Valore island canopy, GE Profile convection oven, GE Monogram Speedcook microwave, LG French door refrigerator, and a whisper-quiet Miele Futura Crystal dishwasher.
The primary suite serves as a spa-inspired haven with a walk-in closet and a no-edge shower lined with large-format porcelain, river rock, thermostatic controls, EnduroShield glass, a marble vanity, and a Kohler smart bidet toilet.
The backyard paradise is built for seamless indoor-outdoor living, offering an automated California Pools Jandy saltwater pool and spa in the very private courtyard with high privacy fences, Rheem digital gas heater, SunSetter awning, built-in 304 stainless gas grill, and lush palm landscaping with golf cart parking. High-end mechanicals include a newer Lennox 5-ton 18.5 SEER A/C and variable-speed furnace, Noritz commercial-grade tankless water heater.
With a low HOA of $50/month, you enjoy exclusive deeded access to the RARE PRIVATE Shorecliffs Beach Club—one of Southern California's only private clubhouses on the sand, complete with free beach parking. Take a short bike or golf cart ride to dine in downtown San Clemente, the historic Pier, and the Dana Point Harbor.
Property details for 2820 Via Montecito
This 5-bedroom, 3-bath single-family home sits in the Shorecliffs neighborhood of San Clemente in Orange County. It has 2,200 square feet of living space on a 9,000-square-foot lot and is listed at $2,375,000, about $1,080 per square foot. The home was built in 1964. The MLS record lists the assessor parcel number as 691-301-02. Highlights include peek-a-boo ocean and hill views, a private pool and spa, a fireplace, single-story living, an attached two-car garage, and central air.
Photographs
Photos of 2820 Via Montecito, San Clemente
Specifications
Home Details
General Features
- Property Type
- Single Family Residence
- MLS Number
- OC26199880
- Year Built
- 1964
- Living Area (sq ft)
- 2,200
- Living Area Source
- Assessor
- Lot Size (sq ft)
- 9,000
- Lot Size (acres)
- 0.2066
- Levels
- One
- Bedrooms
- 5
- Full Baths
- 2
- Half Baths
- 1
- Garage Spaces
- 2
- Parking Spaces
- 5
- View
- Golf Course, Hills, Neighborhood, Ocean, Peek A Boo, Pool
- Private Pool
- Yes
- HOA Dues
- $45
- HOA Frequency
- Monthly
- HOA Name
- Shorecliffs
- Parcel Number
- 69130102
- On Market Date
- 2026-09-11
- Listing Terms
- Standard, Trust
Interior Features
- Interior Features
- Breakfast Bar, Ceiling Fans, Separate Formal Dining Room, Granite Counters, In Law Floorplan, Recessed Lighting, Storage, Unfurnished, All Bedrooms Down, Bedroom On Main Level, Main Level Primary, Walk In Closets
- Appliances
- Barbecue, Dishwasher, Gas Cooktop, Gas Oven, Gas Water Heater, Ice Maker, Microwave, Refrigerator, Range Hood, Self Cleaning Oven, Tankless Water Heater, Vented Exhaust Fan, Water To Refrigerator, Dryer, Washer
- Flooring
- Vinyl
- Heating
- Central, Forced Air, Humidity Control, High Efficiency
- Cooling
- Central Air, Humidity Control, High Efficiency
- Fireplace
- Den, Gas, Living Room, Raised Hearth, Zero Clearance
- Laundry
- Laundry Room
- Main Level Bedrooms
- 5
- Main Level Bathrooms
- 3
- Entry Level
- 1
- Common Walls
- No Common Walls
- Windows
- Blinds, Double Pane Windows, Energy Star Qualified Windows, Plantation Shutters, Screens
- Doors
- Mirrored Closet Doors, Sliding Doors
- Accessibility
- Grab Bars, No Stairs, Parking, See Remarks, Accessible Doors, Accessible Entrance
- Rooms
- Other, Bathroom, Kitchen, Dining Room, Bonus Room, Bedroom, Primary Bedroom, Living Room, Retreat
Exterior Features
- Architectural Style
- Traditional
- Exterior Features
- Awnings
- Roof
- Composition
- Construction
- Frame, Stucco
- Foundation
- Slab
- Lot Features
- Zero To One Unit Acre, Back Yard, Corner Lot, Front Yard, Sprinklers In Rear, Sprinklers In Front, Landscaped, Level, On Golf Course, Near Public Transit, Rectangular Lot, Sprinkler System, Street Level, Yard
- Patio and Porch
- Concrete, Open, Patio
- Parking
- Concrete, Driveway Level, Door Single, Driveway, Garage Faces Front, Garage, Garage Door Opener, On Street, Side By Side
- Fencing
- Block, Good Condition, Privacy, Security, Vinyl, Wrought Iron
- Pool Features
- Fenced, Filtered, Gas Heat, Heated, In Ground, Pebble, Permits, Private, Salt Water, Tile, Association
- Spa
- Heated, In Ground, Permits, Private
- Sewer
- Public Sewer
- Water
- Public
- Utilities
- Cable Available, Electricity Connected, Natural Gas Connected, Phone Available, Sewer Connected, Underground Utilities, Water Connected
- Condition
- Updated Remodeled, Turnkey
- Faces
- East
- Units
- 1
Community Features
- Subdivision
- Shorecliffs (SC)
- Community Features
- Curbs, Gutters, Storm Drains, Street Lights, Suburban, Sidewalks
- Association Amenities
- Call For Rules, Clubhouse, Controlled Access, Meeting Room, Management, Outdoor Cooking Area, Other Courts, Barbecue, Picnic Area, Playground, Pickleball, Pool, Recreation Room
- Security
- Prewired, Carbon Monoxide Detectors, Smoke Detectors, Security Lights
The record
Property History for 2820 Via Montecito
| Date | Event | Price | Note |
|---|---|---|---|
| Oct 22, 2026 | Price reduced | $2,375,000 | From $2,499,000 |
| Sep 11, 2026 | Listed for sale | $2,499,000 | |
| Aug 16, 2018 | Sold | $1,395,000 | MDT Enterprises Inc |
Added by Realatrends Real Estate
Flood, Fire and Earthquake Zones for 2820 Via Montecito
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 06059C0509K effective March 21, 2019. Checked October 15, 2026.
- Fire hazard severity zone
Not in a fire hazard severity zone on the State Fire Marshal's map.
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
Inside a Seismic Hazard Zone for liquefaction.
California Geological Survey, Seismic Hazard Zones map, Dana Point quadrangle, released December 21, 2001. Checked October 15, 2026.
- Landslide zone
Outside the earthquake-induced landslide zones.
California Geological Survey, Seismic Hazard Zones map, Dana Point quadrangle, released December 21, 2001. Checked October 15, 2026.
- Tsunami hazard area
Outside the Tsunami Hazard Area on the State's evacuation planning map.
California Geological Survey and Cal OES, Tsunami Hazard Area map for Orange County (2021). Checked October 15, 2026.
Internet and charging
- Fixed internet
Cable: Cox Communications, up to 2,000 Mbps, at 26 of 27 residential locations in this census block. Fixed wireless: Verizon, up to 300 Mbps, at 1 of 27.
FCC National Broadband Map, provider-reported data as of December 31, 2025, for census block 060590421061003, not for this address. Not endorsed by the FCC. Checked October 15, 2026.
- EV charging
Nearest public charger less than 0.1 miles away (Loop, 6 Level 2 ports). 131 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$
$18,195/mo
10% down · 30-year fixed · $237,500 down
Principal & interest$14,567
Mortgage insurance (est., over 80% LTV)$891
Property tax (est. 1.01%)$1,999
Home insurance (rough est., varies widely)$693
HOA from listing$45
$15,685/mo
20% down · 30-year fixed · $475,000 down
Principal & interest$12,948
Property tax (est. 1.01%)$1,999
Home insurance (rough est., varies widely)$693
HOA from listing$45
$14,067/mo
30% down · 30-year fixed · $712,500 down
Principal & interest$11,330
Property tax (est. 1.01%)$1,999
Home insurance (rough est., varies widely)$693
HOA from listing$45
Estimated carrying cost
$2,737/mo
All cash · taxes and insurance only
Principal & interestNone (cash purchase)
Property tax (est. 1.01%)$1,999
Home insurance (rough est., varies widely)$693
HOA from listing$45
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 Clemente rate, excluding Mello-Roos. Verify all figures. Full assumptions and disclosures.
Next steps
Buying 2820 Via Montecito
Want to see 2820 Via Montecito in person? We have guided buyers through Shorecliffs and the wider San Clemente market since 1983. Call to arrange a private tour, or send a note and we'll follow up.
Selling near 2820 Via Montecito
Thinking of selling nearby? We bring current Shorecliffs 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 Clemente
San Clemente is the southernmost city in Orange County, founded in the 1920s by Ole Hanson as a Spanish Village by the Sea of white-stucco, red-tile-roofed homes overlooking the Pacific. Landmarks include the 1928 pier, the Beach Trail from North Beach to Calafia Beach, Avenida Del Mar, and the Capistrano Unified School District.
Shorecliffs home sales, past 12 months
- Homes sold
- 11
- Median price
- $1,775,000
- Median days on market
- 8
- Median per sq ft
- $967
Recorded MLS closings of single-family homes, Oct 23, 2025 to Oct 23, 2026. Days on market run from listing to going under contract.
Price per square foot against recent Shorecliffs sales
At $1,080 per square foot, this home's asking price is 12% above the Shorecliffs median of $967 for single-family homes that closed in the past 12 months.
Recent Shorecliffs sales
| Address | Closed | Price | Sq ft | Per sq ft | Days on market |
|---|---|---|---|---|---|
| 416 Via Alegre | Jul 21, 2026 | $1,625,000 | 2,031 | $800 | 3 |
| 610 Calle Vicente | Jul 13, 2026 | $1,498,000 | 1,872 | $800 | 10 |
| 205 Via Ballena | Jun 10, 2026 | $1,775,000 | 1,728 | $1,027 | 0 |
| 233 Via Ballena | Jun 8, 2026 | $1,750,000 | 1,947 | $899 | 7 |
| 2943 Via San Jacinto | May 11, 2026 | $2,075,000 | 1,825 | $1,137 | 10 |
Schools
Schools for 2820 Via Montecito
As listed in the MLS record. Confirm attendance boundaries with the school district.
- Elementary
- Marblehead
- Middle
- Shorecliff
- High
- San Clemente
- District
- Capistrano Unified
Living in San Clemente covers its schools, parks and beaches.
Location
Location
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Listed by Kevin Smith of First Team Real Estate
Listing information updated Oct 30, 2026 at 5:52 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.