San Juan Capistrano condo prices
Redfin reports figures for ZIP 92675, which covers the whole city. Over the three months to September 2026:
| Home type in 92675 | Redfin median sale price | Homes sold | Median days on market | Average sale-to-list |
|---|---|---|---|---|
| Condo | $944,972 | 31 | 47 | 99.1% |
| Townhouse | $780,001 | 3 | 54 | 101.0% |
| Single-family | $1,989,498 | 61 | 51 | 98.7% |
With only 31 condo sales in three months, one or two large golf-course units can move the median a long way, so treat it as a guide. Across Orange County, Redfin's monthly condo median was $714,350 in September 2026, a figure that may still be revised. Recorded sales show the range: a Casa de Capistrano unit on Paseo Carolina sold for $530,000 in mid-2026, while larger townhomes at Mesa Vista and in Marbella list well above the median.
At Freddie Mac's 7.24% 30-year average (week of October 29, 2026), 20% down on $944,972 is $188,994, and the loan costs about $5,152 a month in principal and interest. Add about $787 a month for the 1% base property tax, plus HOA dues and insurance. Browse ZIP-level trends on the 92675 market data page.
Best areas to buy a condo in San Juan Capistrano
Details below come from recent MLS listings shown on agent websites and from the city's own lists. Dues are the amounts on one listing on the date given; confirm the current figure with the HOA, and check that any unit you see really is inside city limits.
Near the Mission and Los Rios Street: Capistrano Villas
The Capistrano Villas complexes along Los Rios Street and La Zanja were built in 1973 and 1978, a short walk from the train depot on Verdugo Street and the Mission. Listings in October 2026 showed pools, a spa, a sport court and greenbelts, with dues of $460 to $507 a month. A two-bedroom of 1,012 square feet at 31508 Los Rios listed at $461 a month. This is the most walkable condo area in the city, with Amtrak Pacific Surfliner and Metrolink trains a few minutes away on foot.
Central San Juan Capistrano: Casitas Capistrano and Casa de Capistrano
West of Interstate 5, Casitas Capistrano on Calle Resplendor dates from 1965; a two-bedroom, two-and-a-half-bath unit with a two-car garage listed in May 2026 with dues of $430 a month and a pool and spa. Casa de Capistrano on Paseo Carolina, built in 1972, has two pools, playgrounds and a basketball court, and showed dues of $370 a month on a sale in July 2026.
Alipaz Street toward Dana Point: Casitas de Alipaz
Casitas de Alipaz at 32221 Alipaz Street, built in 1979, is near the southern edge of the city and the Dana Point line. A September 2026 listing showed dues of $558 a month that cover water, trash, sewer and hot water, with a pool, spa, playground and on-site laundry. Because dues include utilities, compare them with your full monthly cost elsewhere, not only with other HOA fees. The Ecology Center farm on Alipaz Street is nearby.
East side by San Juan Hills Golf Club: Mesa Vista, Loma Vista and The Masters
Off San Juan Creek Road and Ortega Highway, three complexes overlook the golf course and hills. Mesa Vista Townhomes on Via Capri (built 1989, about 1,692 square feet) showed dues of $750 a month on a February 2026 sale. Loma Vista on Paseo Castile (1989) listed in September 2026 at $338 a month plus a yearly fee, with a pool, sauna, dog park and RV parking. The gated Masters condos on Paseo Hacienda and Via De Costa (built 1997) showed $379 a month in October 2026, with a pool, spa and fitness center.
Rancho Viejo Road: Marbella Golf Villas
Marbella Golf Villas at Plaza Caloroso, inside the guard-gated Marbella community near the Marbella Golf and Country Club, were built in 1995. An August 2026 listing showed two association fees, $320 a month for Marbella and $625 a month for the villas. These are the highest-priced attached homes in the city.
55+ attached homes: San Juan Hills East and West
The city lists San Juan Hills East and San Juan Hills West, off San Juan Creek Road, as owner-occupied condo and single-family associations for residents aged 55 and over. A 55+ directory puts it at 182 homes built from 1964 to 1978; confirm the count and the age rules with the HOA. Our California 55+ communities guide explains how age limits work.
A lower-cost option: San Juan Capistrano mobile home parks
Manufactured homes are a bigger part of the city's housing than condos in many places. The housing element counts seven mobile home parks with about 1,394 spaces, and four of them are listed by the city as 55+. The city's rent control limits yearly space-rent increases to the prior year's CPI-U, which is 3.2% from April 1, 2026 to March 31, 2027. You own the home but rent the land, so read the park lease before you buy.
Is it wise to buy a condo in San Juan Capistrano now?
It depends on the building more than the market. Prices have held: condos sold at 99.1% of list price on average, and units take about seven weeks to sell, which gives buyers time for due diligence. What sets San Juan Capistrano condos apart is age. Most complexes here are 30 to 60 years old, which brings three checks:
- Balcony and stair inspections. Buildings with three or more units must inspect wood balconies, decks and walkways under SB 326 (condos) or SB 721 (apartments). Ask for the latest report and any repair plan. Our balcony inspection law guide explains the rules.
- Reserves. 1970s complexes are reaching the age when roofs, plumbing and pools need replacing. Read the reserve study and ask whether a special assessment is planned. See our California HOA laws guide.
- Creeks and flooding. The city has been in the National Flood Insurance Program since 1978, and its floodplain page names properties along San Juan, Trabuco, Horno and Oso creeks. The Capistrano Villas and Alipaz areas are close to those channels; the city does flood zone determinations by phone at (949) 443-6337.
Fire is the other local risk. The Norte Fire burned into the city from San Clemente in October 2026; CAL FIRE reported it 100% contained on October 22, and the city has lifted its evacuation orders. Check the CAL FIRE hazard zone for the address and get an insurance quote early, using our California homeowners insurance guide.
Financing a San Juan Capistrano condo
Conventional loans and condo warrantability
Fannie Mae and Freddie Mac lend only on condo projects that meet their rules, for example on how many units are rented, how much of the budget goes to reserves, and whether the HOA is in litigation. An older complex with low reserves or a large unpaid assessment can be non-warrantable, which means fewer lenders, a bigger down payment and a higher rate. Ask your lender to review the HOA questionnaire before you remove your loan contingency.
FHA and VA loans on San Juan Capistrano condos
FHA loans need the whole project to be on HUD's approved list, or a single-unit approval where the project qualifies. VA loans need the project on the VA's condo report. Search both lists by complex name early; many older south Orange County complexes have let approvals lapse. If a project is not approved, ask whether the HOA would apply, which takes time.
HOA fees and other condo costs in San Juan Capistrano
| Complex | Built | Monthly dues seen on a listing | Date seen |
|---|---|---|---|
| Casa de Capistrano | 1972 | $370 | July 2026 |
| The Masters | 1997 | $379 | October 2026 |
| Casitas Capistrano | 1965 | $430 | May 2026 |
| Capistrano Villas | 1973-78 | $460 to $507 | October 2026 |
| Casitas de Alipaz | 1979 | $558 (includes water, trash, sewer) | September 2026 |
| Mesa Vista Townhomes | 1989 | $750 | February 2026 |
| Marbella Golf Villas | 1995 | $945 (two associations) | August 2026 |
Besides dues, budget for the property tax (about 1% of the price plus local charges; see our Orange County property tax guide), an HO-6 condo insurance policy for the interior and your belongings, earthquake cover if you want it, and transfer and closing costs. Resale condos in the older complexes carry no Mello-Roos as a rule, but check the tax bill.
San Juan Capistrano condo buyer checklist
- Get the HOA documents early: budget, reserve study, last 12 months of board minutes, CC&Rs and rules on rentals and pets.
- Ask for the latest SB 326 balcony inspection and any planned special assessment.
- Read the HOA's master insurance policy and confirm what your HO-6 policy must cover.
- Check the FEMA flood zone with the city, especially near San Juan and Trabuco creeks.
- Look up the CAL FIRE hazard zone, and ask how the complex fared in the October 2026 Norte Fire if it is near the hills.
- Confirm the project's FHA, VA or conventional loan status with your lender.
- Walk the complex at night and at train times if the unit is near the rail line on Los Rios Street.
- Compare the unit with a townhome or a 55+ option before you decide; our San Juan Capistrano homes for sale guide, Orange County condos guide and featured local agent can help.