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32221 Peppertree bend, San Juan Capistrano, CA 92675

$10.25M6bd · 7ba · 7,428 sqft
Lot 58,240 sqft•HOA $315/mo•Single Family Residence•
Active
•114d on market•MLS# NP-26114576

Property Description

Set behind impressive gates and surrounded by meticulously curated grounds, this remarkable 1.337-acre Hamptons-inspired estate evokes the ambiance of a private luxury retreat. Meandering pathways, mature trees, colorful gardens, and thoughtfully designed outdoor spaces create an atmosphere of tranquil, timeless elegance from the moment you arrive.Cross a charming footbridge spanning an effervescent stream and arrive at the welcoming front porch, where a classic swing and heated al fresco dining area invite year-round enjoyment. The residence is equally captivating, where a grand double-door entry introduces sophisticated formal living and dining rooms bathed in natural light and framed by picturesque garden views. A distinguished executive office showcases walnut woodwork, custom built-ins, coffered tin ceiling, and striking architectural details. At the heart of the home, the extraordinary chef’s kitchen features three islands, custom solid cherry cabinetry, professional-grade Wolf and Sub-Zero appliances, a walk-in pantry, all open to the family room and outdoor entertaining. A spacious ground-floor suite with private access and an en-suite bath featuring a roll-in shower enhances both comfort and accessibility. Upstairs, spacious secondary bedrooms, an open study area, a maker-space/studio, and richly appointed game room inspire exploration and delight. The luxurious primary suite serves as a private sanctuary with vaulted beam ceilings; a dramatic wood- burning fireplace; treetop views; and a stunning spa bath decorated in glass mosaics and highlighted by a freestanding copper soaking tub and gr grand designer shower. Completing the estate is a private upper-level guest apartment with separate entrance, full kitchen, living area, and bath—ideal for extended family, guests, multigenerational living, or staff. The park-like setting offers endless opportunities for gatherings, celebrations, and everyday enjoyment from barbecues to galas. A productive orchard, garden house, and raised planter beds spark joy for gardeners and foodies. Even with a spectacular recreation area featuring a sparkling saline pool and spa, charming arbors, a bandstand, generous lawns, and a tranquil koi pond, space remains to further customize the grounds. Rarely does a property combine such exceptional craftsmanship, resort-caliber amenities, privacy, and natural beauty into one unforgettable estate experience, all with access to freeways, entertainment, beaches and top schools.

Features & Amenities

FeeBuilt 2000

Property Details

Land Type
Fee
Year Built
2000
Property Type
Residential
Property Subtype
Single Family Residence
Parking Spaces
4
Garage Spaces
4
Heating
Zoned, See Remarks, Fireplace(s), Forced Air, Heat Pump
Cooling
Central Air, Heat Pump, Zoned
View
Panoramic, Park/Greenbelt, Pond, Pool, Trees/Woods, See Remarks
Flooring
Carpet, Wood, See Remarks
Roof
Slate
City
San Juan Capistrano
Zip Code
92675
County
Orange
Listed byArbor Real Estate, Michael Caruso

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$51,829.58
Principal & Interest
Loan Amount
$8,200,000
Total Interest
$10,458,648
Total Payment Over 30 Years
$18,658,648
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Luxury Tier · 5 active · 3 closed

32221 Peppertree bend, San Juan Capistrano, CA 92675

San Juan Capistrano · Single Family Residence

$10.25M
Luxury Tier
Beds
6
Baths
7
Sqft
7,428
Lot
1.34 ac
Year
2000
$/Sqft
$1380
Pool: Yes✓
Spa: Yes✓
View: city✓
Garage: 4-car✓

Listed 53.0% above the median closed sale of $6,700,000. Price per sqft ($1,380) is a 36% premium to closed comps ($1,018). Expect a longer timeline — comps averaged 151 days on market. Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Positioned above the market — commands a premium.

Premium
Subject listed at $10.25M· $1,380/sqft
Total list price
Closed comps
vs closed median $6.70M
+$3.55M (+53.0%)
Active comps
vs active median $7.50M
+$2.75M (+36.7%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $1,071
+$309 (+28.9%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
2 O Hill RidgeLaguna Niguel1994687,70157,629$1,168$8.99M11282
2 Thomas RoadLadera Ranch2016597,47613,869$1,003$7.50M16564
28572 Paseo ZorroSan Juan Capistrano1993787,88131,500$949$7.48M11758
5 Vista CourtLaguna Niguel2026577,00021,500$856$6.00M053
96 Ritz Cove DriveDana Point2009587,20016,379$1,378$9.93M2153
Total: 5 · Average5.68.07,451.628,175.4$1,070.8$7.98M83
Median7,476$7.50M

Closed Properties (3)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
31831 Paseo CieloSan Juan Capistrano200205/29/2026677,64543,560$10.00M$8.75M$1,1450.8834366
26002 Via ArboledaSan Juan Capistrano198007/02/2026676,60945,000$6.70M$6.70M$1,0141.005764
30932 Steeplechase DriveSan Juan Capistrano198605/19/2026676,58335,000$6.00M$5.90M$8960.985459
Total: 3 · Average6.07.06,945.66741,186.667$7.12M$7.12M$1,018.333—151.33333333333334
Median6,609$6.70M$6.70M

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.