
32221 Peppertree bend, San Juan Capistrano, CA 92675
32221 Peppertree bend, San Juan Capistrano, CA 92675
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
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 3 closed
San Juan Capistrano · Single Family Residence
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.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 2 O Hill Ridge | Laguna Niguel | 1994 | 6 | 8 | 7,701 | 57,629 | $1,168 | $8.99M | 112 | 82 |
| 2 Thomas Road | Ladera Ranch | 2016 | 5 | 9 | 7,476 | 13,869 | $1,003 | $7.50M | 165 | 64 |
| 28572 Paseo Zorro | San Juan Capistrano | 1993 | 7 | 8 | 7,881 | 31,500 | $949 | $7.48M | 117 | 58 |
| 5 Vista Court | Laguna Niguel | 2026 | 5 | 7 | 7,000 | 21,500 | $856 | $6.00M | 0 | 53 |
| 96 Ritz Cove Drive | Dana Point | 2009 | 5 | 8 | 7,200 | 16,379 | $1,378 | $9.93M | 21 | 53 |
| Total: 5 · Average | 5.6 | 8.0 | 7,451.6 | 28,175.4 | $1,070.8 | $7.98M | 83 | |||
| Median | 7,476 | $7.50M | ||||||||
Closed Properties (3)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 31831 Paseo Cielo | San Juan Capistrano | 2002 | 05/29/2026 | 6 | 7 | 7,645 | 43,560 | $10.00M | $8.75M | $1,145 | 0.88 | 343 | 66 |
| 26002 Via Arboleda | San Juan Capistrano | 1980 | 07/02/2026 | 6 | 7 | 6,609 | 45,000 | $6.70M | $6.70M | $1,014 | 1.00 | 57 | 64 |
| 30932 Steeplechase Drive | San Juan Capistrano | 1986 | 05/19/2026 | 6 | 7 | 6,583 | 35,000 | $6.00M | $5.90M | $896 | 0.98 | 54 | 59 |
| Total: 3 · Average | 6.0 | 7.0 | 6,945.667 | 41,186.667 | $7.12M | $7.12M | $1,018.333 | — | 151.33333333333334 | ||||
| Median | 6,609 | $6.70M | $6.70M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.