PRESIDENTIAL HEIGHTS I VS. PRESIDENTIAL HEIGHTS II IN SAN CLEMENTE: WHAT HOME BUYERS SHOULD KNOW
A street-level comparison of two established Southeast San Clemente communities near Avenida Adobe, the municipal golf course and the southern coastline.
Quick Answer
Presidential Heights I and Presidential Heights II are separate, established residential communities in Southeast San Clemente, in the hills near Avenida Adobe and the San Clemente Municipal Golf Course. Both offer an alternative to the city’s detached beach-house neighborhoods: compact attached or planned-development residences, association-maintained settings, and opportunities for open greenbelt, hillside, golf-oriented or ocean views, depending on the specific home.
The biggest mistake is assuming the “II” designation automatically means newer construction, a better view, or identical HOA benefits. Listings show substantial overlap in the communities’ development era, and their ownership details must be evaluated by address. If I were comparing two homes here, I would focus first on floor plan, outdoor space, privacy, garage access, association obligations and the exact walk to shared amenities—not just the subdivision label.
Where Presidential Heights Fits Into Southeast San Clemente
Presidential Heights sits in the southern residential hills rather than in the dense downtown or Southwest beach grid. Avenida Adobe is the name buyers will see frequently in property listings, with access toward Avenida Magdalena, the San Clemente Municipal Golf Course and the surrounding southeast residential streets.
The street elevations and connected greenbelts give this area a different feel from older downtown condos. Some homes look across grassy open space, while others are more enclosed by nearby buildings or patios. This is a neighborhood where the ground-level experience can change considerably within a short walk.
For the broader context of the golf-course neighborhoods and hillside streets, see my Southeast San Clemente neighborhood guide.
What Exactly Is the Difference Between Presidential Heights I and II?
They are separate community and MLS subdivision identifiers. Historical sale records show the first community is commonly associated with homes built around 1973, while sales labeled Presidential Heights II often date to the mid-to-late 1970s. The word “II” should not be interpreted as a modern development or a guarantee that every unit is newer than every home in I.
The housing stock also overlaps. Depending on how a property was originally recorded and is classified in the MLS, homes may be described as a condominium, townhome, single-family residence within a planned development or another attached-housing designation. Those labels do not replace the title report, legal description or HOA documents.
Published listing analyses suggest larger floor plans appear more often among recent Presidential Heights II sales, but the ranges overlap and are not hard subdivision-wide rules. A carefully positioned home in Presidential Heights I can be more desirable for a particular buyer than a larger floor plan in II.
Presidential Heights I: What Stands Out?
Presidential Heights I is the earlier of the two designations in typical listing records, with homes commonly tracing to the early 1970s. It is known for established landscaping, shared open areas and community recreation features. Residences can have efficient multilevel arrangements, patios and attached parking configurations, although the exact layout and parking rights vary.
The most useful comparison is not “older versus newer.” I look for how the entry works from the garage, whether everyday living requires several sets of stairs, the position of the private patio and whether the unit is exposed to a greenbelt, neighboring windows or a community walkway. A unit that looks modest from the street can feel substantially more open from the living room if it faces the right direction.
Presidential Heights II: What Stands Out?
Presidential Heights II is a separately identified residential section with similarly established architecture and landscaping. MLS-derived records often show homes dating to approximately 1975–1977 and, in many transactions, somewhat larger interior floor plans than those seen in I. Still, size and layouts must be confirmed on the individual listing.
Some neighborhood guides describe II as more tucked away with a separate entry pattern. That may describe particular approaches to the community, but I would not promise that every address has less traffic, a better view or more privacy. I would drive the real access route, inspect guest-parking availability and walk the grounds near the home before making that call.
Floor Plans: Stairs, Bedrooms and Everyday Function
A two- or three-bedroom floor plan can look similar in search results yet function completely differently. One residence may have bedrooms separated from the kitchen and living area by stairs; another may have a main-level room that works better as an office or guest space. Room proportions, door placement, storage and garage access can matter more than a relatively small difference in advertised square footage.
I would walk through the home with everyday routines in mind: bringing groceries in from the garage, moving surfboards or bicycles, doing laundry, entertaining on the patio and accessing the bedrooms late at night. These are especially important considerations for buyers who want fewer stairs or expect to remain in the home for many years.
Ocean Views, Golf Views and Greenbelt Positions
One reason these communities attract interest is the range of outlooks available from their hillside positions. Some homes may capture portions of the ocean or coastline, while others look toward greenbelts, neighborhood landscaping, distant hills or the municipal golf course. A listing’s “view” designation alone is not enough to know what you are buying.
A broad view from the main living area can feel very different from an ocean glimpse visible only from a bedroom. Look carefully at patios too: an attractive greenbelt view may include nearby walking paths, and a more secluded patio may not have a distant outlook. Neither arrangement is automatically better. The question is which one fits how you intend to use the home.
Community Pools and Amenities: Check the Specific Association
Both sections are commonly marketed with landscaped common areas and access to association recreation facilities, including pools in the broader Presidential Heights setting. But proximity does not establish legal rights. Buyers should verify the exact association and which facilities they may use, whether the property has any separate association obligations, and what is included in the current assessment.
During a showing, I want buyers to walk the route from the front door to the pool or other facilities. Being very close to a pool can be convenient, but it can also bring activity and noise at times. Being farther away can feel quieter, but that walk may be less attractive if the amenity will be part of your daily routine.
HOA Dues, Insurance and Maintenance Responsibilities
The association documents are a central part of any purchase here. I would review current dues, operating budget, reserves, insurance obligations, exterior maintenance, roofing responsibilities, landscaping, architectural rules, rental and pet provisions, and any approved or proposed special assessments.
Be especially careful when comparing online listings. A historical HOA figure may refer to a previous year, a different subsection or an incomplete set of fees. I would never use a quoted neighborhood average as the actual carrying cost of a property. If you are serious about a home, request the complete, current package and confirm exactly what the association insures versus what the homeowner must insure.
Private Patios, Privacy and the Difference Between Lot Size and Outdoor Space
These are not communities I would market as interchangeable substitutes for a detached house with a large backyard. Many residences offer intimate patio or garden-style outdoor areas rather than conventional expansive yards. The practical test is how usable, private and sunny that outdoor space feels.
Look at the patio depth, access from the kitchen or living area, sightlines from neighboring upper windows, nearby sidewalks and sun exposure. A smaller space with good privacy may work beautifully for outdoor dining. A larger-looking space may be less comfortable if it is exposed or awkwardly shaped.
Garages, Guest Parking and Storage
Do not assume that the number of garage doors tells the entire story. Some residences have attached garages or designated parking arrangements; storage, laundry equipment and interior access can vary. I would verify legal parking assignments, guest-parking rules and any restrictions on overnight or oversized vehicles.
If you have two vehicles, surfboards, bicycles or outdoor gear, this should be part of the decision before you fall in love with the kitchen. The question is whether the home and community will work on an ordinary weekday, not simply whether the listing says “garage.”
For the details I check while walking a property and its surroundings, read my San Clemente home-tour checklist.
Older Buildings, Remodels and What to Inspect
Established 1970s-era communities can contain homes with substantially different remodel histories. A unit may have a fully updated interior while major exterior systems remain managed by the association. Another may have an older kitchen but benefit from relatively recent common-area work. These are two different kinds of value.
I would review the property’s individual improvements alongside association-level maintenance records. Questions worth asking include the history of windows and doors, plumbing, electrical updates, roof work, exterior drainage, patios, waterproofing and any alterations requiring association approval or permits.
I discuss that distinction further in my guide to buying an older San Clemente home.
Golf-Course Proximity Does Not Mean Every Home Is on the Fairway
The San Clemente Municipal Golf Course is an important neighborhood landmark, but homes within Presidential Heights do not all share the same direct golf frontage. Some may have golf-oriented outlooks or convenient access to the surrounding area, while others face interior greenbelts or neighboring residences.
If a property does overlook a golf hole, I would look at the actual line of play, yard or patio exposure, privacy, and whether maintenance activity is audible. Golf proximity can be appealing, but a buyer should understand the location rather than assume every golf-adjacent home offers the same experience.
Access to Beaches, Downtown and the Southern Surf Corridor
This location appeals to buyers who want to live in San Clemente with access to the coast, while accepting that daily errands and many beach trips may be more practical by car or bicycle than on foot. Hills, crossings and the specific street route matter more than a straight-line map measurement.
For surfers, the southern beaches are a meaningful part of the area’s identity. But Presidential Heights is a residential community within Southeast San Clemente; Trestles and the broader San Onofre State Beach are separate coastal destinations to the south, not subdivisions or amenities within the community.
For a detailed explanation of the individual breaks, approaches and local beach names, see my Trestles and San Onofre coastal guide.
What Would Make Me Choose I Over II—or II Over I?
I would not pick a winner by the Roman numeral. I would put the actual homes side by side and compare six things: floor plan, outdoor space, view and privacy, garage and guest parking, association documents and costs, and how each residence sits within the community.
One buyer may prefer a slightly smaller home with a more open greenbelt position and a quieter patio. Another may gladly accept a more enclosed outdoor area in exchange for additional interior living space or a layout with better storage. Those are legitimate differences. Neither is proof that one entire section is superior.
What Sellers Should Emphasize in Presidential Heights
If I were marketing a home here, I would identify the correct subdivision and HOA first. Then I would explain the features a buyer can actually verify: a desirable end position, the usefulness of the patio, the outlook from the main living room, the layout, guest-parking convenience, the location of amenities, and the quality of any remodeling.
I would not use a vague claim like “ocean-view Presidential Heights” if the view is limited or visible from only one corner of the home. And I would avoid suggesting a pool or common amenity is included without verifying the specific association rights.
Frequently Asked Questions
Are Presidential Heights I and II separate neighborhoods?
They are separately identified sections or MLS communities in Southeast San Clemente. Confirm the recorded subdivision and governing association for any individual home.
Is Presidential Heights II a new development?
No. Available transaction records commonly place both sections in the 1970s, with overlapping housing eras.
Which Presidential Heights community has larger homes?
Records suggest many homes in II have somewhat larger floor plans, but sizes overlap. Compare the actual square footage and layout of the homes for sale.
Do Presidential Heights I and II have HOAs?
These communities are commonly described with association maintenance and amenities. Verify the exact property’s governing documents and current dues rather than relying on an online summary.
Are there community pools?
Pools are documented in descriptions of the Presidential Heights communities. Verify which facilities the specific home is entitled to use and the rules governing them.
Do the homes have ocean views?
Some positions offer ocean or coastline outlooks; many others have greenbelt, hillside, golf-oriented or neighborhood views. Nothing about the community name guarantees a particular view.
Is Presidential Heights walkable to the beach?
The neighborhood is in Southeast San Clemente’s hills. Some routes may be feasible for energetic walkers, but grade, distance and crossings make the exact property and destination important.
What should I review before buying?
The floor plan, stairs, patio, privacy, views, legal parking, community access, current association records, insurance responsibilities and condition of both the home and common areas.
The Bottom Line for Presidential Heights Buyers
Presidential Heights I and II make sense for buyers who appreciate established San Clemente neighborhoods, association-maintained grounds and access to the city’s southern coastal lifestyle. The meaningful differences are usually not captured by “I” or “II” in a listing title. They show up when you walk through the home, see the patio, understand the view, check the parking and read the HOA documents.
If you are comparing homes in Presidential Heights, I would be happy to help you evaluate those address-specific tradeoffs so you can make a more informed decision.
Tom Bertog
Tom Bertog Real Estate | San Clemente, CA
Serving Orange County since 1989
