Montiel Mission Viejo Home Values 2026: Sales and $/Sq Ft

Quick answer: Montiel in Mission Viejo sold at a median of $1,280,000, $762 per square foot and 10 days on market in the last 12 months (CRMLS, closed Oct 19, 2025 to Oct 18, 2026), across 15 single-family sales. 12 of the 15 listings name Lake Mission Viejo in an association field.

By Darren Shepherd, Mission Viejo real estate agent, CA DRE #02000042, The Darren Shepherd Team at Compass California, Inc.

Selling a house in Montiel, Mission Viejo? I'm Darren Shepherd, a Mission Viejo listing agent, and this guide uses 12 months of closed sales to show what Montiel homes sold for, how they compare with single-family homes across the city, how fast they sold, which floor plans repeat, and what the association and lake fields on a Montiel listing do and don't tell you.

Every figure comes from CRMLS, the regional multiple listing service: residential sales with City = Mission Viejo that closed in the last 12 months and sit in the CRMLS tract Montiel (MO). No association field in this window names Montiel, so the tract is the definition of Montiel in this guide. For other areas, see our Mission Viejo neighborhood pages.

What this guide does not cover: Montiel homes for sale right now (the CRMLS pull has closed sales only), buying a home, and tax or legal advice (ask a CPA or attorney).

What have Montiel homes sold for in the last 12 months?

$1,280,000 was the median sale price across the 15 Montiel sales in the last 12 months, at $762 per square foot and 10 days on market (CRMLS, closed Oct 19, 2025 to Oct 18, 2026). All 15 were single-family homes. The median sale closed at 100.1% of its final list price, and 11 of the 15 closed at or above list.

• Price range: $1,150,000 to $1,475,000.
• Timing: 13 closed in 2026 (Jan 1 to Oct 18), and 2 in late 2025.
• Home size: median 1,561 square feet; the homes were built from 1977 to 1980.
• All Mission Viejo single-family homes, same 12 months: 740 sales, median $1,330,000, $674 per square foot, 16 days on market, median 1,940 square feet.
• Single-family homes citywide from 1,502 to 2,269 square feet (the Montiel size range): 324 sales (Montiel's 15 among them), median $1,300,000, $696 per square foot, 13 days on market, median 1,875 square feet.

In this data, Montiel sold $50,000 below the citywide single-family median on smaller homes, at $88 more per square foot ($762 against $674). Against single-family homes of the same size range citywide, Montiel sold for a little less in price but more per square foot ($762 against $696).

Which sales count as Montiel in this guide?

15 sales count, all with the CRMLS tract field Montiel (MO) and all in the CRMLS area Mission Viejo North (CRMLS, closed Oct 19, 2025 to Oct 18, 2026).

• Tract Montiel (MO): 15 sales on 9 streets. All 15 are single-family homes.
• Association field: none of the 15 names Montiel as an association, and no other Mission Viejo sale in this window does either.
• Not counted: 4 sales on streets that also have Montiel sales, entered with the tract field left blank. CRMLS doesn't place them in Montiel, so they are left out.
• Outside the 12 months: 10 more Montiel (MO) sales closed before Oct 19, 2025, so they aren't in these figures.

If your own listing history shows a different tract name, your comparables still start with the sales most like your home, and those are usually the Montiel sales on your floor plan.

How do Montiel homes compare by size, bedrooms and floor plan?

3 floor plan sizes cover 12 of the 15 Montiel sales, so the same square footage shows up again and again (CRMLS, closed Oct 19, 2025 to Oct 18, 2026).

• 1,561 square feet, 3 bedrooms, single-story: 7 sales, $1,155,000 to $1,475,000 (the highest has a pool).
• 1,882 square feet, 4 bedrooms, two-story: 2 sales, $1,150,000 and $1,355,000.
• 1,996 square feet, 4 bedrooms, two-story: 3 sales, $1,179,000 to $1,350,000.

The other 3 sales were 1,502, 1,560 and 2,269 square feet. By bedrooms, 9 sales had 3 bedrooms, with a median of $1,235,000 and $800 per square foot. 5 had 4 bedrooms and 1 had 5 (too few for a median). 9 of the 15 were entered as single-story, all with 3 bedrooms, and 6 as two-story, from $1,150,000 to $1,355,000. 2 had a private pool.

Even on the same floor plan, Montiel prices spread by as much as $320,000 (the 1,561 square foot plan), more than 6 times the $50,000 gap between the 1,561 and 1,996 square foot plan medians. In this data, condition, updates and a pool moved the price more than the step up to the larger two-story plan did.

How fast do Montiel homes sell?

10 days was the median time on market for a Montiel sale, against 16 days for Mission Viejo single-family homes as a whole (CRMLS, closed Oct 19, 2025 to Oct 18, 2026).

• Sold within 7 days on market: 7 sales.
• Sold within 30 days on market: 8 sales.
• On market more than 60 days: 3 sales; the longest was 121 days.
• Single-story vs two-story: the 9 single-story sales had a median of 6 days; 5 of the 6 two-story sales took 40 days or more.
• Sale price vs original list price: median 100.0%.

What do the association and Lake Mission Viejo fields mean for a sale?

12 of the 15 Montiel listings name Lake Mission Viejo in an association field, and 13 name a Mission Viejo environmental association (CRMLS, closed Oct 19, 2025 to Oct 18, 2026).

• How they are entered: the names appear under more than a dozen different spellings and labels, and 1 listing entered only "HOA", so read both fields on any comparable.
• Association fees: entered in the first field on all 15 listings and in the second on 13, with different amounts and billing periods (monthly, quarterly and semi-annual), so they aren't summarized here.

Listing agents type these fees in by hand, so ask each association for the current amounts and billing periods before you list.

Montiel matters here because its homes were built on both sides of 1978: 5 of the 15 sales were built in 1977 and 10 from 1978 to 1980. The Lake Mission Viejo Association's own rules (Lake Mission Viejo Association, eligible membership homes):

• Homes built 1978 and later: any home built 1978 and later inside the association's boundaries comes with membership already attached to the property.
• Homes built before 1978: the original owners were invited, but not required, to join, and the offer is still extended to an eligible home that isn't a member yet. Not all homes built before 1978 are lake eligible.
• It stays with the house: once a property becomes a member, membership stays with the home and transfers to the new owner when it sells.

All 5 sales built in 1977 name Lake Mission Viejo in an association field, and 7 of the 10 built from 1978 to 1980 do. Use the association's address lookup to confirm your home's status, and put a member home's status in the listing from day one.

Source for every figure in these 5 sections: CRMLS, closed Oct 19, 2025 to Oct 18, 2026, City = Mission Viejo. Montiel = the CRMLS tract Montiel (MO). Price per square foot is each sale's close price divided by its living area; the figure shown is the median. Floor plan sizes are the CRMLS living area field. Stories are the CRMLS Levels field; days on market is CRMLS DOM. Groups under 8 sales show a count or range only.

What should a Montiel seller check before listing?

5 checks come first for a Montiel house, since every recent sale was a single-family home built from 1977 to 1980.

• Systems. On a house from the late 1970s, expect the buyer's inspector to look closely at the roof, heating and air, water heater, plumbing, electrical panel and windows. A pre-listing inspection lets you repair or disclose on your own timeline.
• Permits. Confirm the City of Mission Viejo has permits on file for any addition, patio cover, pool or garage change.
• Your floor plan. Write down your square footage, bedrooms, levels and pool status. With 3 sizes covering 12 of 15 sales, your plan is the fastest way to a fair set of comparables.
• HOA documents. Ask each association named on your listing early which documents and fees apply when you sell, so they are ready when you open escrow.
• Lake status. Use the Lake Mission Viejo Association's address lookup or Membership Office to confirm whether your home is a member, especially if it was built before 1978, and say so in the listing.

How do I price my Montiel home?

3 steps turn the Montiel figures above into a list price for one address.

1. Match the floor plan first. Start with closed Montiel sales at your square footage and bedroom count.
2. Adjust for the house. Work through condition and updates, pool, lot, view and street, one item at a time.
3. Get it in writing. My written comparative market analysis uses the Montiel sales most like yours, shows each adjustment and explains the list price I recommend.

Keep these figures in view:

• 3-bedroom Montiel sales had a median of $1,235,000 and $800 per square foot;
• the median Montiel sale was 1,561 square feet, against 1,940 for single-family homes citywide;
• 11 of the 15 sales closed at or above their final list price, and the median sale closed at 100.0% of its original list price.

Nearby, see how Andalusia home values, Pinecrest home values in Mission Viejo and Castille home values compare. The list price is only half the math: see what a Mission Viejo seller keeps after closing costs, and if you are buying your next home too, read whether to sell before you buy.

Frequently Asked Questions

What is the median home price in Montiel, Mission Viejo?

$1,280,000 was the median closed price for Montiel homes that closed from October 19, 2025 to October 18, 2026, per CRMLS (15 sales). The median price per square foot was $762, and the median sale spent 10 days on market.

Why did Montiel homes sell for more per square foot than the Mission Viejo single-family median in the last 12 months?

In this data, size explains part of it. The median Montiel sale had 1,561 square feet, against 1,940 for Mission Viejo single-family homes as a whole, per CRMLS. Against single-family homes citywide from 1,502 to 2,269 square feet, Montiel's $762 was still higher than their $696.

Do Montiel homes come with Lake Mission Viejo membership?

12 of the 15 Montiel listings in the last 12 months name Lake Mission Viejo in an association field, per CRMLS. The Lake Mission Viejo Association says homes built 1978 and later inside its boundaries come with membership attached, while not all homes built before 1978 are lake eligible. 5 Montiel sales here were built in 1977, so check your own address with the association.

How do I find out what my Montiel home is worth?

Ask for a free comparative market analysis (CMA). It compares your home with recent Montiel sales on the same floor plan, then adjusts for condition, updates, pool, lot and lake status. The neighborhood median is only a starting point.

Thinking about selling your Montiel home?

Bring your address and your timeline. What's your home worth today? Get a free home valuation, or call or text me at (949) 806-6834.

About Darren Shepherd

Darren Shepherd leads The Darren Shepherd Team at Compass, with 200+ homes sold and $210M+ in sales. He has over a decade of experience in real estate, and Mission Viejo is Darren's main market. Darren is a RamseyTrusted agent. Office: 33522 Niguel Road, Suite 100, Dana Point, CA 92629. Call or text (949) 806-6834.

Darren Shepherd is a California real estate salesperson, CA DRE #02000042. Responsible broker: Compass California, Inc., CA DRE #01991628.