Quick answer: Pacific Hills in Mission Viejo sold at a median of $1,862,750, $650 per square foot and 34.5 days on market (CRMLS, closed Oct 19, 2025 to Oct 18, 2026), across 10 single-family sales. Pacific Hills is not a CRMLS tract, so a sale counts when an association field names it; all 10 also name Lake Mission Viejo.
By Darren Shepherd, Mission Viejo real estate agent, CA DRE #02000042, The Darren Shepherd Team at Compass California, Inc.
Selling a house in Pacific Hills, Mission Viejo? I'm Darren Shepherd, a Mission Viejo listing agent, and this guide uses 12 months of closed sales to show what Pacific Hills homes sold for, how they compare with single-family homes across the city, how long they took to sell, and what the association and lake fields on a Pacific Hills 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. CRMLS has no Pacific Hills tract. The homes are spread across several tracts, so the set here is defined by association name: a sale counts when an association field on the listing names Pacific Hills. For the area overview, see our Pacific Hills neighborhood page.
What this guide does not cover: Pacific Hills 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 Pacific Hills homes sold for in the last 12 months?
$1,862,750 was the median sale price across the 10 Pacific Hills sales in the last 12 months, at $650 per square foot and 34.5 days on market (CRMLS, closed Oct 19, 2025 to Oct 18, 2026). All 10 were two-story single-family homes. The median sale closed at 99.1% of its final list price, and 3 of the 10 closed at or above list.
- Price range: $1,592,000 to $2,038,888.
- Timing: all 10 closed in 2026, from February 5 to October 14.
- Home size: median 2,847 square feet; the homes were built from 1990 to 1997.
- 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 2,376 to 3,292 square feet (the Pacific Hills size range): 151 sales (Pacific Hills' 10 among them), median $1,680,000, $614 per square foot, 19 days on market, median 2,754 square feet.
In this data, Pacific Hills sold $532,750 above the citywide single-family median, on homes with a median of 907 more square feet, at $24 less per square foot ($650 against $674). Against single-family homes of the same size range citywide, Pacific Hills sold for more in price and more per square foot ($650 against $614).
Which sales count as Pacific Hills in this guide?
10 sales count, all with an association field that names Pacific Hills and all in the CRMLS area Mission Viejo South (CRMLS, closed Oct 19, 2025 to Oct 18, 2026).
- Spread across tracts: the 10 sales sit in 7 different CRMLS tract entries: 6 named tracts (Anacapa, Bonaire, Lewis Homes, Pacific Heights, Paloma and Sunesta) plus 2 sales entered with the tract field "Other".
- How the association is entered: 8 listings say "Pacific Hills", 1 says "Pacific Hills HOA" and 1 says "Pacific Hills East". All 10 are counted.
- Outside the 12 months: 12 more sales naming Pacific Hills closed before Oct 19, 2025, so they aren't in these figures.
Because the set comes from an association field that listing agents type in by hand, a Pacific Hills home entered without the association name would be missed. If your own listing history shows a different tract, your comparables still start with the Pacific Hills sales most like your home.
How do Pacific Hills homes compare by size and bedrooms?
10 of 10 Pacific Hills sales were two-story homes with 4 or 5 bedrooms, from 2,376 to 3,292 square feet (CRMLS, closed Oct 19, 2025 to Oct 18, 2026).
- Bedrooms: 7 sales had 4 bedrooms and 3 had 5 (too few in each group for a median).
- Pool: 2 of the 10 had a private pool.
- Year built: 1990 to 1997, so every sale was built after 1978.
From the lowest to the highest sale, Pacific Hills prices spread by $446,888. With every sale a two-story home from the 1990s, size, condition, updates, lot and view do most of the work in setting the price, which is why one median can't price one house.
How long do Pacific Hills homes take to sell?
34.5 days was the median time on market for a Pacific Hills sale, against 16 days for Mission Viejo single-family homes as a whole and 19 days for citywide single-family homes in the same size range (CRMLS, closed Oct 19, 2025 to Oct 18, 2026).
- Sold within 7 days on market: 2 sales.
- Sold within 30 days on market: 5 sales.
- On market more than 60 days: 1 sale; the longest was 63 days.
- Price reductions: 4 of the 10 had a final list price below the original list price.
- Sale price vs original list price: median 97.3%.
In this data, half of the Pacific Hills sales took more than a month, and 7 of the 10 closed below their final list price. Pricing it right at launch matters more here than in the faster parts of the city.
What do the association and Lake Mission Viejo fields mean for a sale?
10 of the 10 Pacific Hills listings name Lake Mission Viejo in the second association field (CRMLS, closed Oct 19, 2025 to Oct 18, 2026).
- Pacific Hills fee: the first association fee is entered as monthly on all 10 listings, from $110 to $265 a month.
- Lake fee: the second fee is entered with different billing periods (semi-annual, quarterly and monthly), so it isn'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.
All 10 sales were built from 1990 to 1997. The Lake Mission Viejo Association's own rule (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.
- 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.
Use the association's address lookup to confirm your home's status, and put it 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. Pacific Hills = an association field on the listing names Pacific Hills (CRMLS has no Pacific Hills tract). Price per square foot is each sale's close price divided by its living area; the figure shown is the median. Stories are the CRMLS Levels field; days on market is CRMLS DOM. Groups under 8 sales show a count or range only.
Want a free CMA for your Pacific Hills home?
A neighborhood median can't price one house, especially where sales ran from $1,592,000 to $2,038,888 in 12 months. A comparative market analysis (CMA) can: I match your home to the Pacific Hills sales most like it, adjust for size, condition, updates, pool, lot and view, and give you my recommended list price in writing, with the reasoning. Free, with no obligation to list.
Request your free Pacific Hills CMA, or call or text me: (949) 806-6834
What should a Pacific Hills seller check before listing?
5 checks come first for a Pacific Hills house, since every recent sale was a two-story single-family home built from 1990 to 1997.
- Systems. On a house from the 1990s, expect the buyer's inspector to look closely at the roof, heating and air, water heater, plumbing 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 home's facts. Write down your square footage, bedrooms, pool status and tract. With sizes from 2,376 to 3,292 square feet, size is the fastest way to a fair set of comparables.
- HOA documents. Ask Pacific Hills and the Lake Mission Viejo Association 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 to confirm your home's membership, and say so in the listing.
How do I price my Pacific Hills home?
3 steps turn the Pacific Hills figures above into a list price for one address.
- Match size and bedrooms first. Start with closed Pacific Hills sales near your square footage and bedroom count.
- Adjust for the house. Work through condition and updates, pool, lot, view and street, one item at a time.
- Get it in writing. My written comparative market analysis uses the Pacific Hills sales most like yours, shows each adjustment and explains the list price I recommend.
Keep these figures in view:
- the median Pacific Hills sale was 2,847 square feet, against 1,940 for single-family homes citywide;
- 3 of the 10 sales closed at or above their final list price, and the median sale closed at 97.3% of its original list price;
- the median sale took 34.5 days, against 16 for single-family homes citywide.
Nearby, see how Montiel home values, Andalusia home values and Pinecrest home values in Mission Viejo 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 Pacific Hills, Mission Viejo?
$1,862,750 was the median closed price for Pacific Hills homes that closed from October 19, 2025 to October 18, 2026, per CRMLS (10 sales). The median price per square foot was $650, and the median sale spent 34.5 days on market.
How is Pacific Hills defined in this guide?
By association name. CRMLS has no Pacific Hills tract, so a sale counts when an association field on the listing names Pacific Hills. The 10 sales sit in 7 different CRMLS tract entries, all in the CRMLS area Mission Viejo South.
Do Pacific Hills homes come with Lake Mission Viejo membership?
10 of the 10 Pacific Hills listings in the last 12 months name Lake Mission Viejo in an association field, per CRMLS, and all 10 were built from 1990 to 1997. The Lake Mission Viejo Association says homes built 1978 and later inside its boundaries come with membership attached, so check your own address with the association.
How do I find out what my Pacific Hills home is worth?
Ask for a free comparative market analysis (CMA). It compares your home with recent Pacific Hills sales of similar size, then adjusts for condition, updates, pool, lot and view. The neighborhood median is only a starting point.
Thinking about selling your Pacific Hills 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. 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.
