Pinecrest Mission Viejo Home Values 2026: Recent Sales and What Sets the Price

Quick answer: Pinecrest in Mission Viejo sold at a median of $1,225,000, $651 per square foot and 12 days on market in the last 12 months (CRMLS, closed Oct 19, 2025 to Oct 18, 2026), across 15 single-family sales. 12 of those 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 Pinecrest, Mission Viejo? I'm Darren Shepherd, a Mission Viejo listing agent, and this guide uses 12 months of closed sales to show what Pinecrest homes sold for, how they compare with single-family homes across the city, how fast they sold, which floor plans repeat, and what the Pinecrest and Lake Mission Viejo fields on a 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 either sit in the CRMLS tract Pinecrest (PC) or name Pinecrest as the homeowners association. That is the definition of Pinecrest in this guide. For the whole city, see our Mission Viejo home prices report; for other areas, our Mission Viejo neighborhood pages.

What this guide does not cover: Pinecrest 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 Pinecrest homes sold for in the last 12 months?

$1,225,000 was the median sale price across the 15 Pinecrest sales in the last 12 months, at $651 per square foot and 12 days on market (CRMLS, closed Oct 19, 2025 to Oct 18, 2026). All 15 were single-family homes. The median sale closed at 100.0% of its final list price, and 11 of the 15 closed at or above list.

• Price range: $1,080,000 to $1,390,000.
• Timing: 10 closed in 2026 (Jan 1 to Oct 18), and 5 in late 2025.
• Home size: median 1,956 square feet; the homes were built in 1986 and 1987.
• 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.
• Two-story single-family homes citywide built in 1986 or 1987: 42 sales, median $1,357,500, $642 per square foot, median 2,196 square feet.

In this data, Pinecrest sold $105,000 below the citywide single-family median on homes of about the same size, and a little above two-story homes of the same age citywide on price per square foot.

Which sales count as Pinecrest in this guide?

15 sales count: 12 whose CRMLS tract field reads Pinecrest (PC), plus 3 whose tract field reads something else but whose association field names Pinecrest (CRMLS, closed Oct 19, 2025 to Oct 18, 2026).

• Tract Pinecrest (PC): 12 sales. 1 of them names only a management company in the association field, and it is counted by its tract.
• Pinecrest named as the association, other tract: 2 sales entered under the Ventana tract and 1 entered as Other. 2 of the 3 are on streets that also have Pinecrest (PC) tract sales.
• Not counted: no other Mission Viejo sale in this window names Pinecrest in its tract or association fields.

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 Pinecrest sales on your street.

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

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

• 1,752 square feet, 3 bedrooms: 3 sales, $1,160,000 to $1,220,000.
• 1,781 square feet, 3 bedrooms: 2 sales, $1,160,000 and $1,225,000 (the higher one has a pool).
• 1,956 square feet, 4 bedrooms: 3 sales, $1,199,900 to $1,360,000 (the highest one has a pool).
• 1,976 square feet, 3 bedrooms: 2 sales, $1,225,000 and $1,230,025.
• 2,289 square feet, 4 bedrooms: 2 sales, $1,350,000 and $1,370,000.

By bedrooms, 9 sales had 3 bedrooms, with a median of $1,220,000 and $685 per square foot. 5 had 4 bedrooms and 1 had 5 (too few for a median). 13 of the 15 were entered as two-story, 1 as single-story and 1 as multi-level or split-level. 2 had a private pool.

Even on the same floor plan, Pinecrest prices spread by as much as $160,100 (the 1,956 square foot plan), close to the $167,500 gap between the 1,781 and 2,289 square foot plan medians. On the same plan, condition, updates and a pool can move the price by as much as a bigger floor plan does.

How fast do Pinecrest homes sell?

12 days was the median time on market for a Pinecrest 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: 5 sales.
• Sold within 30 days on market: 12 sales.
• On market more than 90 days: none; the longest was 48 days.
• Sale price vs original list price: median 100.4%.

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

14 of the 15 Pinecrest listings name Pinecrest in the first association field, and 12 name Lake Mission Viejo in the second (CRMLS, closed Oct 19, 2025 to Oct 18, 2026).

• First association fee: $150 a month on 12 listings and $120 a month on 3, a median of $150.
• Second association fee: entered on all 15, but with different amounts and billing periods, so it isn't summarized here.

Listing agents type these fees in by hand, so ask the Pinecrest association and the Lake Mission Viejo Association for the current amounts before you list.

Lake Mission Viejo membership is set by address and build year. 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.
• It stays with the house: membership is attached to the property and stays with the home when it sells.
• Check your address: the association's page links to a lookup to see whether your home is a lake member.

Every Pinecrest sale here was built in 1986 or 1987, after 1978, so confirm your address is inside the boundaries 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. Pinecrest = the CRMLS tract Pinecrest (PC), plus sales in other tracts whose association field names Pinecrest. 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. The fee is the first association fee field as entered. 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 Pinecrest seller check before listing?

5 checks come first for a Pinecrest house, since every recent sale was a single-family home built in 1986 or 1987.

• Systems. On a house from the late 1980s, 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. For retrofit rules that can apply to homes of this age, see our guide to selling a Mission Viejo home built before 1994.
• 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 5 sizes covering 12 of 15 sales, your plan is the fastest way to a fair set of comparables.
• HOA documents. Ask the Pinecrest 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 or Membership Office to confirm your home is a member, and say so in the listing.

How do I price my Pinecrest home?

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

1. Match the floor plan first. Start with closed Pinecrest 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 Pinecrest sales most like yours, shows each adjustment and explains the list price I recommend.

Keep these figures in view:

• 3-bedroom Pinecrest sales had a median of $1,220,000 and $685 per square foot;
• the median Pinecrest sale was 1,956 square feet, against 1,940 for single-family homes citywide;
• 11 of the 15 sales closed at or above their final list price.

I co-listed 28291 Shore in Pinecrest (closed Jan 7, 2026, $1,199,900), 1 of the 15 sales above.

Nearby, see how Madrid home values, El Dorado home values in Mission Viejo and Deane Homes home values compare. The list price is only half the math: see what a Mission Viejo seller keeps after closing costs.

Frequently Asked Questions

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

$1,225,000 was the median closed price for Pinecrest homes that closed from October 19, 2025 to October 18, 2026, per CRMLS (15 sales). The median price per square foot was $651, and the median sale spent 12 days on market.

Why did Pinecrest homes sell below the Mission Viejo single-family median in the last 12 months?

In this data, it wasn't size. The median Pinecrest sale had 1,956 square feet, against 1,940 for Mission Viejo single-family homes as a whole, per CRMLS. Price per square foot was lower, at $651 against $674 citywide. Against two-story homes citywide built in the same 2 years, Pinecrest's $651 was a little higher than their $642.

Do Pinecrest homes come with Lake Mission Viejo membership?

12 of the 15 Pinecrest 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. Every Pinecrest sale here was built in 1986 or 1987, but check your own address with the association.

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

Ask for a free comparative market analysis (CMA). It compares your home with recent Pinecrest 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 Pinecrest 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.