As a Mission Viejo realtor who's guided families through these hills for years, I'm noticing a real shift this Tuesday: buyers are finally catching a break. Citywide average sale prices sit steady at $1.22 million, up a modest 0.75%, while new properties jumped 6.52% to 49 on the market—but sold homes dipped 25% to 48. That's creating breathing room, especially with Orange County inventory up 30% year-over-year and homes averaging 55 days on market. Mortgage rates hover around 6.06%, making it prime time to explore before spring listings flood in and tilt things back toward sellers.
Mission Viejo Central: Where Negotiations Are Paying Off
Let's zero in on Mission Viejo Central, a neighborhood I know inside out—from the tree-lined streets near De Portola Elementary to the quick hops to the lake. Median sale prices here dropped 7.9% to $1.13 million last month, even as price per square foot edged up 8.5% to $676.[1] Homes attract about two offers and take around 56 days to close, with hot spots pending in 28-47 days near list price. Slower movers? They're selling 2-3% below asking after 75-91 days. I've seen buyers snag upgrades worth $15K on a three-bed after waiting out 60 days—proof that patience pays here right now.
This softening draws first-timers eyeing sub-$1.2 million options, especially with strong schools like Castro Ranch Elementary feeding into top-rated Saddleback Valley Unified. Families tell me they love the proximity to Oso Parkway trails and the low-key vibe, all while values hold firm long-term.
| Neighborhood | Median Sale Price | Days on Market | YoY Price Change |
|--------------|--------------
| Mission Viejo Central | $1.13M | 56 | -7.9% |
| Mission Viejo Overall | $1.22M | 49-55 | +0.75% |
| Orange County | $1.2M | 55 | +2% |
This snapshot shows why Mission Viejo stands out—inland stability versus coastal frenzy in places like Laguna Niguel, where sales snap up quicker but at fuller prices.
Rancho Mission Viejo's Gavilán Ridge: 55+ Boom Meets Family Appeal
Over in Rancho Mission Viejo, the action's heating up with Gavilán Ridge, a brand-new 55+ village just announced on January 22. It's the only age-qualified community actively selling in Orange County, offering 326 single-level homes across five neighborhoods from Del Webb, Lennar, and Tri Pointe Homes. The grand opening on January 11 drew over 1,200 visitors, with 22 homes already sold or reserved—clear sign of pent-up demand as our older adult population surges.
Think Lavender by Tri Pointe: paired and detached homes from 1,296 to 2,202 square feet, starting in the mid-$900,000s, with first-floor primary suites and private yards. Lennar's Nova brings duplexes with open layouts and spacious owner's suites, while Del Webb's Elara and Luna boast view homesites and universal design. These aren't isolated; residents tap into The Ranch's all-ages perks like trails, pools, and that resort feel, plus a new five-acre Club at Gavilán Ridge opening summer 2026—complete with pickleball courts, lap pool, fitness center, and sunset terrace.
Rental demand here already pushes $5,000 monthly averages, underlining ownership appeal for move-ups trading condos for four-beds with views. Pendings average 45-55 days at 99-102% of list for well-priced homes, but with county inventory rising, expect some wiggle room. If you're downsizing from a larger Central place or eyeing low-maintenance living near top amenities like the Mission Viejo Country Club, this development boosts the whole area's draw—keeping property values resilient even as broader OC medians hold at $1.2 million, up just 2% year-over-year.
Lakefront Living and Community Pulse Keep Demand Steady
Don't sleep on lakefront spots near Lake Mission Viejo. Private access, trails, and events like annual Lake Day or weekly waterfront yoga sustain premium pricing without the oversupply. These areas pair perfectly with Mission Viejo's amenities—think quick drives to Saddleback College, the Norman P. Murray Community Center, or Felipe Ramos Park's playgrounds that families rave about. Schools remain a cornerstone: high performers like Mission Viejo High draw buyers from across Orange County, supporting steady appreciation.
Broader OC trends amplify this: low coastal inventory, rising days on market, and steady $1.2 million medians mean Mission Viejo's inland pace suits deliberate buyers. Experts predict another 20-30% inventory climb by spring, fueled by seller confidence and rate stability—perfect for CalHFA-assisted first-timers (3-5% down) or move-ups using rate buydowns.
I've closed deals leveraging exactly this: a Rancho family upgraded without overpaying at 6.06%, and Central buyers negotiated smart amid the lull. Tuesdays like today? Ideal for virtual tours or lender pre-approvals—open houses pick up mid-week.
If you're a local testing waters or prospecting from afar, focus on price-per-square-foot value (up just 1.1% countywide). Affordability looks bright for 2026, favoring prepared folks in gems like ours.
Ready to scout these opportunities?
