UPDATED AUGUST 24, 2026 MLS DATA AS OF AUGUST 24, 2026 This week’s report combines Ladera Ranch and Rancho Mission Viejo in one place while keeping the two markets separate enough to understand what is actually happening in each community. LADERA RANCH MARKET SNAPSHOT Active listings: 57 Coming Soon listings: 1 Pending listings: 7 Closed sales, July 25 through August 24: 17 Median sold price: $1,387,500 Median days on market: 10 days Median sale-to-list ratio: 99.5% The Ladera inventory search returned 58 properties because CRMLS was filtered for both Active and Coming Soon status. I am separating the one Coming Soon property instead of presenting all 58 as active. WHAT I AM SEEING IN LADERA The current search returned 58 Active or Coming Soon properties, compared with 53 in my August 17 snapshot. Pending activity moved from eight homes to seven, while the number of closings during the preceding 30 days increased from 16 to 17. That creates a little more visible choice for buyers, but the total covers attached homes, detached homes, multiple villages and a very wide price range. Community-wide inventory is useful context, but a buyer near $900,000 is not competing inside the same market segment as a buyer above $2 million. The 17 recent Ladera closings had a median sold price of $1,387,500. That is higher than the prior snapshot’s median, but it should not be described as one-week price appreciation. With a sample of 17 sales, a different mix of home sizes and price points can move the median substantially. Median market time was 10 days, showing that the middle successful closing moved quickly. The median sale-to-list ratio was 99.5%, meaning the middle closing finished approximately one-half of one percent below its final asking price. Individual results still varied, so sellers should not treat either median as a guaranteed outcome. RANCHO MISSION VIEJO MARKET SNAPSHOT Active or Coming Soon listings: 93 Pending listings: 21 Closed sales, July 25 through August 24: 17 Median sold price: $1,240,000 Median days on market: 31 days Median sale-to-list ratio: 98.07% The RMV screenshots show the combined Active and Coming Soon search result. I cannot verify a separate Coming Soon count from the supplied images, so I am keeping the combined label instead of inventing a split. WHAT I AM SEEING IN RMV Visible RMV inventory remained at 93 compared with the August 17 snapshot, but pending activity increased from 17 homes to 21. That is the most interesting RMV signal this week. More properties had moved into contract even though the visible inventory total held steady. The 17 recent closings had a median sold price of $1,240,000 and a median market time of 31 days. Again, the higher median sold price compared with the prior report reflects this particular mix of closings and should not be presented as a one-week appreciation rate. The median sale-to-list ratio was 98.07%. In plain English, the middle RMV closing finished approximately 1.93% below its final asking price. Some homes closed at or above list while others required a larger adjustment. WHAT THIS MEANS FOR BUYERS Ladera’s recent successful closings moved faster and landed closer to their final asking prices as a group. RMV offered more visible inventory, a longer median market time and a wider gap between the median closing price and final list price. That does not make one community universally better for negotiation. Buyers should compare the exact property, market time, condition, price adjustments, solar arrangements, HOA costs, taxes, insurance and any builder incentives. A broad statistic should guide the questions, not replace property-level analysis. WHAT THIS MEANS FOR SELLERS Ladera sellers need to compete against growing visible selection. RMV resale sellers need to compete with other resales as well as new-construction choices. In both communities, pricing, preparation and a clear explanation of the home’s advantages matter. DYLAN’S TAKE Ladera currently looks faster among recent successful closings, while RMV’s increase in pending activity is worth watching. Neither market is moving in one uniform direction. The most useful approach is to start with these community snapshots and then narrow the analysis to the village, property type, condition and price range that genuinely compete with a specific home.