A three-month read on price, pace, and product differences—built from 176 closed SFR and condo/townhouse sales, with practical implications for buyers and sellers.
104 detached sales at a $1.81M median and $800 per square foot — closing at 99.0% of list in a 22-day median.
August priced highest; July moved fastest.
104 SFR sales at a $1.81M median — but the quarter split in two. July cleared 44 homes in an 18-day median at 99.8% of list; August’s $2.15M median came with a 30-day pace. Salt Creek carried the premium at $2.25M and $892 per square foot, moving in 17 days. A documented 41% took a list-price reduction before closing; once final negotiation is included, 65% closed below their original asking price.
35%sold at or above original list price.
65%sold below original list price.
61%closed within 30 days; 18% needed more than 60 days.
Market explorer
Change the peer set before reading the number
Every control below updates the metrics and both charts. Small samples should guide questions, not settle pricing.
Price distribution
Closed sales by band
Time-to-market mix
Closed sales by DOM bucket
Month by month
August was priciest — and slowest
August’s $2.15M median came with a 30-day pace; September cooled to $1.62M at 22 days.
July 2026
$1.83M
Sales44
Median $/sf$771
Median DOM18
Sale / list99.8%
August 2026
$2.15M
Sales22
Median $/sf$887
Median DOM30
Sale / list98.8%
September 2026
$1.61M
Sales38
Median $/sf$775
Median DOM22
Sale / list98.2%
Median sold price
August peaked before September pulled back.
Median price per square foot
August led on per-foot value at $887.
Median days on market
August took nearly twice July’s pace.
Median sale-to-list ratio
Firmest in July at 99.8%.
−11.7%median price, July to September
+0.6%median $/sf, July to September
+4 daysmedian market time, July to September
Price ladder
The $1.4M–$1.7M band was the sweet spot
Twenty-five of 104 sales fell in one band at a 16-day median — the quarter’s fastest.
Under $1.4M
Sales23
Median $/sf$737
Median DOM25
Median 98.7% of list. The entry tier — most negotiable at 98.7%.
$1.4M–$1.7M
Sales25
Median $/sf$784
Median DOM16
Median 98.4% of list. The deepest and fastest band — well-priced homes moved in 16 days.
$1.7M–$2M
Sales16
Median $/sf$797
Median DOM27
Median 100.0% of list. Par was the median outcome here — firm pricing at a 27-day pace.
$2M–$2.5M
Sales21
Median $/sf$770
Median DOM31
Median 97.7% of list. The softest ratio at 97.7% — negotiation room lived here.
$2.5M+
Sales19
Median $/sf$894
Median DOM10
Median 100.0% of list. Highest per-foot value and a 10-day median — premium turnkey moved fast.
Three focus subareas
Salt Creek commands the premium; Lake Area drives the volume
Salt Creek’s $2.25M median tops the city at $892 per square foot, while Lake Area moved 34 sales in a 26-day median.
Median price per square foot by subarea
Unadjusted medians; differences in home age, size, lot and condition are not controlled.
Lake Area
Sales34
Median price$1.63M
Median $/sf$737
Median DOM26
Sale / list99.6%
The market’s engine room — one in three SFR sales at a 26-day median.
Range: $1.10M–$3.02M · 21 of 34 closed within 30 DOM
Sea Country
Sales24
Median price$1.56M
Median $/sf$800
Median DOM25
Sale / list98.3%
The value play: lowest median price of the three at $1.57M, holding $800 per square foot.
Range: $0.94M–$2.65M · 13 of 24 closed within 30 DOM
Salt Creek
Sales23
Median price$2.25M
Median $/sf$892
Median DOM17
Sale / list99.3%
The premium pocket: highest median price and the fastest pace at 17 days.
Range: $1.09M–$6.00M · 14 of 23 closed within 30 DOM
Decision lens
Turn the statistics into leverage
Market averages are context. A decision should be based on the smallest credible set of genuinely comparable homes.
For buyers
July’s playbook still works.44 sales at 99.8% of list and an 18-day median — sharp pricing in the first two weeks wins.
Salt Creek rewards decisiveness.A 17-day median at $2.25M — premium homes didn’t wait.
August showed the ceiling.$2.15M median at a 30-day pace — premium pricing without premium presentation sits.
Sea Country is the value hunt.Lowest median price at $1.57M with $800 per square foot — compare within the subarea.
For sellers
Price to the 99.0% line.Near-full asking was the median outcome — accurate launches get rewarded.
Three weeks is the window.A 22-day median DOM — price for the opening fortnight.
Avoid the reduction.41% of sellers cut their price before closing — pricing right initially beats chasing down.
Salt Creek sellers: speed is your comp.17-day median at the premium tier — the market pays for turnkey.
72 condo and townhouse sales at a $760K median — 99.9% of list, a 19-day median pace, and half closing at or above asking.
Closed sales
72
58 condominiums and 14 townhouses
Median price
$760K
reported closed price
Median $ / sf
$662
unadjusted median
Median DOM
19
clean DaysOnMarket
Sale / list
99.9%
median vs. final list
At / above list
50%
36 of 72 sales
The firmest attached pricing of any city.
Seventy-two attached sales at a $760K median and $662 per square foot — closing at 99.9% of list, the strongest attached ratio this quarter. Half of all sales closed at or above final asking, and July cleared at a perfect 100%. Lake Area drove the volume with 30 sales at par.
39%sold at or above original list price.
61%sold below original list price.
62%closed within 30 days; 19% needed more than 60 days.
Condo month by month
July cleared at par; the pace held
July’s 28 sales cleared at 100% of list in 16 days; August eased to $716K before September steadied at $760K.
July 2026
$806K
Sales28
Median $/sf$667
Median DOM16
Sale / list100.0%
August 2026
$716K
Sales20
Median $/sf$650
Median DOM26
Sale / list99.6%
September 2026
$760K
Sales24
Median $/sf$676
Median DOM19
Sale / list99.2%
Median sold price
July led, then August eased.
Median price per square foot
Per-foot value stayed in a tight $650–$676 band.
Median days on market
August took ten days longer than July.
Median sale-to-list ratio
A perfect 100% in July; firm all quarter.
−5.7%median price, July to September
+1.3%median $/sf, July to September
+3 daysmedian market time, July to September
Condo price ladder
The entry band was the deepest
Nineteen of 72 sales closed under $600K; every band held at least 99% of list.
Under $600K
Sales19
Median $/sf$646
Median DOM26
Median 99.0% of list. The deepest band — and the most negotiable at 99.0%.
$600K–$750K
Sales16
Median $/sf$657
Median DOM16
Median 99.8% of list. Firm pricing at a 16-day median.
$750K–$900K
Sales16
Median $/sf$707
Median DOM22
Median 99.7% of list. Highest per-foot value in the core bands.
$900K–$1.2M
Sales10
Median $/sf$651
Median DOM18
Median 100.0% of list. Par was the median outcome.
$1.2M+
Sales11
Median $/sf$706
Median DOM5
Median 100.0% of list. The fastest band at 5 days — premium attached moved instantly.
Two products, one market
Townhouses cost more per door, less per foot
Townhouses ran about $468K higher on median but $5 cheaper per square foot — more space for the money, at a slower 38-day pace.
Unadjusted medians; differences in age, size, HOA, condition and product type are not controlled.
Condo decision lens
Price the product, not just the ZIP code
Attached-home value depends heavily on the immediate competing set: community, floor plan, HOA economics, condition, parking and view.
For condo buyers
The $600K–$750K band is the benchmark.16 sales at 99.8% of list and a 16-day median — the deepest firm comp pool.
The $1.2M+ band moved instantly.An 11-sale sample at a 5-day median — premium attached didn’t wait.
Townhouses are the negotiation zone.38 days on market and a 98.6% ratio — the one attached corner with breathing room.
July’s par is the comp.28 sales at 100% in July — price against it, not August’s dip.
For condo sellers
Price to the 99.9% line.The firmest attached ratio of any city — accurate launches get rewarded.
Under three weeks is normal.A 19-day median DOM — price for the opening stretch.
Townhouse sellers: budget five weeks.A 38-day median — presentation and patience over price tests.
Avoid the reduction.40% of sellers cut before closing — pricing right initially beats chasing down.
Property-type comparison
Condos moved faster — and held firmer pricing
These medians describe different housing products. The comparison is useful for budget and pace—not as a substitute for like-for-like valuation.
Single-family residences
Closed sales104
Median price$1.81M
Median $ / sf$800
Median DOM22 days
Sale / list99.0%
Condos & townhouses
Closed sales72
Median price$760K
Median $ / sf$662
Median DOM19 days
Sale / list99.9%
−$1.05Mlower median purchase price
−$138lower median price per square foot
−3 daysshorter median market time
+0.9 pthigher median sale-to-list ratio
Methodology
Read both samples correctly
Universe: 104 records marked sold in Laguna Niguel, with close/status-change dates from July 1 through September 30, 2026.
Property mix in the supplied file: all 104 records are Single Family Residence (detached).
“Closed price” uses ClosePrice. Days on market uses the clean DaysOnMarket field for all 104 records—not cumulative DOM.
Sale-to-list ratio is ClosePrice ÷ ListPrice. A documented list-price reduction means ListPrice < OriginalListPrice (41% of records). Separately, 65% closed below original ask after including final negotiation.
Median is favored over average because a small number of high-end closings (maximum $6.50M) can skew the average.
This is a closed-sales snapshot, not a forecast or appraisal. It does not include active inventory or pending contracts, and it does not adjust for concessions, HOA, Mello-Roos, lot, condition or financing terms.
Condo/townhouse universe: 72 Laguna Niguel records—58 condominiums and 14 townhouses—with close dates from July 1 through September 30, 2026.
Price-band calculations use closed price, clean DaysOnMarket and final list price from the supplied row-level export. Subarea figures cover “LNLAK - Lake Area” (34 SFR), “LNSEA - Sea Country” (24 SFR) and “LNSLT - Salt Creek” (23 SFR); 17 Summit and 6 unassigned (“699 - Not Defined”) records are included in citywide totals only.
A property-specific CMA should narrow by true competitive set before making a pricing or offer decision.
Sources: Laguna_Niguel-SFR.csv (104 SFR records) and Laguna_Niguel-Condo_Townhome.csv (72 condo/townhouse records), supplied for analysis on October 19, 2026. Calculations recomputed from 176 row-level closings.