A three-month read on price, pace, and product differences—built from 110 closed SFR and condo/townhouse sales, with practical implications for buyers and sellers.
Single-family residences59 closed sales · all Tustin · Q3 2026
The quarter at a glance
Tustin moved fast; Tustin Ranch made you wait
59 detached sales at a $1.32M median and $702 per square foot — closing at 98.7% of list in a 13-day median.
Location split the market in two.
59 SFR sales at a $1.32M median — but the citywide number hides two markets. Tustin proper moved 43 homes in an 11-day median at 99.6% of list; Tustin Ranch’s 13 sales carried a $1.97M median but needed 42 days and settled at 97.8%. August ran priciest at $1.50M and slowest at 30 days. A documented 41% took a list-price reduction before closing; once final negotiation is included, 61% closed below their original asking price.
39%sold at or above original list price.
61%sold below original list price.
64%closed within 30 days; 19% 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 $1.50M median came with a 30-day pace; September cooled to $1.22M.
July 2026
$1.27M
Sales21
Median $/sf$686
Median DOM11
Sale / list99.0%
August 2026
$1.5M
Sales21
Median $/sf$716
Median DOM30
Sale / list98.7%
September 2026
$1.22M
Sales17
Median $/sf$695
Median DOM16
Sale / list98.4%
Median sold price
August peaked, then September pulled back.
Median price per square foot
Per-foot value peaked with August’s price.
Median days on market
August took nearly three times July’s pace.
Median sale-to-list ratio
Firmest in July at 99.0%.
−4.3%median price, July to September
+1.3%median $/sf, July to September
+5 daysmedian market time, July to September
Price ladder
The $1.15M–$1.35M band was the sweet spot
Eighteen of 59 sales fell in one band at a 99.8% ratio and an 8-day median.
Under $1.15M
Sales13
Median $/sf$695
Median DOM16
Median 97.8% of list. The entry tier — softest ratio, room to negotiate.
$1.15M–$1.35M
Sales18
Median $/sf$705
Median DOM8
Median 99.8% of list. The deepest and fastest band — well-priced homes barely lasted a week.
$1.35M–$1.6M
Sales13
Median $/sf$685
Median DOM27
Median 99.7% of list. Firm pricing, slower pace.
$1.6M–$2M
Sales5
Median $/sf$716
Median DOM10
Median 98.6% of list. Small but quick — direction only.
$2M+
Sales10
Median $/sf$705
Median DOM42
Median 97.3% of list. The top tier took six weeks on median — patience paid.
Two focus subareas
Tustin Ranch commands the premium; Tustin drives the volume
Tustin Ranch’s $1.97M median tops the city while Tustin proper moves in an 11-day median at 99.6% of list.
Median price per square foot by subarea
Unadjusted medians; differences in home age, size, lot and condition are not controlled.
Tustin
Sales43
Median price$1.29M
Median $/sf$716
Median DOM11
Sale / list99.6%
The market’s engine room — nearly three in four SFR sales at an 11-day median.
Range: $0.79M–$2.82M · 30 of 43 closed within 30 DOM
Tustin Ranch
Sales13
Median price$1.97M
Median $/sf$686
Median DOM42
Sale / list97.8%
The premium pocket: highest median in the city, but a 42-day median market time.
Range: $1.09M–$2.40M · 6 of 13 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
Tustin proper rewards the prepared.43 sales at 99.6% of list and an 11-day median — hesitation costs.
Tustin Ranch is the negotiation zone.42 days on market and a 97.8% ratio — the one place with real breathing room.
The $1.15M–$1.35M band is the battlefield.18 of 59 sales at 99.8% — this is where competition concentrates.
Watch August’s lesson.$1.50M median at a 30-day pace — premium pricing without premium presentation sits.
For sellers
Price to the 98.7% line.Near-full asking was the median outcome — accurate launches get rewarded.
Eleven days is the window in Tustin.That’s the Tustin-proper median — price for the first two weeks.
Ranch sellers: budget six weeks.A 42-day median in Tustin Ranch — presentation and patience over price tests.
Avoid the reduction.41% of sellers cut their price before closing — pricing right initially beats chasing down.
51 condo and townhouse sales at an $810K median — 99.0% of list, but a 40-day median pace, the slowest of any city.
Closed sales
51
37 condominiums and 14 townhouses
Median price
$810K
reported closed price
Median $ / sf
$621
unadjusted median
Median DOM
40
clean DaysOnMarket
Sale / list
99.0%
median vs. final list
At / above list
41%
21 of 51 sales
Firm prices, slow clocks.
Fifty-one attached sales at an $810K median and $621 per square foot — the priciest condo market outside Irvine. Pricing held at 99.0% of list with 41% closing at or above final asking, but the 40-day median market time was the slowest attached pace of any city this quarter. Tustin Ranch condos were slowest at 47 days.
31%sold at or above original list price.
69%sold below original list price.
49%closed within 30 days; 24% needed more than 60 days.
Condo month by month
July moved; August and September waited
July cleared 24 sales at par; the pace never recovered — 41 and 42 days the next two months.
July 2026
$775K
Sales24
Median $/sf$661
Median DOM24
Sale / list100.0%
August 2026
$830K
Sales13
Median $/sf$596
Median DOM41
Sale / list98.7%
September 2026
$830K
Sales14
Median $/sf$613
Median DOM42
Sale / list98.3%
Median sold price
August and September held at $830K.
Median price per square foot
July led on per-foot value.
Median days on market
The pace never recovered after July.
Median sale-to-list ratio
July cleared at par; the ratio eased after.
+7.1%median price, July to September
−7.4%median $/sf, July to September
+17 daysmedian market time, July to September
Condo price ladder
No single band dominated
Sales spread evenly across five bands; the $650K–$800K tier paired depth with a 100% ratio.
Under $650K
Sales11
Median $/sf$554
Median DOM40
Median 100.0% of list. Full asking was the median outcome, at a 40-day pace.
$650K–$800K
Sales13
Median $/sf$609
Median DOM20
Median 100.0% of list. The deepest band — and the fastest at 20 days.
$800K–$950K
Sales11
Median $/sf$627
Median DOM43
Median 99.0% of list. Firm pricing, slow clocks.
$950K–$1.2M
Sales10
Median $/sf$636
Median DOM45
Median 97.8% of list. The softest ratio — negotiation room lived here.
$1.2M+
Sales6
Median $/sf$689
Median DOM22
Median 97.2% of list. Highest $/sf — larger units held per-foot value.
Two products, one market
Townhouses cost more per door, less per foot
Townhouses ran about $82K higher on median but $84 cheaper per square foot — more space for the money.
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 $650K–$800K band is the benchmark.13 of 51 sales at 100% of list and a 20-day median — the deepest comp pool.
Time is your leverage above $950K.45 days and a 97.8% ratio — the one tier where patience paid.
Tustin Ranch condos sat longest.A 47-day median — sellers there negotiated.
July’s pace is the exception.24 sales at par in July; don’t anchor on it — August and September ran 40+ days.
For condo sellers
Price to the 99.0% line.Near-full asking was the median outcome; accurate launches get rewarded.
Budget six weeks.A 40-day median DOM — the slowest attached pace of any city.
The $650K–$800K window is your comp.Deepest band at 100% — price against it, not the $1.2M+ tier.
Avoid the reduction.45% of sellers cut before closing — the highest share of any city.
Property-type comparison
Condos cost less, but not by much — and moved slower
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 sales59
Median price$1.32M
Median $ / sf$702
Median DOM13 days
Sale / list98.7%
Condos & townhouses
Closed sales51
Median price$810K
Median $ / sf$621
Median DOM40 days
Sale / list99.0%
−$515Klower median purchase price
−$82lower median price per square foot
+27 dayslonger median market time
+0.3 pthigher median sale-to-list ratio
Methodology
Read both samples correctly
Universe: 59 records marked sold in Tustin, with close/status-change dates from July 1 through September 30, 2026.
Property mix in the supplied file: all 59 records are Single Family Residence (detached).
“Closed price” uses ClosePrice. Days on market uses the clean DaysOnMarket field for all 59 records—not cumulative DOM.
Sale-to-list ratio is ClosePrice ÷ ListPrice. A documented list-price reduction means ListPrice < OriginalListPrice (41% of records). Separately, 61% closed below original ask after including final negotiation.
Median is favored over average because a small number of high-end closings (maximum $2.82M) 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: 51 Tustin records—37 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 “71 - Tustin” (43 SFR) and “89 - Tustin Ranch” (13 SFR); three records fall in smaller MLS areas (“NTS - North Tustin”, “TF - Tustin Field”, one unassigned) and are included in citywide totals only.
A property-specific CMA should narrow by true competitive set before making a pricing or offer decision.
Sources: Tustin-SFR.csv (59 SFR records) and Tustin-Condo_Townhome.csv (51 condo/townhouse records), supplied for analysis on October 19, 2026. Calculations recomputed from 110 row-level closings.