ZIP 92691 Housing Market & Real Estate Update (Mission Viejo, CA) – February 25, 2026

ZIP 92691 (Mission Viejo, Orange County) continues to look like a low-supply, high-price coastal market where good homes still move, but buyers are more selective than peak-cycle years.

Top takeaways

Prices are basically flat to slightly soft year over year: Redfin shows a Jan 2026 median sale price of $1,247,000 (down 0.18% YoY).
Time-to-sell is steady: Redfin shows homes selling in about 51 days on average (about the same as last year).
Sales volume is lower: Redfin reports 79 homes sold in Jan 2026 (down from 92 a year earlier).
Inventory and rent signals are mixed across portals: Zillow shows 82 homes in for-sale inventory (data through Jan 31, 2026) and an average rent estimate of $2,945 (Jan 31, 2026).

Market snapshot: ZIP 92691 (Mission Viejo, CA)

Demand remains competitive. Redfin characterizes 92691 as ‘very competitive’ with homes receiving multiple offers on average. Even with a slower, more rate-sensitive buyer pool, well-presented listings can still draw strong attention, especially for move-in ready homes and desirable school zones.

Negotiations are tighter than headlines suggest. On Redfin’s Jan 2026 view, the sale-to-list price ratio is about 99.6%, which typically implies buyers are still paying close to asking on average, even if a portion of listings need price adjustments to get traction.

Inventory and new listings

Zillow’s ZIP-level market dashboard (data through January 31, 2026) shows 82 homes in for-sale inventory and 27 new listings for the month. For locals, the practical takeaway is that choices are still limited versus what many buyers expect going into spring, so the best homes can feel ‘gone fast’ even when overall days-on-market is not extremely low.

Rentals check

Rent signals vary by source. Zillow’s rent index for 92691 shows an average rent of $2,945 (Jan 31, 2026) and indicates rents are down year over year. Realtor.com’s ZIP market page shows a higher median advertised rent figure, so it is worth comparing a few portals and focusing on like-for-like units (beds/baths, amenities, and lease terms) before setting expectations.

What’s for sale nearby (no addresses)

Mid-range single-family homes clustering around the low-$1.1M to low-$1.3M range.
Larger, higher-end options pushing into the upper-$1M range (and higher), often tied to size, lot, or upgraded finishes.
Condos/townhomes generally showing up from the mid-$500Ks into the $600Ks/$700Ks depending on condition and community.

ServiceXTC local-pro note

We were not able to confirm 92691-specific ServiceXTC provider pages in today’s directory pass. If you’re a local home inspector, roofer, remodeler, electrician, plumber, HVAC tech, or mover serving 92691, consider adding your business so locals can find you here.

What are you seeing right now in 92691: more new listings, more price cuts, or buyers still competing hardest for the best homes?

Sources

https://www.redfin.com/zipcode/92691/housing-market
https://www.zillow.com/home-values/96995/mission-viejo-ca-92691/
https://www.zillow.com/mission-viejo-ca-92691/
https://www.realtor.com/local/market/california/zipcode-92691