Local Buy Box added listings, but inventory stayed tight
Here is the number that matters most right now. The Real Estate Data Aggregator counted 431 homes for sale across the Local Buy Box in the three months ending August 31, 2026. That is down 7.3% from a year before. More sellers are listing, but fewer homes are sitting available. For buyers, that means the right home can still move fast.
New listings tell a different story. The Real Estate Data Aggregator counted 578 new listings across the four ZIP codes, up 11.6% from the same period in 2025. Nationally, Realtor.com reported active listings topped 1.16 million homes in September 2026. More sellers are entering the market everywhere. In the Local Buy Box, though, those new listings are not piling up. They are selling.
What each ZIP code showed
The four ZIP codes did not all move the same way. That is worth knowing before you price or make an offer.
| 92688 RSM | 92679 Trabuco | 92691 MV | 92692 MV | |
|---|---|---|---|---|
| Median sale price | $842,500 | $1,637,250 | $1,330,000 | $1,090,000 |
| Homes for sale | 107 | 127 | 83 | 114 |
| New listings | 142 | 134 | 137 | 165 |
| Median days on market | 40 | 52 | 39 | 47 |
| Sold above list price | 36.8% | 17.3% | 35% | 19.1% |
Speed: more homes went under contract fast
Even with more listings coming in, buyers were moving quickly. The Real Estate Data Aggregator found that in 92688 (Rancho Santa Margarita), 37.6% of homes went under contract within two weeks of listing. That share rose 15.2 points from a year before. In 92691 (Mission Viejo), 39.2% went under contract within two weeks, up 6.7 points. In 92679 (Trabuco Canyon), 30.8% did, up 13.9 points. In 92692 (Mission Viejo), 36.3% did, up 11.1 points. Not every home sold fast. But the share that did grew in all four ZIP codes.
Prices: a mixed picture
Prices did not move the same way in every ZIP. The Real Estate Data Aggregator showed 92679 (Trabuco Canyon) at a median of $1,637,250, up 4.7% from a year before. ZIP 92691 (Mission Viejo) came in at $1,330,000, up 4.5%. ZIP 92688 (Rancho Santa Margarita) dipped 7.1% to $842,500. ZIP 92692 (Mission Viejo) slipped 0.9% to $1,090,000. The Federal Housing Finance Agency reported U.S. house prices rose 2.4% from August 2025 to August 2026. Two of the four local ZIP codes beat that national pace. Two did not.
Sellers: more competition is coming
New listings rose in three of the four ZIP codes. ZIP 92692 (Mission Viejo) led with a 25% jump to 165 new listings. ZIP 92688 (Rancho Santa Margarita) rose 10.9% to 142. ZIP 92691 (Mission Viejo) rose 10.5% to 137. ZIP 92679 (Trabuco Canyon) held unchanged at 134. Realtor.com also noted that price cuts hit 20.8% of listings nationally in September 2026, the highest share since October 2022. That is a signal that some sellers are pricing too high. Getting the price right from day one matters more now.
Supply: still tight, but not the same in every ZIP
Months of supply tells you how long it would take to sell every home on the market at the current pace. The Real Estate Data Aggregator put 92691 (Mission Viejo) at 2.1 months, down 0.3 months from a year before. ZIP 92692 (Mission Viejo) held steady at 2.2 months. ZIP 92688 (Rancho Santa Margarita) rose 0.4 months to 2.9 months. ZIP 92679 (Trabuco Canyon) fell 0.6 months to 3.7 months. All four sit well below the six months that signals a balanced market.
The national backdrop
Nationally, the National Association of Realtors reported existing-home sales reached 3.99 million units in September 2026, up 1.5% from the month before. National inventory rose to 1.60 million homes. Realtor.com reported mortgage rates climbed above 7% for the first time since January 2025. Rates above 7% slow some buyers. In the Local Buy Box, pending sales slipped 2.9% to 506, so that pressure is real here too.
- The Local Buy Box added new listings in the three months ending August 31, 2026. But homes for sale still fell 7.3% to 431, and more than a third of homes in most ZIP codes went under contract within two weeks.
- Sellers face more competition than a year ago.
- Buyers face limited supply.
- One street can read very differently from the whole ZIP code.
- The numbers below are a good starting point, but your block may tell a different story.
Your next step
(949) 300-7245Text me your address and I will send back how your home's street compares with what actually sold in your ZIP code during the three months ending August 31, 2026. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 92688, 92679, 92691 and 92692, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 7, 2026.
- National Association of Realtors: Existing-Home Sales, read Oct 31, 2026
- Federal Housing Finance Agency: FHFA House Price Index® Up 0.3 Percent in August; Up 2.4 Percent from Last Year | FHFA, Oct 27, 2026
- Redfin: U.S. Home-Sale Prices Just Fell for the First Time in 3 Years, Oct 29, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: September 2026 Rental Report: Median Asking Rent Declines at the Slowest Pace in 3 Years, Oct 15, 2026