Where things stand: the Rossmoor median is +6.3% from a year ago and has compounded about +4.6% a year over five years and +7.1% a year over ten. With 1.1 months of supply and 37 active listings (52 a year earlier), it is still a seller's market by the numbers. Orange County as a whole is +0.6% year over year. The statewide forecast from the California Association of Realtors calls for 2026 prices up 3.6% and sales up 2%, on mortgage rates easing toward 6%. Nobody can promise Rossmoor will track that, and small markets never move in a straight line, but the local supply picture is the part that doesn't change: 3,430 homes and no new ones.
The trend so far
| Period | Median sale price | Change to now | Per sq ft | Change to now |
|---|---|---|---|---|
| Now Jul–Sep 2026 | $1,749,167 | – | $853 | – |
| 1 year earlier Jul–Sep 2025 | $1,645,000 | +6.3% | $772 | +10.5% |
| 3 years earlier Jul–Sep 2023 | $1,470,000 | +19.0% | $708 | +20.6% |
| 5 years earlier Jul–Sep 2021 | $1,400,000 | +24.9% | $634 | +34.5% |
| 10 years earlier Jul–Sep 2016 | $879,000 | +99.0% | $443 | +92.6% |
Three-month medians. Compound annual growth: +6.0% over 3 years, +4.6% over 5, +7.1% over 10. Source: Redfin Data Center.
Supply and demand today
Rossmoor, Jul–Sep 2026. Source: Redfin Data Center.
What the forecasters say
The California Association of Realtors' 2026 forecast (released September 17, 2025) expects, statewide: existing single-family sales up 2.0% to 274,400; the median price up 3.6% to $905,000; the average 30-year fixed rate easing from 6.6% in 2025 to about 6.0%; active listings up nearly 10%; and housing affordability improving slightly, to 18% of households able to afford a median-priced home. Its chief economist named trade tensions, the home insurance crisis and a possible stock-market bubble as the risks.
Orange County's own median is +0.6% year over year by Redfin's count, so the county has been running close to that forecast pace. Rossmoor is a smaller, higher-priced slice of that market, and its medians swing more from quarter to quarter.
What is particular to Rossmoor
- Fixed supply. Rossmoor's 13 subdivision maps were filed between 1956 and 1960. There is no land left; new construction here means a teardown on an existing lot. Every year the share of rebuilt and expanded homes grows, which lifts the per-square-foot median and widens the gap between original and rebuilt homes.
- Low turnover. Roughly 3% of homes change hands in a year. Many sellers are long-time owners with low property-tax bases, which keeps inventory thin even when prices are high.
- Schools and the wall. Four of Los Alamitos Unified's six elementary schools sit inside Rossmoor. As long as that holds, family demand holds.
- Interest rates. At $1.7M, every half-point move in mortgage rates changes a buyer's payment by hundreds of dollars a month, so rate direction matters more here than in cheaper markets.
Four scenarios for the next 12 months
| If the next 12 months bring... | Rossmoor median would be about | Change |
|---|---|---|
| Statewide forecast pace (C.A.R., +3.6% for 2026) | $1,812,137 | +3.6% |
| Flat | $1,749,167 | +0.0% |
| Soft year (-5%) | $1,661,709 | −5.0% |
| Strong year (+8%) | $1,889,100 | +8.0% |
Arithmetic on today's median ($1,749,167, Jul–Sep 2026), not a prediction. Small markets move more than the state average in both directions; a few large sales can swing a three-month median by 5% or more.
What Eunice watches
- Months of supply. Below 3, expect multiple offers on well-priced homes. Above 5, buyers can negotiate.
- New listings vs sales, month by month (the chart on the recent sales page).
- Price cuts. When the share of listings with a cut climbs past a third, sellers are ahead of buyers.
- Mortgage rates and, for 2026, whether the easing C.A.R. expects actually arrives.
If you're thinking about selling in the next year, the useful question isn't "will prices go up?" but "what will my home sell for in the market we have?" That's a conversation, not a chart: ask for a free valuation.
Talk to Eunice about a home in Rossmoor
Call or text (562) 714-1565, email hello@homesbyeunice.com, or start online.
Questions people ask
Will Rossmoor home prices go up in 2026?
No one can promise it. The statewide forecast is for prices up about 3.6%; Rossmoor's median is +6.3% year over year with 1.1 months of supply. The scenario table on this page shows what different outcomes would mean in dollars.
Is Rossmoor a buyer's or seller's market?
By the numbers it is still a seller's market by the numbers: 1.1 months of supply, 34.5% of homes sold above list and a median 99.0% sale-to-list ratio in Jul–Sep 2026.
Is it a good time to sell in Rossmoor?
Late winter and spring usually bring the most buyers; the seasonality table on the recent-sales page shows which closing months have brought the highest sale-to-list ratios. The bigger lever is preparation and pricing, which Eunice will walk you through.
Where do these forecasts come from?
The California Association of Realtors (C.A.R.) publishes a statewide forecast each autumn; the local figures are Redfin Data Center readings. Eunice reports them; she doesn't make her own predictions.