Porter Ranch median pricing varies meaningfully by tract — buyers comparing 'the Porter Ranch median' at $1.25M miss that Porter Ranch Estates and Westcliffe Skyline are very different markets in the same ZIP code. I'm Brian Cooper, a Porter Ranch REALTOR with eXp Realty. This is the May 2026 median breakdown by tract, with honest context on what's driving each number.
Tract Medians Side-by-Side
Here's the May 2026 single-family median by tract, pulled from closed comps in the prior 90 days. These are point estimates with $30K-$80K margin of variation depending on specific listing characteristics.
| Tract | Median Sale | Median $/SqFt | Median SqFt |
|---|---|---|---|
| Porter Ranch Estates | $1.18M | $520 | 2,270 sqft |
| Pacific Enterprises | $1.22M | $455 | 2,680 sqft |
| KB Home | $1.28M | $470 | 2,720 sqft |
| Bellagio at Porter Ranch | $1.55M | $520 | 2,980 sqft |
| Toll Brothers Renaissance | $1.42M | $485 | 2,930 sqft |
| Toll Brothers Bella Vista | $1.55M | $510 | 3,040 sqft |
| Toll Brothers Hillcrest | $1.62M | $520 | 3,115 sqft |
| Westcliffe Skyline | $2.10M | $540 | 3,890 sqft |
| Ridge Collection | $2.45M | $555 | 4,415 sqft |
Porter Ranch Estates and Pacific Enterprises
Porter Ranch Estates median of $1.18M reflects 2,200-2,300 sqft typical product on 8,500-12,000 sqft lots, much of it 35-45 years old. Per-square-foot at $520 is higher than newer tracts because lot size and location command premium.
Pacific Enterprises at $1.22M median reflects newer product (1990s) with more square footage (2,680 sqft) at lower per-sqft ($455). Both tracts have minimal or no Mello-Roos, which improves the effective carry math relative to newer construction.
Toll Brothers Renaissance Through Hillcrest
Renaissance at $1.42M is the most affordable Toll Brothers entry in May 2026. Bella Vista at $1.55M and Hillcrest at $1.62M reflect newer construction, higher floor plan square footage, and proximity to The Vineyards. Per-square-foot runs $485-$520.
These three tracts carry Mello-Roos of $2,200-$4,200/year, which adds $185-$350/month to the effective carry. Buyers comparing total monthly cost to Pacific Enterprises or Porter Ranch Estates often find the older tracts work out cheaper monthly despite similar headline price.
Westcliffe Skyline and Ridge Collection
Westcliffe Skyline at $2.10M median reflects the ridge community with view corridors and 3,800+ sqft floor plans. Per-square-foot at $540 is the second-highest in Porter Ranch.
Ridge Collection at $2.45M is the newest and most expensive tract. Floor plans run 4,200-6,200 sqft. The view and finish premium relative to Westcliffe Skyline is real but modest — Ridge buyers often see Westcliffe as a value alternative if a specific view lot is available.
Bellagio at Porter Ranch (Gated)
Bellagio at $1.55M median reflects 2000s-era construction with the gated community premium. Per-square-foot at $520 is competitive with Toll Brothers Bella Vista and Hillcrest. HOA dues at $350-$450/month and 24-hour gate staffing are the main differentiators.
Inventory in Bellagio is tight — typically 4-9 active listings at any given time. Days on market run 18-30 days for well-prepared homes.
Condo and Townhome Medians
Condo median in 91326 sits at $720,000 in May 2026 for 2-3 bedroom units 1,200-1,700 sqft. Per-sqft runs $450-$510. HOA dues $350-$550/month.
Townhome median sits at $895,000 for 3-4 bedroom 1,800-2,300 sqft units in newer enclaves. Per-sqft $440-$510. HOA dues $425-$650/month.
What the Medians Don't Show
Tract-level medians smooth across the full range of inventory. Within Westcliffe Skyline, the bottom of the range is $1.78M (mid-tract entry plan) and the top is $3.95M (ridge view custom). Within Porter Ranch Estates, the range runs $920K (small lot, original kitchen) to $1.75M (renovated view home).
For pricing your specific buy or sell, the right comp set is 3-7 closed sales in the last 90 days with the same lot size, square footage band, and view characteristics. Headline medians are useful for orientation, not for offer math.
Year-Over-Year by Tract
Year-over-year median change by tract is uneven. Porter Ranch Estates and Pacific Enterprises are up 4-6% on stable inventory and consistent demand. Toll Brothers Renaissance and Bella Vista are up 1-3% as new construction supply continues. Westcliffe Skyline and Ridge Collection are roughly flat as the top of the market normalizes.
Condo and townhome medians are up 5-8% reflecting tight inventory in attached housing.
Frequently Asked Questions
What's the median sale price in Porter Ranch Estates in May 2026?
Approximately $1.18M with median square footage of 2,270 and per-sqft of $520. Reflects 35-45 year old construction on 8,500-12,000 sqft lots.
What's Toll Brothers Renaissance median in May 2026?
Approximately $1.42M, with median 2,930 sqft and per-sqft of $485. Carries Mello-Roos of $2,800-$4,500/year.
What's the most expensive Porter Ranch tract?
Ridge Collection at $2.45M median, with floor plans 4,200-6,200 sqft. Westcliffe Skyline at $2.10M median is the second-highest tract.
Which Porter Ranch tract has the lowest median price?
Porter Ranch Estates at $1.18M median, followed by Pacific Enterprises at $1.22M. Both offer larger lots than newer construction at lower price points, though older systems require more inspection diligence.
How do Porter Ranch condos compare to single-family?
Condo median in 91326 is $720,000 versus single-family $1.25M overall and $1.18M in the entry-tract Porter Ranch Estates. Townhome median is $895,000.
Are Porter Ranch tract medians up year over year?
Yes, unevenly. Porter Ranch Estates and Pacific Enterprises are up 4-6%. Toll Brothers Renaissance and Bella Vista are up 1-3%. Westcliffe Skyline and Ridge Collection are roughly flat as the top of market normalizes.
