Renaissance at Porter Ranch — the Toll Brothers flagship community that began closing in 2018 — has produced enough resale comps by 2026 to draw real conclusions about what new-build owners actually recover when they sell. I'm Brian Cooper, a Porter Ranch REALTOR with eXp Realty. This analysis covers Renaissance closings over the last twelve months, the design-option recovery math, how Mello-Roos affects buyer behavior, and where pricing tightens and loosens.
Renaissance Inventory and History
Renaissance is Toll Brothers' largest Porter Ranch community, with phased closings beginning in 2018 and continuing through 2025. Homes range 2,800-4,800 square feet on 5,500-8,500 square foot lots, with 4-6 bedrooms across single- and two-story plans.
There are roughly 400 homes total across Renaissance phases. Annual turnover is currently 3-5%, low because the community is still aging out of original-owner tenure. Expect resale supply to increase steadily through 2027-2028 as more first-wave owners hit 7+ year hold periods.
Trailing Twelve-Month Comp Summary
From June 2025 through May 2026, closed Renaissance resales show a median sale price of $1.78M, median $/sqft of $612, and median 31 days on market. The 25th percentile sat near $1.55M and the 75th near $2.08M.
Sale-to-list ratio averaged 97.8% — meaningfully lower than the 91326 average of 99.1%. Renaissance buyers tend to negotiate harder because they have a clear option to buy new from Toll Brothers' active phases as an alternative.
| Metric | Renaissance T12M | 91326 Overall T12M |
|---|---|---|
| Median sale | $1.78M | $1.25M |
| Median $/sqft | $612 | $528 |
| Median DOM | 31 | 23 |
| Sale-to-list | 97.8% | 99.1% |
| P75 sale | $2.08M | $1.55M |
| P25 sale | $1.55M | $1.05M |
Design-Option Recovery Math
The most interesting Renaissance data point is design-option recovery. Original owners who spent $120,000-$180,000 at the Toll design center and held 4+ years recovered 65-85% of those upgrade dollars at resale on average — much better than typical resale renovation math.
The reason: design choices made during construction integrate seamlessly with the home (no demolition, no patch lines), and resale buyers credit the work as 'original to the build' rather than 'updated later.' Hardwood floors, kitchen upgrades, and structural extensions recovered best.
Mello-Roos Impact on Renaissance Resale
Renaissance carries Mello-Roos in the $2,800-$4,400/year range depending on phase. Buyers translate that into roughly $40,000-$65,000 of present-value drag on price, which shows up as a 1.5-3% reduction versus comparable non-Mello-Roos homes.
That drag does not disappear over time — Mello-Roos bonds typically run 30-40 years from issuance. Phase 1 Renaissance buyers will carry their Mello-Roos through roughly 2048-2058. Buyers comparing Renaissance to older Porter Ranch tracts should model the lifetime Mello-Roos cost into their decision.
Best-Performing Renaissance Comps
Top performers shared a clear pattern: heavily customized at design center, single-story or low-step floor plans, view corridor or interior cul-de-sac, fully landscaped backyard with patio or California room. These homes closed at $660-$720/sqft, $50-$110 above Renaissance median.
Solar-owned (not leased) added $25,000-$45,000 to comp value. EV-ready garages with installed Level 2 chargers added $4,000-$8,000. Smart-home integration showed no measurable comp impact — buyers expect it at this price tier.
Where Renaissance Pricing Goes Soft
Standard-finish Renaissance homes (no significant design-center upgrades, builder-base flooring, base cabinet package) take a $80,000-$140,000 hit versus customized comps of the same plan and size. The penalty is largest on plans 3,500 sqft and up.
Perimeter lots facing community walls or major streets take an additional $35,000-$65,000 discount. Lots backing to other homes' two-story walls (line-of-sight privacy issues) lose $20,000-$40,000 as well.
How Renaissance Resales Compete with New Builds
Renaissance resales compete directly with Toll Brothers' newer Porter Ranch communities (Westcliffe, Bella Vista, Hillcrest, Ridge). Buyers comparing typically see resales as 'get the upgrades for less' but pay 1.5-3% Mello-Roos drag. New builds offer current architectural trends but require design-center spend.
The crossover point: buyers who would have spent $130,000+ in design options on a new build often find better value in a Renaissance resale where someone else already paid for the upgrades. Buyers planning a standard-finish new build do better buying new and avoiding Mello-Roos comparison.
Forecast for Renaissance Through End of 2026
I expect Renaissance median $/sqft to hold in the $595-$630 range through year-end. Inventory will increase modestly in Q3-Q4 as more 2019-2020 buyers hit 6+ year holds. Days on market may extend to 35-45 by Q4 as buyer pool widens but selectivity increases.
Renaissance is more rate-sensitive than older Porter Ranch tracts because the higher absolute price points push more buyers toward jumbo financing. Any 50 basis-point rise in jumbo rates would meaningfully extend Renaissance DOM.
Frequently Asked Questions
What is the median price for Renaissance Porter Ranch resales in 2026?
Trailing twelve months ending May 2026, Renaissance resales closed at a median $1.78M with median $/sqft of $612 and median DOM of 31 days. The 25th percentile sat near $1.55M and the 75th near $2.08M, reflecting the wide spread between standard-finish and heavily customized homes.
Do Renaissance design-center upgrades recover at resale?
Yes, much better than typical post-purchase renovation. Original owners who spent $120,000-$180,000 at the Toll design center recovered 65-85% of those upgrade dollars at resale after 4+ year holds. Structural options (extra bedroom, extended garage, California room) and durable finishes (hardwood, quartz, custom cabinets) recovered best.
How much Mello-Roos does Renaissance carry and does it affect resale?
Renaissance carries Mello-Roos in the $2,800-$4,400/year range depending on phase. This translates into roughly a 1.5-3% drag on resale price versus comparable non-Mello-Roos Porter Ranch homes. Mello-Roos bonds typically run 30-40 years from issuance, so the cost persists through the entire ownership horizon for current buyers.
Why are Renaissance sale-to-list ratios lower than the 91326 average?
Renaissance buyers have an obvious alternative — buying new from Toll Brothers' active communities. That competing option gives buyers stronger negotiation leverage on resales, which compresses sale-to-list to roughly 97.8% versus the 91326 average of 99.1%. Sellers who price tight to comp value rather than aspirational sell faster.
Are Renaissance homes a good investment compared to other Porter Ranch tracts?
Renaissance has produced solid absolute appreciation from 2018-2026, but Mello-Roos and HOA costs reduce net carry returns versus older Porter Ranch tracts without those assessments. The comparison depends on hold period and use case. Owner-occupants value the new-build floor plans and finishes; pure investors often prefer older tracts with no special assessments.
Should I buy a Renaissance resale or a new Toll Brothers Porter Ranch home?
If you would spend $130,000+ on design-center options anyway, a Renaissance resale typically delivers better value because someone else already paid for the upgrades. If you would buy a standard-finish new build, going directly to Toll Brothers avoids Mello-Roos comparison drag and locks in builder warranty. The math turns on your customization plans.
What is the typical HOA at Renaissance Porter Ranch?
Renaissance HOA dues run $215-$285/month covering common-area landscaping, perimeter maintenance, and community amenities (varies by phase). Confirm exact dues and amenity inclusions during your HOA document review. Some phases include access to the Vineyards-area amenity that others do not.
