This is the Porter Ranch Q2 2026 quarterly market data page - May 2026 snapshot of price, days on market, list-to-sale, inventory, and closed sales, broken out by sub-neighborhood and price band. I am Brian Cooper, REALTOR at eXp Realty (DRE# 01434286). Porter Ranch is the master-planned hillside community at the north end of the San Fernando Valley, defined by the Toll Brothers Westcliffe and Bluffs developments and the older 1980s-90s Porter Ranch Estates tracts. ZIP 91326. New-construction inventory at Westcliffe runs its own dynamics alongside the resale market.
Headline numbers (Q2 2026)
May 2026 snapshot for the Porter Ranch detached single-family market. Pulled from Combined LA County MLS on the first business day of the month. ZIP 91326. Single-family detached only; condos and townhomes are tracked separately. Toll Brothers new construction at Westcliffe and The Bluffs is included in the median but flagged in the sub-area breakdown - new-construction DOM understates true builder carry time.
The $1.25M median is up 3.8% year-over-year - tracking the broader northwest San Fernando Valley appreciation. DOM at 23 days and LTS at 99.0% put Porter Ranch in a tight seller's market. Inventory is up 22% year-over-year but absorption stays brisk through Q2, particularly in the Renaissance and Sorrento Pointe established communities.
| Metric | May 2026 value | vs May 2025 |
|---|---|---|
| Median sale price (SFR) | $1,250,000 | +3.8% |
| Median days on market | 23 | +3 days |
| List-to-sale ratio | 99.0% | -0.4 pts |
| Active inventory (SFR) | 122 | +22% |
| Closed sales (trailing 90 days) | 246 | +6% |
| Months of supply | 1.5 | +0.3 |
| New listings (May) | 128 | +10% |
| Price per sqft (median) | $528 | +3.0% |
Inventory and supply
Active inventory in Porter Ranch is 122 detached homes at the May snapshot, up 22% year-over-year. The increase is concentrated in two areas: Westcliffe new construction (Toll Brothers releasing in phased batches), and the $1.4M-$1.8M Sorrento Pointe and Porter Ranch Estates resale band. Older 1980s-90s inventory below $1.1M is barely changed. Months of supply runs 1.5 - tight seller's market.
Above $1.8M, supply runs roughly 3 months - moderate. The Westcliffe-by-Toll-Brothers ultra-luxury phases ($2.5M+) are sitting longer than the lower-priced phases - 5-7 months of supply for the largest plans. The Bluffs at Porter Ranch new-construction phases ($1.4M-$2.2M typical) are absorbing faster, with active builder incentive structures.
New listings in May totaled 128, up 10% from May 2025. LAUSD school calendar drives Q2 buyer urgency in the family-buyer tier. Porter Ranch Community School and Castlebay Lane Charter are the in-boundary anchors. Granada Hills Charter High serves as a magnet pull for some Porter Ranch families and adds to school-driven buyer demand.
Days on market trend
23-day median DOM is three days slower than May 2025. Porter Ranch DOM follows the broader San Fernando Valley curve. Toll Brothers new-construction phases run their own DOM clock - the MLS-reported DOM starts when each home is released, which understates the builder's true carry time on the inventory.
By price band: under $1M is moving in 18 days. $1.1M-$1.4M at 22 days. $1.5M-$1.9M at 30 days. Above $2.2M, DOM extends to 50+ days. Westcliffe ultra-luxury ($2.5M+) listings typically run 60-90 days. The Bluffs new-construction phases vary widely based on builder release timing and incentive packages.
| Price band | Median DOM | Sample size (90 days) |
|---|---|---|
| Under $1.0M | 18 | 42 |
| $1.0M - $1.2M | 21 | 62 |
| $1.2M - $1.5M | 24 | 68 |
| $1.5M - $1.9M | 32 | 42 |
| $1.9M - $2.5M | 48 | 20 |
| $2.5M+ | 78 | 12 |
By-neighborhood breakdown
Porter Ranch divides into several distinct sub-areas. Westcliffe (Toll Brothers, gated, new construction since 2020) carries the highest median at $2.45M reflecting the largest plans and full-amenity gate. The Bluffs (Toll Brothers, hillside views, mix of resale and ongoing phased construction) at $1.85M. Renaissance (master-planned 2000s construction) at $1.55M. Sorrento Pointe at $1.42M. Porter Ranch Estates (1980s-90s hillside tracts) at $1.18M. Older central Porter Ranch in the high 900Ks.
The new-construction vs resale distinction matters. Westcliffe and Bluffs current-phase builds compete with comparable resales in the same band. Builder incentive packages (rate buy-downs, closing cost credits, design center credits) shift the effective net price even when headline price is similar. Run the side-by-side math before deciding.
| Sub-area | Median price | Median DOM | Active |
|---|---|---|---|
| Westcliffe at Porter Ranch | $2,450,000 | 62 | 18 |
| The Bluffs at Porter Ranch | $1,850,000 | 42 | 16 |
| Renaissance | $1,550,000 | 26 | 14 |
| Sorrento Pointe | $1,420,000 | 25 | 12 |
| Porter Ranch Estates | $1,180,000 | 22 | 20 |
| Lockford / Pinetree | $1,080,000 | 20 | 16 |
| Central Porter Ranch | $985,000 | 18 | 16 |
By-price-band breakdown
The $1.0M-$1.5M bands together represent 60% of trailing-90-day closings. That is the family-buyer heart of the Porter Ranch market - Sorrento Pointe, Porter Ranch Estates, Renaissance, and the older central tracts. Above $1.9M is a smaller slice anchored in Westcliffe and The Bluffs new and resale. Below $1M is mostly older central Porter Ranch inventory.
Buyers in the $1.9M+ band have some leverage - LTS at that level runs 97-98%. Westcliffe ultra-luxury LTS runs even lower with builder incentive structures factored in. Sellers under $1.3M are in the strongest position; well-presented Renaissance and Sorrento Pointe homes routinely see multiple offers in 14-21 days.
| Price band | Closings (90d) | % of total | Median LTS |
|---|---|---|---|
| Under $1.0M | 42 | 17.1% | 99.4% |
| $1.0M - $1.2M | 62 | 25.2% | 99.2% |
| $1.2M - $1.5M | 68 | 27.6% | 98.8% |
| $1.5M - $1.9M | 42 | 17.1% | 98.2% |
| $1.9M - $2.5M | 20 | 8.1% | 97.4% |
| $2.5M+ | 12 | 4.9% | 96.2% |
Buyer takeaway
For Porter Ranch buyers in Q2 2026, the playbook is band-specific and new-vs-resale-specific. Under $1.2M: tight competitive market, clean pre-approval, ready to decide quickly. $1.2M-$1.6M: balanced; full inspection and reasonable credits. New construction at Westcliffe or Bluffs: run side-by-side total carry vs comparable resale before committing. Builder incentives shift the math materially. $2M+: real buyer leverage and time to evaluate.
School boundary verification matters. Porter Ranch Community School and Castlebay Lane Charter are the in-boundary anchors. Granada Hills Charter High is a magnet/charter that draws from a wider boundary - verify the magnet enrollment process on the GHCHS site if that is part of your search criteria. Public-data amenity analysis only.
Seller takeaway
Sellers in Porter Ranch under $1.5M face a strong market through Q2. List in May-June for peak buyer attention. $1.5M-$1.9M is more competitive with Bluffs and Renaissance resales overlapping. Above $2M and in Westcliffe: plan for 50-90 day DOM. The competition with active Toll Brothers builder inventory is real - your differentiation needs to be on lot quality, view, established landscaping, or structural upgrades the new construction does not have.
Price-reduced Porter Ranch listings sold for 96.0% of original list on average in May. Pre-listing inspection, cosmetic refresh, and professional photography are baseline. Drone and twilight photography matter especially in The Bluffs and Westcliffe where view is part of the product.
How this data is compiled
Source: Combined LA County MLS, pulled on the first business day of each month. Geographic scope is the Porter Ranch community within the City of Los Angeles, ZIP 91326. Single-family detached only. Toll Brothers new-construction at Westcliffe and Bluffs included in the totals with new-construction flag in MLS. Builder-MLS DOM understates true builder inventory carry time.
Methodology: medians across closed transactions in the snapshot month. DOM is median across trailing 90 days. LTS is original-list to final-sale (for builder closings this reflects the contract sale price, not the effective post-incentive net). Active inventory is point-in-time on the first of the month.
Custom comp pulls for specific Westcliffe phases, Bluffs floor plans, Renaissance sub-tracts, or magnet-school boundary verification available on request. The /data-room archive carries monthly snapshots back to 2024.
Frequently Asked Questions
What is the median home price in Porter Ranch as of May 2026?
The May 2026 median single-family sale price in Porter Ranch is $1,250,000, up 3.8% year-over-year. Pulled from Combined LA County MLS, detached only. Sub-area medians range from $985K (central Porter Ranch) to $2.45M (Westcliffe Toll Brothers new construction). Renaissance and Sorrento Pointe anchor the move-up tier at $1.4M-$1.55M.
How fast are Porter Ranch homes selling?
Median DOM in May 2026 is 23 days citywide. Under $1M moves in 18 days, $1.0M-$1.4M in 21-24 days, $1.9M+ in 48+ days. Toll Brothers new construction at Westcliffe runs its own DOM clock - MLS DOM starts at each phase release, which understates true builder carry. Q2 is the highest-velocity window of the year.
What is Westcliffe at Porter Ranch?
Westcliffe at Porter Ranch is the Toll Brothers gated community on the northwest hillside, built in phases since 2020. Multiple plan options from approximately 3,500 to 6,500+ square feet, lot sizes ranging from 8,000 to 20,000+ sqft. May 2026 median is $2.45M with 62-day median DOM. Active builder incentives include rate buy-downs, closing cost credits, and design center credits.
Should I buy new construction or resale in Porter Ranch?
Both are viable. New Toll Brothers Westcliffe or Bluffs gives you current code, builder warranties, design center selections, and lender incentives. Comparable Renaissance or Sorrento Pointe resales typically run $100K-$200K under builder pricing for similar square footage, with established landscaping and mature trees. Walk both, run side-by-side carry, and decide on lifestyle fit.
Is Porter Ranch a buyer's or seller's market right now?
Citywide Porter Ranch is a tight seller's market - 1.5 months of supply, 99.0% list-to-sale, 23-day DOM. Under $1.5M is the strongest seller's tier. Above $1.9M shifts toward more balance and Westcliffe ultra-luxury ($2.5M+) sits at 5-7 months of supply with builder incentive structures factored in.
What schools serve Porter Ranch?
LAUSD - Porter Ranch Community School (K-8) and Castlebay Lane Charter are the primary in-boundary elementary/middle schools. Granada Hills Charter High serves as a magnet/charter that many Porter Ranch families attend (separate enrollment process). Verify boundary on the LAUSD site and magnet enrollment on the GHCHS site for any specific address. Public-data amenity analysis.
Where does this Porter Ranch data come from?
Combined LA County MLS, pulled on the first business day of each month. Geographic scope is the Porter Ranch community within the City of Los Angeles, ZIP 91326. Single-family detached only. New-construction flagged in MLS but included in citywide totals. Same methodology quarter to quarter.
