This page is a refreshed register of Wood Ranch closings from the most recent six months — December 2025 through May 2026 in the current snapshot. The structure shows aggregated price bands, square-footage ranges, days on market, and dollar-per-square-foot benchmarks across each sub-tract. The page is refreshed monthly. For specific recently-sold addresses and full sale history, contact me directly or use /search's recently-sold filter. For sellers considering listing, this is the comp baseline the market expects you to be priced against.
How this register works
This page is refreshed monthly with the most recent six months of Wood Ranch closings. The register is structured by sub-tract, price band, and $/sqft — not by individual address — so the page remains useful and accurate as new closings come in.
For specific recently-sold addresses, sale prices, and full property history, contact me directly. I pull from regional MLS sold data and can match comps to a specific subject address.
If you are a seller considering listing, the closings here represent the comp baseline a current buyer's agent (and the appraiser) will reference when evaluating your listing.
Six-month closing summary — December 2025 through May 2026
Total Wood Ranch closings over the six-month window: approximately 82. Median sale price: $1.40M. Median days on market: 22. Median list-to-sale ratio: 98.5%.
The six-month window captures one fall slowdown phase (December-January, 14 closings/month) and one spring acceleration phase (March-May, 16 closings/month). Pricing has been stable to mildly appreciating across the window — no meaningful broad price movement either direction, with sub-tract-specific variance.
Distribution by price band: $850K-$1.0M (about 18% of closings), $1.0M-$1.3M (about 32%), $1.3M-$1.6M (about 25%), $1.6M-$2.0M (about 15%), $2.0M+ (about 10%).
Sub-tract sales summary
Sales activity by sub-tract over the six-month window:
| Sub-Tract | Closings | Median Price | Median $/sqft | Median DOM |
|---|---|---|---|---|
| Sycamore Canyon Village | 22 | $1.02M | $520 | 16 |
| Lake Park Village | 14 | $1.18M | $465 | 21 |
| Long Canyon Village | 16 | $1.28M | $420 | 18 |
| Hidden Canyon | 13 | $1.42M | $445 | 23 |
| The Summit | 8 | $1.48M | $455 | 26 |
| Country Club Estates | 9 | $1.85M | $510 | 31 |
What the six-month data tells us about demand
Wood Ranch absorption is healthy across all sub-tracts. No sub-tract is sitting; even the slowest-moving Country Club Estates is moving in roughly a month on average. There is buyer demand across all price points.
Entry-band Sycamore Canyon Village is the velocity leader. Sixteen-day average DOM and the highest closing volume (22 over the six-month window) reflect strong first-time-buyer and downsizer competition at the $900K-$1.05M band.
Long Canyon Village delivers the best $/sqft value within Wood Ranch. At $420 median $/sqft, the newer 2000s construction is trading below older Wood Ranch product because lots are smaller — but the construction quality and slab type are strong.
Country Club Estates carries the longest DOM. The 31-day average reflects parcel-specific pricing complexity (course-adjacent vs not, custom vs production) and the smaller buyer pool at $1.7M+.
The Summit's $/sqft is mid-range despite view premium. View positions trade higher than the median; interior or lower-street Summit positions trade lower, averaging out near $455.
$/sqft trends across the six-month window
Aggregate $/sqft across Wood Ranch: $465 (median across all 82 closings). One year ago (May 2025): $452. Year-over-year: +2.9 percent on $/sqft.
By tract, year-over-year $/sqft movement: Sycamore Canyon Village +3.5%, Lake Park Village +2.6%, Long Canyon Village +2.1%, Hidden Canyon +3.1%, The Summit +1.8%, Country Club Estates +3.0%.
Wood Ranch broadly appreciated in line with the Simi Valley west-side at approximately 3 percent over the trailing twelve months. This is healthy, sustainable appreciation — not the 2021-2022 frenzy, not a correction.
List-to-sale ratios — what they signal
Median list-to-sale ratio across the six-month window: 98.5%. This is a healthy seller's market metric — buyers are paying close to ask but not consistently above.
By sub-tract: Sycamore Canyon Village 100.5% (above list, multiple offers common at entry band), Lake Park Village 98.7%, Long Canyon Village 99.0%, Hidden Canyon 98.2%, The Summit 97.6%, Country Club Estates 97.0%.
The pattern is consistent across markets — lower price bands trade closer to or above list, higher price bands trade below list with parcel-specific pricing variance. A Country Club Estates list price often includes a built-in negotiation buffer; a Sycamore Canyon Village list price typically does not.
Why this matters for sellers thinking of listing
If you are considering listing a Wood Ranch home in the next 90 days, the closings here are the comp baseline. The appraiser and the buyer's agent will reference these closings to evaluate your list price. Misalignment between your list price and the recent comps results in extended days on market and eventual price reduction.
The 90-day current comp window is what matters most. The closings in the most recent 60-90 days carry the strongest weight; closings six months back are still relevant but increasingly historical.
Your specific sub-tract median is more relevant than the master-plan median. Use the sub-tract row in the summary table above as your baseline; adjust up or down based on your specific property's square footage, lot type, view, updates, and condition.
Days-on-market expectations should be set by the sub-tract median. A Sycamore Canyon Village listing should move in 14-20 days; a Country Club Estates listing should move in 25-40 days. Anything beyond those windows signals pricing or presentation issues.
What sellers commonly get wrong
Anchoring to peak 2022 comps. Some sellers reference their 2022 valuation as the starting point for current pricing. The 2022 peak is approximately 4-8 percent above current values in most Wood Ranch sub-tracts. Anchoring to 2022 produces a 30-60 day market sit followed by reduction.
Over-investing in renovation pre-list. A $40,000 kitchen remodel rarely returns $40,000 at sale in Wood Ranch unless the kitchen was a deal-breaker before. Targeted refresh (paint, flooring, lighting, hardware) returns better dollar-for-dollar than major remodel.
Under-investing in presentation. Professional photography, staging on key rooms, and pre-listing inspection cost $3,000-$8,000 collectively and consistently shorten DOM by 5-15 days and increase list-to-sale ratio by 1-2 percent.
Ignoring sub-tract dynamics. Pricing your Hidden Canyon home against Country Club Estates comps (or vice versa) doesn't work. The sub-tract matters more than the master-plan-wide median.
What buyers commonly get wrong
Assuming Wood Ranch is overpriced. At $465 median $/sqft, Wood Ranch is in line with comparable west-Simi master-planned product. It is not a price-inflated market.
Skipping the HOA disclosure read. The two-layer HOA structure and the reserve study health are real variables that affect total carry. Read the package; do not skip it.
Treating all course-adjacent the same. Course-frontage vs view-of-course is a meaningful distinction. The premium varies and parcel-specific evaluation matters.
Underestimating insurance variance. Wildfire zone mapping affects premium meaningfully. Confirm with your carrier before contingency removal.
Refresh cadence and what changes month-to-month
I refresh this register on a monthly cadence, typically in the first week of the calendar month. The refresh rolls the window forward by one month — the oldest month drops off, the newest month is added.
Major sub-tract dynamics shift slowly. Month-to-month changes in median price or DOM are usually within noise; meaningful trend changes show up over rolling 6-9 month windows.
If you want a deeper, address-level recently-sold report on a specific Wood Ranch sub-tract or street, contact me directly. I can run pulls down to the parcel level.
How this register pairs with the active inventory snapshot
This recently-sold register pairs with the active inventory snapshot at /wood-ranch-new-listings-this-week. The two pages together provide the full picture: what is for sale right now, and what has sold in the last six months at what prices.
For buyers, the recently-sold register shows what is realistic to expect on a purchase — pricing, time-on-market, list-to-sale ratios. For sellers, the recently-sold register is the comp baseline a buyer's agent will reference when evaluating your listing.
For both, contact me directly if you want curated, address-level work matched to a specific subject property.
How appraisers use this comp data
When a Wood Ranch buyer's lender orders an appraisal, the appraiser pulls sold comps from the local MLS using a defined methodology. Comp selection typically prioritizes: same sub-tract first, then nearby Wood Ranch sub-tracts, then comparable Simi Valley product. Closings within 90 days carry the most weight; closings within 6 months are acceptable; closings older than 6 months require adjustment.
Square footage, bedroom count, lot size, year built, condition, view position, and number of garage bays all factor into adjustments. The appraiser also adjusts for sale concessions, days on market, and the general trend of the market over the comp window.
Appraisal comes in low: the buyer either brings additional cash to close, the seller reduces price to the appraised value, or the parties split the difference. Most Wood Ranch transactions appraise at or above contract price in May 2026 conditions, but well-priced offers near or above the sub-tract comp median ceiling can encounter low appraisals.
If you're listing, pre-listing CMA work that mirrors the appraiser's methodology reduces the risk of an appraisal coming in low after offer acceptance. If you're buying, understand that an aggressive offer above comp ceiling may require cash to bridge an appraisal gap.
Why the Wood Ranch comp data is more reliable than master-plan medians
Real estate analytics often cite 'master-planned community median price' as a single number for places like Wood Ranch. The challenge with that framing is that Wood Ranch's six sub-tracts have meaningfully different price points, lot characteristics, and buyer pools. A single master-plan median obscures more than it reveals.
The sub-tract-specific comp table earlier on this page tells a clearer story. Sycamore Canyon Village at $1.02M median is a different market from Country Club Estates at $1.85M median. A homeowner pricing their Sycamore Canyon Village home against the $1.40M master-plan median would be roughly 35 percent above where the comps actually support.
Use the sub-tract row, not the master-plan row, for any pricing decision. The master-plan median is interesting context for broader market discussion but is not actionable for property-specific pricing.
This is also why aggregated Zestimate-style automated valuations often miss on Wood Ranch property — the automated models don't always distinguish well between sub-tracts within the same master plan, even though the price differential between sub-tracts is real and significant.
Tracking month-over-month trends across the six-month register
Within the six-month window, month-by-month dynamics tell a more granular story than the six-month aggregate. December 2025: 13 closings, median $1.36M, median DOM 26. January 2026: 12 closings, median $1.38M, median DOM 24. February 2026: 14 closings, median $1.41M, median DOM 22. March 2026: 16 closings, median $1.42M, median DOM 20. April 2026: 13 closings, median $1.40M, median DOM 21. May 2026 (through refresh): 14 closings, median $1.42M, median DOM 22.
The pattern: closings climbed through the spring, median price drifted modestly higher, days on market shortened slightly. This is normal seasonal pattern, not a structural shift.
Year-over-year same-month comparison gives the cleanest read on actual market trend. May 2026 vs May 2025: median price +3.0%, closings +2 (relatively flat), DOM stable. The market is appreciating modestly with stable transaction velocity.
Price-band absorption analysis
Absorption rate — the ratio of closings to active inventory at any point in time — tells a sharper story than median price alone. Within the six-month window, Wood Ranch absorption by price band:
$850K-$1.05M (entry attached + small-lot detached): Approximately 18 closings against typical active inventory of 2-3 listings. Monthly absorption rate of 1.0-1.5 (very fast turnover). This price band is consistently the velocity leader.
$1.05M-$1.30M (mid-band detached): Approximately 22 closings against typical active inventory of 3-4 listings. Monthly absorption rate of 0.9-1.2. Strong absorption.
$1.30M-$1.55M (Hidden Canyon, Long Canyon Village, lower Summit): Approximately 18 closings against typical active inventory of 3-4 listings. Monthly absorption rate of 0.75-1.0. Healthy absorption.
$1.55M-$1.85M (upper Hidden Canyon, Summit, lower Country Club Estates): Approximately 12 closings against typical active inventory of 2-3 listings. Monthly absorption rate of 0.65-0.85.
$1.85M+ (Country Club Estates premium, custom): Approximately 12 closings against typical active inventory of 1-2 listings. Monthly absorption rate of 0.65-0.85; smaller transaction counts make month-to-month variance higher.
What sellers can take from the six-month data
If you are a Wood Ranch seller planning to list in the next 60-90 days, the six-month closing data supports several concrete tactical conclusions:
Price within 2-3 percent of sub-tract comp median. Listings priced within that band move quickly and tend to net within 1-2 percent of list. Listings priced 5+ percent above sub-tract median sit through one or two cycles before reduction.
Invest in pre-listing inspection. A pre-listing inspection costs $400-$800 and consistently shortens negotiation cycles by 5-10 days and reduces re-trade demands. The math works on every Wood Ranch listing.
Professional photography is non-negotiable. Wood Ranch buyers are comparison-shopping multiple listings. Professional photos do not need to be exceptional, but they cannot be amateur. Budget $400-$700.
Have HOA disclosure package ready on day one. Sub-association documents, reserve study, budget, CC&Rs, last 12 months of minutes. Buyers' offers move faster when they can complete due diligence on day one rather than waiting on documents.
Pre-list any items the inspection will flag. Roof underlayment age, HVAC age, pool equipment age, slab type confirmation. If the answer is acceptable, pre-disclose it; if the answer is concerning, consider repair before listing.
What buyers can take from the six-month data
If you are a Wood Ranch buyer planning to write offers in the next 60-90 days, the closing data supports several concrete tactical conclusions:
Sub-tract-specific comp work matters. Do not anchor offer pricing to the master-plan-wide median. Use the sub-tract row in the comp table above as the starting reference, then adjust for your specific subject property.
Time-on-market is signal. A Wood Ranch listing under 14 days is at-or-near list pricing; expect to write at or near list. A listing past 30 days without reduction has a pricing or presentation issue; expect to write 3-6 percent below list with thoughtful framing.
Multiple-offer competition is real at the entry band. Sycamore Canyon Village attached and small-lot detached under $1.0M draw multiple offers consistently. Be prepared to write near or slightly above list within 48-72 hours of new listings.
Parcel-specific evaluation matters more at the upper bands. Country Club Estates, The Summit view positions, and course-adjacent product require parcel-specific comp work — there is no master median that captures the view, frontage, or gate premiums.
Inspection items are predictable by sub-tract era. 1990s Wood Ranch homes (Country Club Estates phases 1-2, Sycamore Canyon Village, Lake Park Village) have roof underlayment hitting end-of-life. 2000s Wood Ranch homes (Long Canyon Village, later phases) have post-tension slabs but may have pool equipment at replacement age. Plan accordingly.
Frequently Asked Questions
How many homes sold in Wood Ranch in the last six months?
Approximately 82 closings across all Wood Ranch sub-tracts in the most recent six-month window (December 2025 through May 2026).
What is the median sale price in Wood Ranch?
Median sale price across the most recent six months is approximately $1.40M. Median price per square foot is $465.
Which Wood Ranch sub-tract sells fastest?
Sycamore Canyon Village leads with a median 16-day DOM, reflecting strong entry-band buyer demand at the $900K-$1.05M price point.
How much have Wood Ranch home prices appreciated year-over-year?
Approximately +2.9% on price per square foot over the trailing twelve months. By sub-tract, the range is roughly +1.8% (The Summit) to +3.5% (Sycamore Canyon Village).
What is the list-to-sale ratio in Wood Ranch?
Median list-to-sale across the six-month window is 98.5%. Entry-band Sycamore Canyon Village runs above list (100.5% median) due to multiple-offer competition; upper-band Country Club Estates runs at 97.0% reflecting parcel-specific negotiation buffer.
Where can I see specific recently-sold addresses in Wood Ranch?
Contact me directly for address-level recently-sold data, or use the /search recently-sold filter. This page is a structured aggregate refreshed monthly.
Is Wood Ranch appreciating or depreciating in 2026?
Modest, healthy appreciation — approximately +2.9% year-over-year. This is sustainable appreciation, not a correction and not a frenzy.
What's the right way to price a Wood Ranch home for listing in 2026?
Price against the most recent 60-90 days of sub-tract-specific comps. Anchoring to 2022 peak comps results in extended DOM and reduction. Use the sub-tract median as a baseline and adjust for property-specific features.
