Closed Sales — Detached
19
↓ -2 vs prior yr (-9.5%)
About Robinson Ranch / Trabuco Highlands
Robinson Ranch and Trabuco Highlands form one of South Orange County's most quietly sought-after residential communities — a collection of approximately 1,236 single-family homes tucked into the foothills of Trabuco Canyon above Trabuco Creek Road. Though the two neighborhoods carry distinct MLS area designations, residents, agents, and buyers have long treated them as a single community. Homes were built primarily between 1983 and 1999 across 12 distinct tracts, ranging from entry-level three-bedroom plans near 1,000 square feet to spacious estate-style homes exceeding 4,000 square feet.
The community's character is defined by its setting. Open-space trails wind through and around the development, connecting to the Bell View trail system — including the trail to Bell Peak, which leads to a hilltop American flag that has become a neighborhood landmark. The hillside positioning means a meaningful portion of homes carry elevated canyon, hill, or tree-line views, a feature that drives notable pricing variation across tracts. Pool homes represent roughly 22% of the housing stock and command a measurable premium over comparable non-pool homes.
Robinson Ranch spans 12 subdivisions that vary considerably in elevation, lot size, and price range. Higher-elevation tracts such as Trabuco Promontory and Trabuco Ridge have consistently commanded the community's top prices, while entry-level tracts like Trabuco Homestead and Fieldstone Classics trade toward the lower end of the range. This spread within a single ZIP code makes hyper-local expertise critical for both buyers and sellers.
The area is served by two school districts depending on the specific tract. Capistrano Unified School District serves portions of the community; Saddleback Valley Unified serves others. Prospective buyers should verify district assignment for any specific address.
Quick Facts
- Total Homes~1,236
- Subdivisions12 tracts
- Built1983 – 1999
- GatedNo — open access
- StyleTraditional / Mediterranean
- CityTrabuco Canyon
- ZIP Code92679
- School DistrictsCapistrano Unified & Saddleback Valley Unified
Community Amenities
Open-Space Trails
Trails wind through the community and connect to the Bell View trail system.
Bell Peak Trail
A neighborhood trail leads to Bell Peak and its hilltop American flag — a local landmark.
Hillside Views
Hillside positioning gives many homes elevated canyon, hill, or tree-line views.
Pool Homes
Roughly 22% of homes have private pools, a measurable value driver in resale.
Foothill Setting
Tucked into the foothills of Trabuco Canyon above Trabuco Creek Road.
12 Distinct Tracts
Variety of floor plans and price points across twelve subdivisions.
Location & Commute
21 mi
To Disneyland
Via 241 / 261
~20 min
To Irvine
Via 241 Toll Road
~30 min
To the Coast
Via 241 / Ortega Hwy
Market Snapshot
Detached Homes · January – May 2026 compared to January – May 2025
Median Sale Price
$1,340,000
↓ −$185,000 vs prior yr (-12.1%)
Avg Price / Sq Ft
$634
↓ −$56 vs prior yr (-8.1%)
Avg Days on Market
33
↑ +1 days vs prior yr
Avg SP/LP Ratio
99.4%
↓ from 99.8% prior yr
Price Reduction Rate
26.3%
↓ from 47.6% prior yr
Market Narrative
Robinson Ranch / Trabuco Highlands recorded 19 closed detached-home sales between January and May 2026 (-9.5% versus the same period a year earlier), with the median sale price at $1,340,000 (-12.1% year over year). Homes averaged 33 days on market with a sale-to-list ratio of 99.4%. As always, results vary by tract, view, and condition — accurate pricing remains the single biggest factor in how quickly a home sells.
Detailed Statistics
Detached Single-Family Residences — Jan–May 2026 vs. Jan–May 2025
| Metric | Jan–May 2026 | Jan–May 2025 | Difference | % Change |
|---|---|---|---|---|
| Closed Sales | 19 | 21 | -2 | -9.5% |
| Average Sale Price | $1,317,526 | $1,466,524 | −$148,998 | -10.2% |
| Median Sale Price | $1,340,000 | $1,525,000 | −$185,000 | -12.1% |
| Avg Price Per Sq Ft | $634 | $690 | −$56 | -8.1% |
| Median Price Per Sq Ft | $621 | $681 | −$60 | -8.8% |
| Avg Days on Market | 33 | 32 | +1 | +3.1% |
| Avg SP/LP Ratio | 99.4% | 99.8% | -0.4 | -0.4pp |
| Price Reduction Rate | 26.3% | 47.6% | -21.3 | -21.3pp |
Market Trends
Price, price/sf, days-on-market, and sale-to-list trend lines use a 3-month rolling window ending on each labeled month, smoothing low-volume months for cleaner directional signals. Monthly sales and new listings are raw monthly counts. The annual chart shows total closed sales per calendar year (2026 is year-to-date through May; CRMLS history in this dataset begins in 2024).
Median Sale Price
Median Price Per Sq Ft
Avg Days on Market
Monthly Closed Sales
New Listings Per Month
Sale-to-List Price Ratio
Closed Sales by Year
Price Range Distribution
Trailing 12 months through May 2026 · 50 closed detached sales
$930K – $1.22M18 sales36%
$1.22M – $1.52M18 sales36%
$1.52M – $1.81M12 sales24%
$1.81M – $2.11M1 sales2%
$2.11M – $2.40M1 sales2%
Property Segments
Pool Premium · Trailing 12 Months
Pool Homes (11)
$1,535,000
vs
Non-Pool (39)
$1,325,000
Pool homes command a $210,000 premium (+15.8%)
View Premium · Trailing 12 Months
View Homes (44)
$1,391,000
vs
Non-View (6)
$1,330,000
View homes command a $61,000 premium (+4.6%)
Subdivision Breakdown · Trailing 12 Months
| Subdivision | Sales | Median Sale Price |
|---|---|---|
| Trabuco - Elms (THE) | 8 | $1,381,500 |
| Other (OTHR) | 8 | $1,300,000 |
| Trabuco - Homestead (THH) | 5 | $1,095,000 |
| Trabuco - Springs (THS) | 5 | $1,400,000 |
| Trabuco - Ridge (THR) | 4 | $1,623,275 |
| Fieldstone (FS) | 4 | $1,092,500 |
| Trabuco - Promontory (THP) | 3 | $1,735,000 |
| Trabuco - Crossings (THC) | 3 | $1,225,000 |
| Newcrest Estates (NCE) | 2 | $1,520,000 |
Subdivisions with 2 or more closed detached sales in the trailing 12 months, ranked by volume.
Top Producing Agents
Complete calendar years 2024–2025 · Source: CRMLS · BR = Bullock Russell agent · BR agents receive priority on ties. (This CRMLS dataset begins in 2024; deeper history will be added as earlier data is compiled.)
Top Listing Agents by Year
| Agent | Brokerage | # |
|---|---|---|
| 2025 | ||
| Julie Schnieders BR | Bullock Russell RE Services | 8 |
| Nicole McKee | Compass | 6 |
| Valerie Goodman | Vantage Real Estate | 3 |
| 2024 | ||
| Nicole McKee | Compass | 3 |
| Julie Schnieders BR | Bullock Russell RE Services | 1 |
| Steven Bullock BR | Bullock Russell RE Services | 1 |
Top Buyer's Agents by Year
| Agent | Brokerage | # |
|---|---|---|
| 2025 | ||
| Julie Schnieders BR | Bullock Russell RE Services | 2 |
| Elizabeth Wagner | First Team Real Estate | 2 |
| Jeff Mallory BR | Bullock Russell RE Services | 1 |
| 2024 | ||
| Christina De Santis | reframe | 1 |
| Charlotte DeHesa | Charlotte T. De Hesa | 1 |
| Steve Mino | Coldwell Banker Realty | 1 |
Data sourced from CRMLS. Rankings reflect MLS-recorded transaction sides only. Agents attributed to current brokerage per most recent transaction in dataset. Placeholder/unidentified MLS IDs excluded.
Thinking About Buying or Selling in Robinson Ranch?
Our specialists have the local data, the relationships, and the track record to guide you with confidence. Get a complimentary, no-obligation home valuation or buyer consultation today.
Meet our Robinson Ranch Specialists
Agent
Photo
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Julie Schnieders
Realtor® · Schnieders Group · DRE# 01384831
Julie Schnieders has been a South Orange County resident for over 30 years and a licensed Realtor® for 24 years. She has been the #1 listing agent in Robinson Ranch in 2019, 2020, 2022, 2023, and 2025, and works alongside her husband, Greg Schnieders, as the Schnieders Group.
DRE# 01384831 · Bullock Russell Real Estate Services
Agent
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Greg Schnieders
Realtor® · Schnieders Group · DRE# 01869565
Greg Schnieders partners with his wife, Julie Schnieders, as the Schnieders Group. A South Orange County resident of more than 30 years, Greg is active in the Saddleback Valley school system and the local community and brings deep neighborhood knowledge to every transaction.
DRE# 01869565 · Bullock Russell Real Estate Services
Frequently Asked Questions
The median sale price for detached homes in Robinson Ranch / Trabuco Highlands was $1,340,000 for January–May 2026, based on 19 closed sales. Source: CRMLS data compiled by Bullock Russell Real Estate Services.
In January–May 2026, homes in Robinson Ranch / Trabuco Highlands averaged 33 days on market before closing, with an average sale-to-list price ratio of 99.4%. Accurate pricing is the biggest factor in how quickly a home sells.
Over the trailing 12 months, pool homes in Robinson Ranch / Trabuco Highlands had a median sale price of $1,535,000 versus $1,325,000 for non-pool homes — a premium of $210,000 (15.8%). Source: CRMLS, compiled by Bullock Russell Real Estate Services.
Bullock Russell Real Estate Services serves Robinson Ranch / Trabuco Highlands and the surrounding South Orange County communities. Call (949) 709-1555 or email contact@bullockrussell.com to reach a local specialist.
Robinson Ranch / Trabuco Highlands is in Trabuco Canyon, California, ZIP code 92679, in South Orange County. It is served by Capistrano Unified & Saddleback Valley Unified.
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