Photo: Bluesnote · CC BY-SA 4.044 homes sold in Las Flores in the last year, at a typical $1.3M
About one sale in 4 is a condo. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Las Flores homes are listed.
Every place Las Flores homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Las Flores.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 73% of Las Flores’ sales, at a typical $1.5M
44 homes sold in the year to May 2026.
typical sale · 32 sold in 12 months
- Per square foot
- $631CA $494
- Days to sell
- 38
- Sold over asking
- 34%
- Listings with a price cut
- 33%
Townhouses: 7 sold, typical $852K
Condos: 5 sold, typical $869K
Too few sales in 12 months for reliable figures.
Fewer homes sell than a decade ago, at twice the 2016 price
44 sales in the last year, against 102 in 2013 and a low of 35 in 2025. The typical sale went from $673K in 2016 to $1.3M.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $1.4M buys in Las Flores
Check a listing against what Las Flores homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Las Flores are more common than before the pandemic, but 38% fewer homes come up for sale
We read every month of Las Flores’ home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 44 sales.
If you’re buying in Las Flores
- Shop in June. It brings about 10 new listings a month, close to the busiest month, with fewer bidding wars (47% over asking).
- Some room to negotiate. 26% of listings cut their price, about as many as before the pandemic.
- Bid near asking. Buyers paid 100.2% of the list price on average; 39% paid over.
- You’ll usually have time. Only 38% of homes go under contract within two weeks; the typical one takes 49 days.
Summer brings both the most homes and the most bidding wars
June has the most new listings (about 10 a month), but July is the most competitive: 49% of July sales close over asking. December has the least competition (27%) but only about 3 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like California as a whole
| Las Flores now | 2017–19 | 2021 peak | CA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 39% | 24% | 81% | 36% |
| Gone within two weeksShare of homes under contract within 14 days | 38% | 35% | 81% | 31% |
| Listings with a price cutShare of homes for sale that cut their price | 26% | 29% | 27% | 24% |
| Price paid vs. askingAverage sale price ÷ list price | 100.2% | 99.1% | 103.5% | 99.7% |
| Days to sellMedian days from listing to contract | 49 | 52 | 29 | 44 |
10 homes for sale on a typical day
That’s 2.4 times the 2023 low (4), 38% fewer than in 2017–19 and well under 2019’s 20.
1 in 4 listings has cut its price
26% in the last year, against 29% in 2017–19 and 24% across California.
Since 2019, houses are up 84%, condos 52%
A house typically sold for $1.5M in the last year (32 sales), a condo for $869K (5).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Las Flores home costs about $7,784 a month
Price: Las Flores’ typical sale, last 12 months. Property tax at Las Flores’ 0.7% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Las Flores is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in June
The month with the most choice. December has the fewest, about 3.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $1.3M home, about $8,950 a year.
Taxes vs. neighborsSchools
The schools grade for Las Flores, from test results, graduation and how much students grow.
Schools in Las FloresTypical commute
The average one-way trip to work for people who live in Las Flores.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Ladera Ranch sells for less a square foot
The busier markets within 25 miles of Las Flores, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Mission Viejo | 950 | $1.2M | $646 | 31% | 45 |
| Lake Forest | 797 | $1.2M | $634 | 30% | 52 |
| Rancho Santa Margarita | 479 | $1.1M | $626 | 24% | 56 |
| Ladera Ranch | 252 | $1.3M | $615 | 32% | 48 |
| Laguna Hills | 244 | $1.2M | $660 | 32% | 51 |
| Coto de Caza | 215 | $2M | $641 | 14% | 65 |
| Las Flores | 44 | $1.3M | $642 | 39% | 49 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Las Flores, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Las Flores. People who follow the town see it, and so do people comparing Las Flores with their own town. No commission, no listing fee.
Questions about buying a home in Las Flores
What do homes sell for in Las Flores, CA?
44 homes sold in the year to May 2026 at a typical $1.3M, $642 a square foot.
Is Las Flores a buyer’s or seller’s market?
A seller’s market: 11 homes were for sale in May 2026 and 6 sold, about 1.8 months of supply. Buyers paid 100.2% of asking on average, and 26% of listings cut their price.
When is the best time to buy in Las Flores?
June brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Las Flores?
About 0.7% of a home’s value a year. On a $1.3M home that’s near $8,950.
Where can I see homes for sale in Las Flores?
Zillow, Redfin, Realtor.com and Homes.com all carry Las Flores’ MLS listings; the search links above open each one filtered to Las Flores.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).