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Coto isn't just another wealthy enclave in Orange County—it's one of the oldest master-planned communities here, which means it's got something many newer developments lack: character and stability.
The numbers back this up.
We're seeing homes selling at around $636 per square foot right now, which reflects the quality you're getting. These aren't cookie-cutter houses slapped together during a building boom.
Many homes here were custom-built with attention to detail that you just don't see in newer communities.
About 63% of homes sold under asking price in December 2024. Don't get me wrong—this isn't a distressed market by any means—but it does mean there's room for negotiation if you're on the buying side.
The trend lines in Coto are pointing up, and they have been for a while. That 8.9% price jump from last year isn't an anomaly. We've been seeing consistent growth here even when other areas fluctuate.
Right now, there are only about 59 homes for sale in the entire community. That limited inventory is part of what's driving those prices up, but it also means each home gets more attention from serious buyers.
I was at a broker's open house yesterday (awesome property with views for days, by the way), and the selling agent mentioned they're seeing an average sale-to-list price ratio of about 98.5%. That means sellers are getting pretty close to what they're asking, even with that negotiation space I mentioned earlier.
It's a weirdly balanced market—technically favoring sellers but still giving buyers some breathing room.
Coto de Caza isn't just a neighborhood—it's a lifestyle choice. You're choosing privacy, security, and a certain pace of life when you move here.
The community sits right up against Thomas F. Riley wilderness park, which means many homes have views that'll make your Zoom background the envy of your coworkers.
Fun fact: Coto was originally planned as a hunting reserve (that's literally what "Coto de Caza" means in Spanish). You can still see echoes of that history in the rustic, lodgey feel of some community buildings.
And yes, for TV fans, this is where "The Real Housewives of Orange County" originated, though most residents I know are way more down-to-earth than what you see on screen.
The guard-gated status is a huge selling point.
I had clients from LA who were specifically looking for this level of security, and they told me that the moment they drove through those gates, they felt their blood pressure drop. There's something really valuable about knowing exactly who's coming in and out of your community.
Living in Coto means having access to some seriously great amenities. The Coto de Caza Golf & Racquet Club is basically the social hub of the community.
I'm not much of a golfer myself (tried it once, didn't quite go as planned), but even I can appreciate those 36 championship holes and the gorgeous clubhouse.
One thing that surprised me when I first started selling homes here is how quickly you can get to the beach.
Dana Point is maybe 20-30 minutes away, which means you can have your peaceful, secure home in the hills but still hit the sand whenever you want. I've had clients who surf in the morning and golf in the afternoon. Not a bad life if you can swing it.
The schools are another major draw. The Capistrano Unified School District has some top performers, and I know several families who moved here specifically for the education options.
And while there's definitely an upscale vibe, it's not stuffy.
I've attended community events where everyone from retirees to young families are mingling and having a great time.
Based on my experience, Coto attracts three main types of buyers.
There are the affluent families looking for that ideal combination of safety, space, and good schools. Then there are the successful professionals who want the prestige and amenities without the long commute to places like Irvine or Newport Beach.
And finally, there are the retirees who've worked hard their whole lives and want to enjoy the fruits of their labor in a beautiful, secure setting.
I worked with a tech executive last year who was initially looking in Newport Coast, but when I showed him Coto, he was sold on the value proposition. "I get more house, more land, and more peace for my money," he told me after closing.
Can't argue with that logic.
If you're a data person here are the key stats for Coto as of the start of 2025:
December 2024 showed a median home price of $1,875,000, with 59 homes for sale and 8 homes either sold or pending.
Looking at January 2025, we saw 12 units sold with an average sale price of $1,978,000 and a median of $1,850,000. Those homes sat on the market for about 35 days on average.
The year-over-year price increase of 8.9% is pretty significant when you consider the overall market conditions. And homes are selling 4.1% faster than they were last year, which tells me demand is still strong despite the higher prices.
I find it interesting that 63% of homes sold below asking price, while 38% sold at asking, and none sold above asking in December 2024. This suggests to me that sellers are pricing aggressively, but buyers still have negotiating power—it's not the feeding frenzy we saw in 2021-2022.
Redfin reported an average sale price of $2.27M last month, which was actually up 35.6% from previous periods. That's a massive jump, and while I think their data might be skewed by a few ultra-luxury sales, it still points to the strong upward momentum in this market.
If you're going premium (and I mean premium), Los Ranchos Estates is pretty much the pinnacle within Coto. We're talking about just 75 custom homes, each one unique and sitting on generous lots.
The exclusivity factor is off the charts.
I showed a property there last summer that had its own private tennis court and a wine cellar that made me seriously question my career choices. The price point was well above the community median, but for the right buyer, it was worth every penny.
For the other 99% of luxury buyers, the general residential areas of Coto offer an incredible living experience too. With about 4,000 homes throughout the community, there's a wider range of options while still maintaining that exclusive Coto address.
I've found that the neighborhoods near the walking trails and recreational facilities tend to move the quickest. People love the idea of stepping outside their door and being able to hike or bike without getting in their car first.
The thing that makes all areas of Coto stand out is that balance of luxury living with natural surroundings. You're not staring at your neighbor's living room window, you're looking at hills and open space. That's increasingly rare in Orange County, and it's reflected in those strong sales numbers I mentioned earlier.
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The Coto de Caza Golf & Racquet Club truly is the crown jewel of community amenities.
Beyond the 36-hole golf course, there's tennis, swimming, fitness facilities, and dining options that would make any foodie happy.
But there's more to Coto than just the club.
There are baseball fields, basketball courts, a dog park, playgrounds, and fitness centers scattered throughout the community. And those walking trails I mentioned? They connect to wilderness parks that make you feel like you're miles from civilization, not minutes from some of Orange County's busiest areas.
Getting around is pretty straightforward, though you definitely need a car here.
The SR-241 toll road is your friend, connecting you to Irvine and Newport Beach when you need to commute or shop. It's about 20-30 minutes to coastal spots like Dana Point, which gives you that perfect balance. Close enough to enjoy easily, far enough to escape the coastal crowds and fog.
One of my clients works in Irvine, and she told me her commute from Coto is actually shorter than when she lived in some parts of south Orange County because the toll road is so efficient.
And when she comes home, those gates represent a physical and mental boundary between work life and home life that she's come to really value.
If you have kids, the schools are likely high on your priority list. The Capistrano Unified School District serves Coto, and it includes some highly-rated options. Wagon Wheel Elementary and Tesoro High School are particularly well-regarded.
I've had multiple clients who moved here specifically for the schools. One family I worked with last year had a child with special needs, and they researched exhaustively before deciding Coto offered the best educational environment.
Seven months after moving in, they called to tell me it was the best decision they'd made for their family.
The strong school reputation definitely contributes to those $1.875M median home prices. Families are willing to stretch their budgets for quality education, and homes in the best school attendance areas typically sell the quickest. Usually well below that 35-day average I mentioned.
What's really special is the level of community involvement in these schools. There are engaged parent groups, plenty of volunteers, and real support for both academics and extracurriculars.
That creates a tight-knit environment that extends beyond the classroom and strengthens the overall community feel.
The outdoor activities are endless, and they're right at your doorstep. The hiking, horse, and biking trails in Thomas F. Riley wilderness park offer everything from easy family strolls to challenging workouts.
Golf is huge, obviously, with the Coto de Caza Golf & Racquet Club as the centerpiece. But there's also Ronald W. Caspers Wilderness Park nearby for more outdoor adventures.
One of the things I love most about this area is that you're just a short drive from Dana Point and other coastal towns. I've got clients who head to the harbor for dinner on Friday nights, or take their paddleboards down to Doheny on weekend mornings.
You get the peaceful seclusion of Coto with easy access to beach life when you want it.
I think that versatility is part of what justifies the investment for many buyers. When you can live somewhere that offers many lifestyle options, from horseback riding to golf to beach days, that price per square foot suddenly makes more sense.
If you're considering making the move to Coto, I'd love to show you around and help you find your place in this unique community.
Just be warned, once you drive through those gates, you might find it hard to imagine living anywhere else.
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What began as a long career in construction and contracting has evolved into something even more rewarding for Jason Wright — as a Sales Partner with Tim Smith Real Estate Group, Coldwell Banker’s #1 Team in California.
Jason credits his background in commercial and residential projects for his unique understanding of the development and construction process. This experience makes him a valuable partner when it comes to buying or selling a home. He offers strong negotiation and support skills, which benefit clients throughout the entire process. Jason complements his knowledge with a passion to deliver results and works hard for his clients, especially those who are genuine and value honesty and integrity, as much as he does. His positivity, enthusiasm, and dedication to an exceptional experience are traits that have helped him build trusting relationships as well as referral-based business.
Jason very well understands that to be successful you need the right tools. He brings a new approach to a changing industry, finding ways to constantly stay ahead of the curve, utilizing the latest technology and methods to give his clients the greatest leverage possible.
As a third-generation South OC resident, Jason’s familiarity of the community proves invaluable for his clients in their targeted home searches. Whether you’re buying or selling — see how the “Wright Realtor” can make all the difference. And with Jason, it does.
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