Lake Forest, CA—92630
Real Estate Data & Market Trends
Key Metrics at a Glance
Other Zip Codes in Lake Forest, CA
Home Price Trends — Lake Forest, CA
As of Oct '25, the median home price in Lake Forest, CA is $1,158,000, with a year-over-year change of -1.7%. This indicates that home prices in Lake Forest, CA are decreasing. According to Zillow, the 1-year price projection is 1.4%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $1,158,000 | -1.7% |
| Single Family | $1,267,000 | -2.2% |
| Condos | $614,000 | -3.2% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $420,000 | -3.7% |
2 Bed | $610,000 | -2.6% |
3 Bed | $1,087,000 | -2.5% |
4 Bed | $1,339,000 | -2.0% |
| 5 Bed | $1,806,000 | -1.4% |
% of Housing Stock
Rental Trends — Lake Forest, CA
As of July '25, Rentcast reports the average rent in Lake Forest, CA is $4,520, with a year-over-year rent change of -1.1%. Per bedroom, the median rent as of July '25 in Lake Forest, CA is studios: $2,850, 1-bedrooms: $2,250, 2-bedrooms: $3,240, 3-bedrooms: $4,290, 4-bedrooms: $5,460. The most common rental property sizes in Lake Forest, CA are 2-bedroom and 3-bedroom, accounting for 36.8% and 22.1% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $4,300 | $4,520 |
| Studio Rent | $2,850 | $2,850 |
| 1 Bed Rent | $2,320 | $2,250 |
| 2 Bed Rent | $3,200 | $3,240 |
| 3 Bed Rent | $4,100 | $4,290 |
| 4 Bed Rent | $5,000 | $5,460 |
% of Rental Stock
Property Listings — Lake Forest, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Lake Forest, CA is 64. This is a increase of 36.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 26.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $1,350,000 | 12.0% |
Listing Count | 183 | 48.0% |
| Listings as % of Homes | 0.5% | 48.0% |
Days on Market | 64 | 36.0% |
Demographics — Lake Forest, CA
As of the latest ACS Survey released in 2023, Lake Forest, CA has a population of 66,500, which has increased by 8.4% over the past 5 years. Lake Forest, CA is a moderately popular place for families, as children make up 21.4% of the population. The area has a highly educated workforce, with 47.0% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 20.8% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 66,500 | 8.4% |
% Under 18 | 21.4% | 7.5% |
% Seniors | 16.4% | 7.2% |
% WFH | 20.8% | 235.5% |
% w/ College Degree | 47.0% | 9.3% |
As of the latest ACS Survey released in 2023, Lake Forest, CA is a predominantly white area, with 46.9% of the population identifying as white. The white population has shrunk by 11.2% in the last 5 years. The second most common race or ethnicity in Lake Forest, CA is hispanic, making up 27.1% of the population. Foreign-born residents account for 27.9% of the population in Lake Forest, CA, and this percentage has increased by 13.4% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 46.9% | -11.2% |
% Black | 1.8% | -10.0% |
% Hispanic | 27.1% | 3.8% |
% Asian | 19.2% | 23.9% |
% Foreign Born | 27.9% | 13.4% |
Mortgage and Risk — Lake Forest, CA
According to HUD data as of 2023, there were 382 mortgage originations in Lake Forest, CA, of which 92.0% of loans were conventional mortgages. The average loan-to-value was 45.0%, with 9.0% above 90% LTV (normal). This implies small mortgage risk in Lake Forest, CA. Investor activity is low, as 2.0% of loans were by investors. 20.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 382 |
% Conventional Loans | 92.0% |
% Government Loans | 8.0% |
% Investor Loans | 2.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 20.0% |
Loan Activity
Rentals and Section 8 — Lake Forest, CA
As of 2024, the percent of homes in Lake Forest, CA under the Section 8 program is 3.3%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom and 3-bedroom units appear to be good home sizes to consider for Section 8 housing in Lake Forest, CA, because HUD payments exceed market rent, while 2-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 223 |
Total Units Section 8 | 223 |
% Rentals under Section 8 | 3.3% |
% Occupied Section 8 | 83.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $290 | $2,320 | $2,610 |
| 2 Bedroom | -$110 | $3,200 | $3,090 |
| 3 Bedroom | $80 | $4,100 | $4,180 |
| 4 Bedroom | $0 | $5,000 | $5,000 |
Affordability — Lake Forest, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 8.3 |
| Median Home Price | $1,158,000 |
| Median Household Income | $120,000 |