By Eric Engelbert
Is Orange County Shifting to a Buyer’s Market?
For the past few years, the Orange County real estate market has been a seller’s market. If you wanted to buy a house, you had to move fast. Homes would get multiple offers. People paid over the list price. Many sellers accepted offers in just a few days. It was common for homes to sell in under 30 days.
But what about now? Has it turned into a buyer’s market?
What Makes a Buyer’s Market?
Most people think it is only about how long homes take to sell, Days on Market. But the real factor is supply and demand.
- When there are more homes for sale than buyers, it becomes a buyer’s market.
- When there are more buyers than homes for sale, it is a seller’s market.
What Do the Numbers Say?
As of the week of July 7, 2026, there are 5,163 properties for sale in Orange County. This is more than we have seen in the past few years. But it is still less than before the pandemic. Back then:
- In early 2020, there were over 6,000 properties for sale.
- In 2019, the average was 7,000 to 8,000 properties for sale.
See the graph below from the MLS:
So, while supply is rising, it is not at those old highs yet.
The number of buyers has stayed about the same each week. We still see 400 to 500 closings per week in Orange County. That means inventory is growing faster than buyer demand. But we still have strong buyer demand and if there is any dip in mortgage rates that demand will increase. You can see the weekly data on our Orange County market reports.
Here are some other key numbers as of the week of July 7, 2026:
- Average days on market: 60 days
- Median days on market: 40 days
- Homes under $1 million median 39 days | 1,801 active
- Homes $1 to $2 million median 33 days | 1,869 active
- Homes over $2 million median 52 days | 1,449 active
A true buyer’s market shows much higher days on market, often over 80 days.
Properties Listed Over 90 Days
Explore homes in Orange County listed for over 90 days here. These listings may offer more room for negotiation and opportunities for buyers looking for value.
What About Foreclosures?
Many buyers ask about foreclosures and auctions. In Orange County, there are very few properties selling at auction right now. Most homes are being sold through the traditional market.
What About Other Parts of the Country?
In other areas, buyer’s markets are much stronger right now. Across the Sun Belt states, buyers have more choices and better chances to negotiate.
- Cape Coral, FL: 11.6 months of supply (up from 8.6 months last year)
- Miami, FL: 11.4 months of supply (up 3 months year over year)
- McAllen, TX: 10.5 months of supply (up 2.5 months YoY)
- Fort Lauderdale, FL: 10.3 months of supply (up 2.9 months YoY)
- West Palm Beach, FL: 9.6 months of supply (up 1.8 months YoY)
In these Florida cities, the pandemic construction boom increased housing supply, while demand has dropped due to high prices and rising insurance costs from natural disasters. Fewer buyers are coming from the Northern states and Canada as well.
According to local agents there, it is “100% a buyer’s market.” Homes sit longer. Sellers know the market is slow and buyers can negotiate better prices and terms.
Find the Best Deals
If you are looking for the best deals, email me your target area and property details. Let me know:
- Which city or neighborhood you are looking in
- What type of property you want
- Your ideal price range
- Bedroom and bathroom count
I will find a house for you and put together a smart plan for writing an offer, including supporting statistics to help you negotiate the best price and terms.
What About Sellers?
If you are selling a house, stay calm. Buyers are still out there. Homes are still selling each week. You may just need to wait a little longer.
How We Help Sellers Stand Out
When selling a house, maximum exposure is key. At Orange County Real Estate, Inc. we use:
- Facebook and Instagram marketing to reach active buyers
- Joining online groups specific to your property type or city for targeted exposure
- Sharing your listing in community groups to build word of mouth buzz
- Major real estate portals like Zillow and Redfin to reach the widest audience
- Professional photos, detailed descriptions, and exact geo-coordinates to improve search ranking and buyer confidence
All of these things work together to maximize exposure and get your property in front of the most buyers possible.
Final Thoughts: A Shifting Market
By days on market alone: Not yet a buyer’s market.
By supply vs. demand: We are heading that way.
By seller and buyer feelings: It feels like it.
This is a good time to think about your goals. Buyers have more options. Sellers need strong marketing and smart pricing. Either way, you can make the market work for you.
Work With the Best
Orange County Real Estate, Inc. is here to help you. Whether you are buying a house or selling a house, our team knows how to ensure a smooth and successful closing. We can help you negotiate to get the best price and terms. We know the Orange County real estate market and can guide you through every step.
