Orange County Housing Market Reports: July to September 2025

This is the archive of the weekly Orange County housing market reports written by broker Eric Engelbert of Orange County Real Estate, Inc. for July to September 2025. The figures in each report reflect the week it was published. For current numbers, see this week's Orange County Housing Report, or browse all past reports.

Orange County Real Estate Market Report September 29, 2025 - Looking Back, Moving Forward

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

At Orange County Real Estate, Inc., we provide you with the latest market insights sourced directly from the MLS, helping you make informed real estate decisions in Orange County. Whether you're a prospective buyer, seller, or contemplating a relocation within or beyond the state, we're dedicated to providing you with the vital information you need.

Thank you for your continued support and interest in our housing reports. At Orange County Real Estate, Inc., we carefully analyze all the data to provide you with accurate and unbiased insights. If you have specific data points or historical comparisons you’d like to see, feel free to send us an email. We’re here to ensure you have the best information to make informed real estate decisions.

Selling Your Property in Orange County

If you're considering selling your property in Orange County, understanding the local market data is essential. Key insights like days on market and the price range of homes in your neighborhood can help you make smarter decisions. We cover more about selling your home in Orange County here. For a personalized, in-depth discussion, feel free to send us an email or text us at 949-430-7500.

A great first step is knowing your home’s current market value. We've added a powerful new home valuation tool to our website that combines data from Quantarium, CoreLogic, and Attom to provide one of the most accurate estimates available. Check your home’s value here and start planning your sale with confidence.

Market Trends

Orange County remains fairly steady and positive right now, yet some larger forces are creating concern and they are worth watching.

Globally and nationally, there is still a lot of economic uncertainty. Inflation has moved up and down, interest-rates have moved up and down, and many people worry about a slowdown in jobs or a broader recession in the near future. Because of that, mortgage rates are a huge factor: when rates go up, buying becomes more expensive, which can reduce demand. Recently, mortgage rates for a 30-year fixed loan have dropped a bit, with some reports putting them around 6.13%, which is among the lowest in nearly a year.

Looking back at history helps. In 2008-2011, home values dropped significantly almost everywhere, including Orange County, Orange County lost about 20% during that crash. Inland, in Riverside and San Bernardino counties, values dropped nearly 50%, and it took those areas about 10 years to recover back to 2007 levels. In Orange County, values came back in about 3 years, which shows both how strong and resilient the OC market can be in recovery.

Today, Orange County is showing signs of balance: prices are high relative to most incomes, but inventory isn’t flooding the market, and many sellers are getting near list price or only slightly under. Buyer demand has cooled from the peak years, but the properties sold and going under contract have been very steady week to week in 2025.

In short: yes, there is reason for concern, especially if rates climb or job growth weakens. But Orange County’s history, current data, and buyer/seller behavior suggest more of a stable plateau or modest adjustment is the likely scenario, not a repeat of 2008.

Orange County Housing Inventory Statistics

Orange County housing inventory dipped slightly this week, falling to 4,531 homes compared to 4,583 last week. While the change is small, it shows that supply remains tight. New listings also came in a little lower, while pending sales moved up, a sign that buyers are still active. At the same time, fewer homes were pulled from the market, with canceled or withdrawn listings down from last week. Together, these numbers point to a market that is holding steady. Inventory is not piling up, and that helps keep prices supported even as demand shifts with interest rates.

Inventory Data	This Week	Last Week
United States - Single Family Homes	862,575	862,883
Orange County - All Properties	4,531	4,583
OC Under Contract & Pending	2,103	2,088
OC New Listings Last 7 Days	557	563
OC Sold Last 7 Days	408	447
Expired/Canceled/Withdrawn Last 7 Days	191	222

Orange County Days on Market Statistics

The average time on market for all properties rose to 70 days this week, up slightly from 68 last week, and the median increased to 50 days. This brings days on market back to levels similar to the start of the year. In early spring, homes were selling more quickly, even as inventory was climbing, with the average hovering around 60 days. This is the first week above 70 since January 6th, though it’s worth noting that the average dropped below 60 again in February before gradually stabilizing. Homes under $1 million and between $1–2 million are still moving in roughly a month and a half, while higher-end properties above $2 million take closer to two months. These trends show that buyers are being more selective, but homes are still selling at a healthy pace, and sellers who price correctly continue to attract serious offers.

OC Days on Market	This Week	Last Week
Average Days on Market	70	68
Median Days on Market	50	48
Under $1,000,000	45	43
$1,000,000 to $2,000,000	46	43
$2,000,000 and Up	67	66

Orange County Key Housing Statistics

Prices in Orange County continue to show strength. The median list price for single-family homes is holding just under $2 million, nearly unchanged from last week, while condos and townhomes edged up to $859,900. Closed sales saw even bigger movement, with single-family homes jumping to a $1.5 million median price, and condos rising to $878,000. While homes are still closing below list price by about 2.5 percent on average, the higher closing prices show that demand is steady across the county. Buyers may be negotiating, but they are still stepping up for the right properties, and sellers remain in a strong position when pricing correctly.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,950,000	$1,949,000
Median List Price Condos/Townhomes	$859,900	$852,000
Median Closed Price SFR (7 Days)	$1,500,000	$1,350,044
Median Closed Price Condos (7 Days)	$878,000	$815,000
Sold Price vs List Price **	Lower by $41,209 (2.5%)	Lower by $28,630 (1.9%)

Deal of the Week

This week, we’re highlighting a lovely condo in Fullerton. Located at 1354 Shadow Lane, Unit #201, this 2-bedroom, 2-bathroom home offers 1,302 sq ft of comfortable living space. The condo is in a desirable area near Cal State Fullerton and Fullerton College, within strong school districts, making it a great option for students, professionals, or families. With its convenient location and well-designed layout, this property is a standout opportunity in the Fullerton market. Click on the link to see the pictures and learn more.

At Orange County Real Estate, Inc., we take great pride in our expertise and thoroughness, ensuring that none of these market dynamics are overlooked. Our commitment is to the success of our clients in navigating the Orange County real estate market. For more insights on how to effectively buy or sell in Orange County, or to connect with the best real estate agents in the area, we're here to help, please visit our website or reach out to us directly at 949-430-7500

Orange County Real Estate Market Report September 22, 2025 - One Stop Shop, Is It Better?

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

Selling Your Property in Orange County

Market Trends

One Stop Shop, Not Consumer Friendly

Log on to sites like Zillow or Redfin and you’ll see how the dream of one-click homebuying has arrived. You can scroll homes, check values, and even line up a mortgage without leaving the site. Big players are racing to control every step of the process. Compass just announced it will acquire Anywhere Real Estate, which owns brands like Coldwell Banker, Century 21 and Better Homes and Gardens, adding 340,000 agents to its network. Rocket Mortgage also acquired Redfin. These moves are meant to bundle mortgages, insurance, title, and escrow under one roof. At first glance, this feels easy. But behind the scenes, the push is about profit, not consumer choice or consumer benefit.

The problem with this approach is that it reduces competition and creates built-in pressure for buyers and sellers to use “preferred” or “in-house” providers. A buyer who feels nudged toward an affiliated mortgage company may end up with a higher rate or fees compared to shopping the market. The same goes for escrow, title, and insurance, if you’re only given one option, you lose the ability to negotiate, compare service levels, or choose what’s actually best for your situation. Instead of competing on quality or price, these bundled services are designed to capture more of the transaction’s profit.

On the surface, the process might look smoother, but in reality, consumers could face higher costs, fewer protections, and less transparency. A truly competitive real estate marketplace thrives on choice, and when those options shrink, the consumer almost always pays the price.

More On The Compass Merger

Compass’s acquisition of Anywhere Real Estate is being framed as a bold step toward efficiency and scale, but many in the industry still question whether Compass has truly figured out how to be profitable. The company has made progress by cutting costs and even posting positive adjusted EBITDA in recent quarters, but it continues to report net losses overall.

Some of its recent financial improvements stem from acquisitions rather than organic growth, which can create additional risks and integration challenges.

The Anywhere deal is expected to generate $225 million in annual savings, yet analysts note that even with those efficiencies, returns may fall below the sector’s cost of capital. Compass is betting that size and consolidation will eventually deliver profitability, but for now it remains in a fragile position, improving but not consistently profitable, and still vulnerable to the cyclical nature of the housing market.

Orange County Real Estate, Inc

For Compass, this acquisition likely means doubling down on aggressive tactics to keep deals in-house and that has real consequences for smaller, boutique brokerages like mine.

Years ago, the company faced criticism for requiring agents to keep listings off the MLS for two weeks, effectively limiting exposure. Today, they are locked in a heated battle with both the MLS and Zillow over the same thing. The goal hasn’t changed: give their own agents the first opportunity to bring a buyer before the listing hits the open market for the purpose of profitability.

While Compass frames this as innovation, the reality is that it limits competition. Sellers lose the chance to get the widest exposure for their home, which is often what drives the best possible sale price.

Buyers, meanwhile, face the risk that their agent may be influenced by company priorities instead of acting solely in the client’s best interest.

As a boutique brokerage, I operate without those corporate pressures. Every decision I make is about securing the best outcome for my clients.

Compass’s scale gives them the ability to outspend smaller firms on marketing, but bigger budgets don’t guarantee better service. In fact, many agents who only close one or two deals a year may be pushed to spend more on advertising without the experience to back it up, often leading to a mediocre experience for the consumer. In real estate, bigger isn’t always better; experience, trust, and client-first representation remain what matter most.

Orange County Housing Inventory Statistics

Housing inventory in Orange County remains tight, though there are signs of slight improvement. Active listings in August rose modestly compared to July, giving buyers a few more options to choose from. Still, supply remains well below historical averages, keeping competition alive, especially for well-priced homes in desirable neighborhoods. Low inventory continues to be one of the main factors preventing home sales from climbing more substantially.

Inventory Data	This Week	Last Week
United States - Single Family Homes	862,883	860,219
Orange County - All Properties	4,583	4,788
OC Under Contract & Pending	2,088	2,051
OC New Listings Last 7 Days	563	575
OC Sold Last 7 Days	447	406
Expired/Canceled/Withdrawn Last 7 Days	222	210

Orange County Days on Market Statistics

The average time a home spent on the market in Orange County ticked up across all segments but for the most part held steady. This is faster than the national average, reflecting strong demand and limited supply. Well-presented homes priced correctly are still moving quickly, while overpriced listings or homes in less competitive segments are taking longer to attract offers.

OC Days on Market	This Week	Last Week
Average Days on Market	68	66
Median Days on Market	48	47
Under $1,000,000	43	42
$1,000,000 to $2,000,000	43	41
$2,000,000 and Up	66	65

Orange County Key Housing Statistics

This week, the median list price jumped to $1,949,000. While that might seem like a big move, weekly adjustments like this don’t tell the full story. What really matters is the year-long trend. Over the past year, the median list price has bounced between $1,850,000 and $2,000,000, and this week’s number falls right in that normal range. In short, the jump is not alarming, it’s just part of the regular ups and downs we expect to see in a healthy housing market. You can scroll down to see the fluctuations over the past seven years.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,949,000	$1,899,950
Median List Price Condos/Townhomes	$852,000	$850,000
Median Closed Price SFR (7 Days)	$1,350,044	$1,376,500
Median Closed Price Condos (7 Days)	$815,000	$799,000
Sold Price vs List Price **	Lower by $28,630 (1.9%)	Lower by $27,768 (1.9%)

Deal of the Week

This week’s deal is a Placentia home tucked away on a quiet cul-de-sac. The property offers 4 bedrooms, 3 bathrooms, and 2,765 square feet of living space. While it needs updating, the potential is clear. With a list price of $1,175,000 in a neighborhood where updated homes are selling for over $1,450,000, this home presents an excellent opportunity to build equity through renovations. Reach out today for more details or to schedule a tour.

Orange County Real Estate Market Report September 15, 2025 - Lower Rates Will Spark Buyer Interest

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

Selling Your Property in Orange County

Market Trends

Mortgage rates have been slowly trending lower over the past four months. A large part of the drop came in early August and September, following weaker-than-expected jobs reports. Since the September 5th jobs data, rates have mostly stayed in a flat-to-slightly lower range, prompting several headlines about “lowest rates in months.” Bonds, which influence mortgage rates, strengthened last week, pushing rates to another low not seen in nearly a year.

The key question now is whether today’s rates already reflect an expected Fed rate cut or if we might see even lower rates in the near future.

On the supply side, it was good to see inventory increase across the U.S., but Orange County saw the opposite. Local supply tightened again this week thanks to active buyers.

The Orange County market continues to be competitive. Homes that are priced well and show nicely tend to get the most attention, while others may sit with low activity. It’s not unusual for a single property to receive multiple offers in a week, while another lingers on the market.

For sellers, exposure is key. The more buyers who see a home, the better the chance for a successful sale. Zillow remains the dominant platform for visibility, but our website is also seeing growing activity from buyers and sellers across Orange County. Combined with Redfin, Realtor.com, and other channels, these tools give sellers multiple ways to get their home in front of the right audience.

Orange County Housing Inventory Statistics

This week, Orange County saw a slight dip in overall listings, with 4,788 active properties compared to 4,894 last week. New listings slowed a bit, while homes under contract and closed sales increased, showing that buyers are actively snapping up available homes. The drop in expired, canceled, or withdrawn listings suggests that sellers are pricing more realistically and keeping their homes on the market. Overall, inventory remains tighter than national averages, which helps keep the market competitive for desirable homes.

Inventory Data	This Week	Last Week
United States - Single Family Homes	860,219	846,516
Orange County - All Properties	4,788	4,894
OC Under Contract & Pending	2,051	2,017
OC New Listings Last 7 Days	575	617
OC Sold Last 7 Days	406	345
Expired/Canceled/Withdrawn Last 7 Days	210	297

Orange County Days on Market Statistics

Homes in Orange County are selling at a pace similar to last week. The average Days on Market across all property types is 66, just one day longer than last week, while the median is 47 days. Homes priced under $1 million continue to move fastest, often selling in about 42 days. These numbers show that well-priced homes still sell quickly, but buyers in higher price ranges are taking their time to make decisions.

If DOM were to increase by one day each week for the rest of the year, we could see year-end numbers of about 57 days for homes under $1 million, 56 days for homes between $1 million and $2 million, and 80 days for luxury homes over $2 million.

I don’t think that will happen. Instead, we expect a slight decline in DOM in the coming weeks as lower interest rates encourage more buyers to move quickly. Then, as the holiday season approaches, days on market may rise a little toward the end of the year, especially for higher-priced homes.

Here’s a link to homes in Orange County that have been listed over 90 days. Please reach out to me if you’d like a more detailed list or help reviewing those properties.

OC Days on Market	This Week	Last Week
Average Days on Market	66	65
Median Days on Market	47	46
Under $1,000,000	42	39
$1,000,000 to $2,000,000	41	40
$2,000,000 and Up	65	63

Orange County Key Housing Statistics

List prices remain mostly steady, with single-family homes at a median of $1,899,950 and condos/townhomes at $850,000. Closed sales show a mixed picture: single-family homes sold slightly lower than last week at $1,376,500, while condos closed higher at $799,000. On average, homes are selling about 1.9% below their list price, or roughly $27,768 under. This underscores the importance of smart pricing and preparation for sellers, while buyers still have opportunities to negotiate, especially in today’s competitive market.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,899,950	$1,898,000
Median List Price Condos/Townhomes	$850,000	$850,000
Median Closed Price SFR (7 Days)	$1,376,500	$1,407,500
Median Closed Price Condos (7 Days)	$799,000	$734,000
Sold Price vs List Price **	Lower by $27,768 (1.9%)	Lower by $25,853 (1.7%)

Deal of the Week

This week’s deal is a Fullerton home that is currently off the market. Built in 1953 and in its original condition, it’s a major fixer-upper with plenty of potential. The single-level home features 3 bedrooms, 1 bathroom, 1,508 square feet of living space, and sits on a 6,060-square-foot lot. While homes in the neighborhood typically sell for over $900,000, this property is priced at $750,000, offering a significant opportunity for the right buyer to renovate and build value.

Orange County Real Estate Market Report September 8, 2025 - Home Prices Up, Total Sales Down

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

Selling Your Property in Orange County

Market Trends

Mortgage rates are moving down, offering hope for both buyers and sellers. The 30-year fixed average rate now sits at about 6.28%, according to Mortgage News Daily, one of the lowest levels in nearly a year. Many economists expect a rate cut as early as next week, possibly as much as half a percent. This kind of drop could give buyers more confidence and improve affordability.

Nationally, home prices are up 1.1% year over year, while in Orange County, prices are up 2.4% year over year according to the Orange County Association of Realtors. That shows Orange County continues to perform above the national average. At the same time, total transactions in Orange County are down 3.5% year over year, with 12,853 sales through August.

Orange County Housing Inventory Statistics

This week, inventory numbers shifted slightly in Orange County. Active listings dipped to 4,894, down from 4,919 last week. New listings jumped higher, with 617 homes hitting the market, compared to 518 the week before. On the other side, closed sales slowed, with 345 transactions this week compared to 493 last week. Homes under contract rose to 2,017, showing that more buyers are writing offers. Meanwhile, expired, canceled, and withdrawn listings slipped to 297, a modest drop from 322 the week before.

Taken together, these numbers show an active and somewhat balanced market. Buyers are stepping in, as seen in the rise of pending sales, even as closings cooled this week. Compared to one year ago, inventory is still tight by historic standards, and that’s a key reason prices have continued to rise.

Inventory Data	This Week	Last Week
United States - Single Family Homes	846,516	860,728
Orange County - All Properties	4,894	4,919
OC Under Contract & Pending	2,017	1,917
OC New Listings Last 7 Days	617	518
OC Sold Last 7 Days	345	493
Expired/Canceled/Withdrawn Last 7 Days	297	322

Orange County Days on Market Statistics

The time it takes to sell a home shifted slightly this week. The average days on market moved up to 65 days, while the median stayed steady at 46 days. Homes under $1 million are moving in about 39 days, while homes priced between $1 million and $2 million are moving near 40 days. Luxury homes above $2 million are unchanged at 63 days.

This increase in the overall average suggests that some higher-priced homes are sitting longer, while mid-range homes are still moving at a healthy pace. Compared to past years when homes sold almost instantly, today’s numbers show a more thoughtful market. Buyers have more time to consider their choices, and sellers need to set realistic expectations about timing and pricing.

Here’s a link to homes in Orange County that have been listed over 90 days. Please reach out to me if you’d like a more detailed list or help reviewing those properties.

OC Days on Market	This Week	Last Week
Average Days on Market	65	64
Median Days on Market	46	46
Under $1,000,000	39	40
$1,000,000 to $2,000,000	40	39
$2,000,000 and Up	63	63

Orange County Key Housing Statistics

Orange County’s pricing picture showed some movement this week. The median list price for single-family homes ticked up slightly to $1,898,000, while condos and townhomes saw a small dip to $850,000. Closed prices were more active: the median single-family closed price jumped to $1,407,500, up from $1,360,000 last week. Condos, on the other hand, dipped to $734,000, down from $752,560.

Homes are still selling below list price, but the gap narrowed slightly. On average, homes closed about $25,853 lower than asking, or roughly 1.7% under list price. That’s an improvement from last week’s 1.8% gap, showing that buyers and sellers are finding closer agreement on value.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,898,000	$1,895,000
Median List Price Condos/Townhomes	$850,000	$852,900
Median Closed Price SFR (7 Days)	$1,407,500	$1,360,000
Median Closed Price Condos (7 Days)	$734,000	$752,560
Sold Price vs List Price **	Lower by $25,853 (1.7%)	Lower by $27,275 (1.8%)

Deal of the Week

This week’s property is a large townhome in Mission Viejo, located right next to the Mission Viejo Country Club. The home offers 4 bedrooms, 3 bathrooms, and 2,200 square feet of living space, perfect for those who want both comfort and convenience. You can view the full listing here: 26635 Guadiana, Mission Viejo.

Orange County Real Estate Market Report September 1, 2025 - Labor Day Surprise - Surge in Closings

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

Selling Your Property in Orange County

Market Trends

After nearly ten months of steady inventory growth, Orange County has now seen two straight weeks of declines. This year started with a very low 2,596 homes for sale, leaving buyers frustrated with few options. As inventory climbed, buyers gained choices while sellers saw homes sit longer, often needing price adjustments. Even with more listings, buyer demand held steady, and closings stayed consistent week to week.

It’s important to note that while inventory increased, we never reached pre-pandemic levels of over 6,000 active homes. The past two weeks of decline raise the question: will we ever get back to those levels? It’s possible, but for now, the story is about buyers stepping up. Last week’s surge in closings was unusual for late August, when school starts and activity typically slows. A growing number of empty nesters are also reshaping the market, with many looking to downsize, a trend reflected in recent website searches.

Read our blog post about downsizing in Orange County here: Embracing Change: The Journey of Downsizing in Orange County.

Mortgage rates remain a top driver currently hovering near 6.5%. Buyer sentiment surveys suggest that many households are adjusting, waiting less for “perfect” rate drops and moving forward with purchases. Sellers remain cautious, but lower inventory may help support pricing as we head into fall.

National news paints a very different picture. The Trump administration has announced plans to introduce new measures to address the high cost of housing in the coming weeks, according to recent comments by Treasury Secretary Scott Bessent.

Some of the most talked-about markets right now are in Texas and Florida, where inventory has piled up and higher taxes and insurance rates are adding to the cost of living. The tone in those areas leans toward “doom and gloom,” in sharp contrast to Orange County, which continues to feel positive and strong. Other regions with resilient markets include Buffalo, Providence, and Hartford, where many households in the Northeast have stayed put the past two years instead of relocating south as they normally might.

Orange County Housing Inventory Statistics

Orange County’s housing inventory now stands at 4,919 properties, down from 5,015 last week. That’s the second consecutive decline and a meaningful shift after months of steady increases. New listings also slowed, with only 518 homes hitting the market, compared to 558 the prior week. Meanwhile, pending and under contract properties dipped slightly to 1,917, while closings jumped to 493 from 421. The mix tells us that while fewer homes are being listed, buyers are still active, and some sellers may be pulling back if they aren’t reaching their price goals.

Inventory Data	This Week	Last Week
United States - Single Family Homes	860,728	861,238
Orange County - All Properties	4,919	5,015
OC Under Contract & Pending	1,917	2,014
OC New Listings Last 7 Days	518	558
OC Sold Last 7 Days	493	421
Expired/Canceled/Withdrawn Last 7 Days	322	221

Orange County Days on Market Statistics

The average days on market in Orange County ticked up to 64 days from 63 last week, while the median rose to 46 days from 44. This gentle rise in days on market reflects the broader cooling trend we’ve seen as inventory grew over the past several months. Yet, compared to last year, homes are still selling faster, showing that demand has not disappeared, buyers are simply more deliberate in their choices.

Here’s a link to homes in Orange County that have been listed over 90 days. Please reach out to me if you’d like a more detailed list or help reviewing those properties.

OC Days on Market	This Week	Last Week
Average Days on Market	64	63
Median Days on Market	46	44
Under $1,000,000	40	39
$1,000,000 to $2,000,000	39	36
$2,000,000 and Up	63	61

Orange County Key Housing Statistics

The median list price for single-family homes nudged higher to $1,895,000, while condos and townhomes eased to $852,900. On the sold side, the median closed price for single-family homes rose to $1,360,000, while condos dipped to $752,560, down from $820,000 the week prior. Buyers remain willing to pay near list while sellers are negotiating more as market time stretches.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,895,000	$1,888,444
Median List Price Condos/Townhomes	$852,900	$860,000
Median Closed Price SFR (7 Days)	$1,360,000	$1,345,000
Median Closed Price Condos (7 Days)	$752,560	$820,000
Sold Price vs List Price **	Lower by $27,275 (1.8%)	Lower by $23,943 (1.7%)

Deal of the Week

Not Perfect but Really Great Home in Golden Hills of Fullerton

The average price per square foot for homes sold in the area over the past six months is $654.04. This property, however, offers 2,954 square feet and is listed at $1,350,000, which comes out to only $455.31 per square foot, well below the neighborhood average. Add in the generous 8,960 sq. ft. lot, and this home presents a strong value for buyers willing to see past imperfections and focus on space, location, and long-term upside. This home is not currently listed for sale but will be on the market by the end of the week. If you're interested please reach out. I can share photos and more info by Wednesday.

Orange County Real Estate Market Report August 25, 2025 - Fewer Listings, More Downsizers Entering the Market

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

Selling Your Property in Orange County

Market Trends

This week brought a noticeable increase in new visitors to our website. Zillow remains the largest traffic source in Orange County, but our steady rise in visitors shows more buyers are entering the market and seeking local expertise. A closer look at the numbers shows three types of buyers driving activity:

Those moving into Orange County from other areas.
Current homeowners selling and buying a different property.
First-time buyers entering the market.

The biggest jump came from people planning to sell their current home and buy another, often downsizing into a property that better fits their lifestyle. We recently wrote about this important shift, which you can read in our blog here: Embracing Change: The Journey of Downsizing in Orange County.

Multifamily Properties

Another key trend is the lack of new construction for small multifamily properties (2–4 units). Developers are instead focused on denser buildings with more units because they can deliver bigger returns. Yet, the smaller properties, often owned by mom-and-pop investors, still offer long-term value in Orange County. With demand for rentals climbing, these homes remain vital for both the rental market and community stability. More residents are renting today because the path to homeownership has become harder. This ongoing rental demand underscores why even limited multifamily development would make a difference. Search all the multifamily properties for sale in Orange County

On the national level, mortgage rates remain a key driver of sentiment. While they’ve ticked down slightly from recent highs, buyers are still sensitive to borrowing costs. Despite this, consumer surveys show growing optimism that rates may ease further, which could spark more activity heading into the fall. Sellers remain confident but understand that pricing correctly matters more than ever.

Orange County Housing Inventory Statistics

Orange County housing inventory declined slightly this week, dropping to 5,015 homes, compared to 5,100 last week. At the same time, the number of new listings also decreased, with just 558 homes hitting the market in the past seven days versus 672 the week before. Closed sales followed the same trend, falling to 421 from 485. On the positive side, the number of expired, canceled, or withdrawn listings was lower this week, which helps keep the market from getting weighed down by stale inventory.

Overall, the slight decline in supply paired with steady demand shows that the market remains competitive, even as we move toward the end of summer. With kids heading back to school, we expect listing and sales activity to stay subdued for a couple of weeks before picking up again in the fall.

Inventory Data	This Week	Last Week
United States - Single Family Homes	861,238	860,068
Orange County - All Properties	5,015	5,100
OC Under Contract & Pending	2,014	2,034
OC New Listings Last 7 Days	558	672
OC Sold Last 7 Days	421	485
Expired/Canceled/Withdrawn Last 7 Days	221	269

Orange County Days on Market Statistics

Homes are taking a little longer to sell compared to last week. The average days on market rose from 61 to 63, while the median days increased from 41 to 44. Properties under $1,000,000 remain the fastest-moving segment, with a median of 39 days on the market. This small increase in market time is consistent with seasonal patterns, as late summer typically brings a slight slowdown.

Here’s a link to homes in Orange County that have been listed over 90 days. Please reach out to me if you’d like a more detailed list or help reviewing those properties.

OC Days on Market	This Week	Last Week
Average Days on Market	63	61
Median Days on Market	44	41
Under $1,000,000	39	38
$1,000,000 to $2,000,000	36	34
$2,000,000 and Up	61	59

Orange County Key Housing Statistics

Prices in Orange County continue to hold firm, though buyers are negotiating more than they did earlier this month. The median list price for single-family homes edged up to $1,888,444, while condos and townhomes also saw a small gain to $860,000. Closed sales, however, showed a mixed picture. Single-family homes had a median closed price of $1,345,000, down from $1,390,000 the previous week, while condos rose to $820,000, up from $790,000. On average, buyers paid about 1.7% below list price, compared to just 0.3% below last week. This suggests sellers remain confident in setting asking prices, but buyers are becoming more cautious and selective in negotiations.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,888,444	$1,880,000
Median List Price Condos/Townhomes	$860,000	$850,000
Median Closed Price SFR (7 Days)	$1,345,000	$1,390,000
Median Closed Price Condos (7 Days)	$820,000	$790,000
Sold Price vs List Price **	Lower by $23,943 (1.7%)	Lower by $5,145 (.3%)

Deal of the Week

This week’s standout opportunity is a spacious townhome in Anaheim Hills. Featuring 3 bedrooms, 3 bathrooms, and 2,312 sq ft, this property also includes a 2-car attached garage and a large private outdoor space—perfect for family living and entertaining. Listed at $432 per sq ft, it presents excellent value compared to the area’s average of $568 per sq ft, making it a smart choice for buyers looking to maximize space and affordability in Anaheim Hills.

Orange County Real Estate Market Report August 18, 2025 - Buyers Return as Rates Dip

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

Selling Your Property in Orange County

Market Trends

This past week, 30-year fixed-rate mortgages hovered around 6.59%, while 30-year FHA loans sat at about 6.17% both showing slight shifts but still grounded in recent ranges.

Across the U.S., the average 30-year fixed-rate dipped to 6.58%, its lowest since last October, offering some relief to hopeful buyers. That easing helped spark renewed interest, including a rise in new mortgage applications and refinances.

Confidence among homebuyers is building. Fannie Mae’s Home Purchase Sentiment Index climbed to 73.5 in May, the highest point in 2025 showing growing but still cautious optimism. And while some housing experts note that rates could stay elevated for the rest of the year, surveys suggest a real tipping point lies around that 6% mark, if rates drop there, millions more U.S. households might consider buying soon.

Here in Orange County, the impact of mortgage rates is very real. Nearly 70% of our current inventory (3,511 homes) is priced above $1 million, even small moves in interest rates affect buyers’ ability to qualify. On a $1.5 million mortgage, the difference between a 6% rate ($8,993/month) and a 7% rate ($9,980/month) is about $986 per month. That gap makes a real difference in purchasing power.

Some people assume luxury buyers are insulated from rates, but many are still financing their homes. In fact, as we mentioned in a recent report, all-cash purchases are down compared to last year, which means more buyers, even at the top end, are relying on mortgages. That makes today’s interest rate shifts important for a wide range of buyers across Orange County.

Orange County Housing Inventory Statistics

Orange County’s active inventory dipped slightly this week to 5,100 homes, down from 5,148 the week before. New listings held strong at 672, while closed sales stayed steady at 485. A key detail is that 1,213 homes, or 24% of the total inventory, have been on the market for more than 90 days. Los Angeles and San Diego counties are showing very similar trends, with active markets and steady weekly closings.

Inventory Data	This Week	Last Week
United States - Single Family Homes	860,068	859,096
Orange County - All Properties	5,100	5,148
OC Under Contract & Pending	2,034	2,068
OC New Listings Last 7 Days	672	652
OC Sold Last 7 Days	485	417
Expired/Canceled/Withdrawn Last 7 Days	269	223

Orange County Days on Market Statistics

The time it takes to sell a home remains steady, with the average days on market at 61, just one day higher than last week, and the median holding at 41 days. A closer look shows that 1,213 homes, about 24% of the county’s inventory, have been listed for over 90 days. This rise reflects the steady stream of new listings each week, while buyer activity, though consistent, hasn’t kept pace with the number of sellers entering the market. Closings remain stable, proving that buyers are still out there, but with more choices available, homes are taking longer to sell and some properties are sitting.

Here’s a link to homes in Orange County that have been listed over 90 days. Please reach out to me if you’d like a more detailed list or help reviewing those properties.

OC Days on Market	This Week	Last Week
Average Days on Market	61	60
Median Days on Market	41	41
Under $1,000,000	38	35
$1,000,000 to $2,000,000	34	33
$2,000,000 and Up	59	59

Orange County Key Housing Statistics

Pricing stayed firm this week, showing the underlying strength of the Orange County market. The median list price for single-family homes rose to $1,880,000, up slightly from $1,865,500, while condos and townhomes held steady at $850,000. Closed sales also showed gains, with the median closed price for single-family homes at $1,390,000 and condos climbing to $790,000, a solid increase from $752,500 last week.

The biggest change, however, was in the sold price vs. list price, which narrowed to just 0.3% under asking, the lowest level we’ve seen in some time. This suggests stronger alignment between buyers and sellers. We’ll be watching to see if recent mortgage rate drops spark more buyer competition, which could push this stat even closer to full asking in the weeks ahead.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,880,000	$1,865,500
Median List Price Condos/Townhomes	$850,000	$850,000
Median Closed Price SFR (7 Days)	$1,390,000	$1,382,500
Median Closed Price Condos (7 Days)	$790,000	$752,500
Sold Price vs List Price **	Lower by $5,145 (.3%)	Lower by $41,647 (2.5%)

Deal of the Week

This week we’re highlighting a single-family home in Placentia at 330 E Concord Way. The home is currently listed at $1,050,000, which comes out to $413 per square foot. It’s in solid condition overall and only needs a little cosmetic work, mainly a few lime-green walls that could use a fresh coat of paint.

What makes this listing stand out is the value compared to recent sales. Two nearby homes have recently closed at $533 per square foot, showing the upside potential here. For buyers looking for a well-priced home in a great neighborhood, this property deserves a closer look.

Orange County Real Estate Market Report August 11, 2025 - Inventory Down but Market is Steady

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

Selling Your Property in Orange County

Market Trends

This week, Orange County's housing inventory dropped by 1.1%, with 60 fewer listings compared to last week. This follows an increase in home sales last week, with 502 closings reported.

Nationally, inventory also fell slightly by 0.8%. As summer winds down and schools start across the country, fewer sellers are putting homes on the market, leading to this seasonal slowdown.

Inventory remains about 10% lower than the same time in 2019, showing that while we’ve made progress toward a balanced market, there is still room for improvement here in Orange County.

Sellers may feel pressure from negative media attention, but buyers continue to write offers and purchase homes. It’s important for sellers to be patient and ensure their home is priced correctly, reviewing the data carefully can help with this.

Redfin economists note that serious homebuyers currently have a window of opportunity to lock in mortgage rates, which could shift with new economic data in the coming weeks. After a softer jobs report, mortgage rates dipped to their lowest point in nearly a year, around 6.55%. This drop has increased buying power compared to May’s peak rates.

However, this window may be short-lived. New listings have slowed as sellers hesitate over price expectations, while lower rates could bring more buyers and increased competition. Mortgage purchase applications have already risen 2% week over week.

Orange County Housing Inventory Statistics

This week, Orange County’s total housing inventory declined slightly by 1.1%, with 60 fewer homes available compared to last week. Although this drop is small, it follows a recent uptick in closed sales, which naturally reduces the number of homes on the market. New listings also decreased, reflecting the typical seasonal slowdown as summer ends and schools reopen. Compared to 2019, current inventory remains about 10% lower, signaling that while the market is moving toward balance, supply still has room to grow. Buyers remain active, but fewer options mean it’s important for sellers to price competitively and prepare their homes well.

Inventory Data	This Week	Last Week
United States - Single Family Homes	859,096	865,620
Orange County - All Properties	5,148	5,208
OC Under Contract & Pending	2,068	1,981
OC New Listings Last 7 Days	652	704
OC Sold Last 7 Days	417	502
Expired/Canceled/Withdrawn Last 7 Days	223	321

Orange County Days on Market Statistics

Homes in Orange County are spending roughly the same amount of time on the market as last week, with the average days on market steady at 60 days and the median remaining at 41 days. Pricing segments show consistency as well. These numbers suggest that although the market is slower than the peak frenzy years, buyers are still engaged and homes priced well are moving at a steady pace.

Here’s a link to homes in Orange County that have been listed over 90 days. Please reach out to me if you’d like a more detailed list or help reviewing those properties.

OC Days on Market	This Week	Last Week
Average Days on Market	60	59
Median Days on Market	41	41
Under $1,000,000	35	35
$1,000,000 to $2,000,000	33	34
$2,000,000 and Up	59	59

Orange County Key Housing Statistics

The median list price for single-family homes has eased recently after a strong start to the year. Prices began near $1.9 million in January, then jumped to around $2 million from February through mid-July. For the past four weeks, the median list price has stayed just under $1.9 million, reflecting a slight pullback as fewer luxury homes are listed and more homes under $1.9 million come on the market.

Meanwhile, the average list price has held fairly steady and remains higher than usual, sitting at about $3.36 million due to the influence of high-end luxury listings.

Condos and townhomes are steady around $850,000. Closed sales prices have softened slightly, with single-family homes selling near $1.38 million and condos at about $752,500. Sellers continue to receive offers roughly 2.5% below list price, showing a market slowly balancing where price and home condition are key to a successful sale.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,865,500	$1,869,000
Median List Price Condos/Townhomes	$850,000	$849,500
Median Closed Price SFR (7 Days)	$1,382,500	$1,445,000
Median Closed Price Condos (7 Days)	$752,500	$800,000
Sold Price vs List Price **	Lower by $41,647 (2.5%)	Lower by $38,845 (2.4%)

Deal Of The Week

This week’s standout property is a spacious townhouse in Buena Park at 46 Lincoln Court. Featuring 3 bedrooms, 3 bathrooms, and 1,880 square feet, this home offers plenty of space along with an attached two-car garage and private outdoor area. Priced competitively at $399 per square foot, it presents excellent value for the neighborhood, especially compared to a nearby sale at 32 Lincoln Court, which recently sold for $498 per square foot. This townhouse is a great opportunity for buyers looking for space and value in Buena Park.

Orange County Real Estate Market Report August 4, 2025 - Buyer Demand Rises as Closings Increase

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

Thank you for your continued support and interest in our housing reports. At Orange County Real Estate, Inc., we carefully analyze all the data to provide you with accurate and unbiased insights. If you have specific data points or historical comparisons you’d like to see, feel free to reach out to me directly at eric@ocrealestateinc.com. We’re here to ensure you have the best information to make informed real estate decisions.

Home Valuation Tools

We’ve added a new home valuation tool to our website that uses data from Quantarium, CoreLogic, and Attom to provide a more accurate estimate than any other tool we’ve seen. You can check your home’s value at this link. While in-person inspections are still essential for precise valuations, especially for homes with customizations or upgrades, this automated tool is a significant step forward.

Working with a private mortgage investor gave me invaluable experience in appraising real estate and assessing properties for both risk and resale value. Since the investor used his own capital, he was meticulous about accuracy. I apply these skills every day, helping buyers and sellers feel confident in their real estate decisions.

Market Trends

This week brought some good news. Closings jumped to 502 homes sold, up from 436 last week. That shows buyers are still active and moving quickly when they see the right home.

Interest rates are still high, sitting around 6.75% for a 30-year fixed mortgage. But they dipped slightly from last week, and some experts think rates could fall more later this year. Many buyers are using rate buydowns or other loan options to manage costs and sellers seem eager to help with those costs to get their property sold amid seller competition.

New Construction

Builders across the country are sitting on large amounts of unsold inventory. They are offering big incentives to attract buyers, things like help with closing costs, or upgrades and even low fixed rate mortgages. Builders can do this because they typically own their own mortgage company or they’re using potential profits for rate buydowns.

New Construction in Orange County

Builders in Orange County are moving homes faster than in many other parts of the country. While national builders are struggling with high inventory, new construction here is still selling quickly. That said, builders are still offering strong incentives to attract buyers.

Last month, I toured Flora at Rancho Mission Viejo with a client. The builder was Lennar, one of the top national developers. We worked with Kurt Ree, a knowledgeable and helpful rep from Lennar, who walked us through their in-house loan incentive with Lennar Mortgage and honestly, no outside lender could match it.

Unfortunately for my client, both Flora and Mariposa sold out quickly. It’s a reminder that even with higher interest rates, demand for new homes in the right communities remains strong.

Take a look at all new construction in Orange County at this link.

Orange County Housing Inventory Statistics

Here in Orange County, inventory has been rising slowly but steadily. There are now 5,208 active listings, and sellers are pricing carefully. Median list prices for single-family homes dropped just a bit to $1,869,000, but condo prices rose slightly to $849,500. These small shifts show the market is stable but still adjusting.

New listings also ticked up this week to 704, which helps refresh inventory. But the number of homes under contract dropped to 1,981, from 2,052 last week. That’s likely due to the time of year, August often brings a small dip in new escrows.

Expired, withdrawn, and canceled listings also rose sharply to 321 this week, up from 229. Some sellers are testing the market, then stepping back if they don’t see enough activity. This is common when interest rates are high and buyers are taking longer to decide.

Inventory Data	This Week	Last Week
United States - Single Family Homes	865,620	860,425
Orange County - All Properties	5,208	5,203
OC Under Contract & Pending	1,981	2,052
OC New Listings Last 7 Days	704	686
OC Sold Last 7 Days	502	436
Expired/Canceled/Withdrawn Last 7 Days	321	229

Orange County Days on Market Statistics

Homes are selling just a little faster this week. The average time on market in Orange County is now 59 days, down from 61. The median is 41 days, showing most well-priced homes still go into escrow quickly.

Only 18.7% of listings in Orange County (974 listings) have been on the market longer than 90 days. That’s a relatively low number compared to the national average days on market, which remains high at 105 days. It’s a strong sign that homes are still selling in OC, especially when priced and marketed right.

Buyers are being more cautious, but well-prepared buyers are moving fast, especially when a property is priced right and shows well.

Here’s a link to homes in Orange County that have been listed over 90 days. Please reach out to me if you’d like a more detailed list or help reviewing those properties.

OC Days on Market	This Week	Last Week
Average Days on Market	59	61
Median Days on Market	41	42
Under $1,000,000	35	36
$1,000,000 to $2,000,000	34	37
$2,000,000 and Up	59	59

Orange County Key Housing Statistics

This week, we saw closed prices rise, which shows buyers are still stepping up when they see value. Sellers are adjusting to meet the market, and buyers are responding.

Interestingly, this weeks key stats are almost exactly the same as last year. On August 5, 2024, the numbers were nearly identical except for the median list price, which was $1,950,000. Everything else, from days on market to sold prices, is strikingly similar. Scroll down on our housing report page to compare this week’s data with past reports.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,869,000	$1,895,000
Median List Price Condos/Townhomes	$849,500	$845,000
Median Closed Price SFR (7 Days)	$1,445,000	$1,400,000
Median Closed Price Condos (7 Days)	$800,000	$800,000
Sold Price vs List Price	Lower by $38,845 (2.4%)	Lower by $36,919 (2.4%)

Deal Of The Week

This week’s Deal of the Week is an off-market opportunity in Yorba Linda, located in the Fairview Estates neighborhood near Fairmont and Village Center. The home is in original condition and will need some updates, but at just $379 per square foot, it stands out as one of the best values currently available in all of Orange County. Closings in this area fetch $660 - $875 per sq ft.

The property offers 5 bedrooms, 3 bathrooms, and spans approximately 3,000 square feet on a generous 10,000 square foot lot, a rare find in this area.

This home isn’t listed on the market yet, but I have access to more details. If you're looking for a project with long-term upside, this could be a great opportunity. Reach out if you'd like more information or to schedule a private showing.

Orange County Real Estate Market Report July 28, 2025 - Psychology Behind Buyers and Sellers

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

Thank you for your continued support and interest in our housing reports. At Orange County Real Estate, Inc., we carefully analyze all the data to provide you with accurate and unbiased insights. If you have specific data points or historical comparisons you’d like to see, feel free to reach out to me directly at eric@ocrealestateinc.com. We’re here to ensure you have the best information to make informed real estate decisions.

Home Valuation Tools

Market Trends

Seller and Buyer Psychology

Right now, buyers and sellers are not seeing the market the same way.

National surveys show around 60% of homeowners say it's a good time to sell, but that optimism is softening slightly compared to earlier in 2025

At the same time, just 28% believe it’s a good time to buy, a signal of low buyer confidence.

Across the U.S., active home listings rose nearly 29% year over year in June, and price reductions reached levels not seen since at least 2016. This news is affecting seller and buyer psychology even as the Orange County market remains stronger than national stats.

Many sellers are holding onto the memory of quick sales and bidding wars. They hope to sell fast and close at the asking price. But today’s market is different. Homes are taking longer to sell. Buyers have more choices. The result is growing tension.

Buyers, on the other hand, are still in the game, they remain eager but cautious. Mortgage applications have climbed this summer. In fact, they recently reached the highest level in two years. That means buyers want to purchase, but they are cautious. Many believe homes are too expensive and are trying to wait for prices and rates to come down. I dig into the value of homes in Orange County and if it's a good time to buy in this blog post.

In Orange County, this has created a standoff. While closings have been steady, some buyers are making offers far below the list price, even when there is no data to back it up. We have seen this in recent weeks and it feels like a shot in the dark.

At Orange County Real Estate, Inc., we help our clients make thoughtful offers based on current sales and local trends. We are not guessing. We are advising offer prices based on the data.

Values in Orange County remain steady for now. Even with price reductions, sale prices have not dropped meaningfully. Expecting a downturn hasn’t translated into broad buyer confidence.

Sellers should also understand how buyers think. Most buyers are not trying to play games. They are reacting to what they see in the news and in the market. The more both sides understand each other, the more likely we are to see fair and successful deals.

Orange County Housing Inventory Statistics

Active inventory in Orange County remained stable at 5203 homes. New listings dropped slightly. At the same time, more sellers pulled their listings off the market, likely due to lack of activity or price concerns.

Nationally, inventory has risen about 29 percent since last summer. That gives buyers more options. But in Orange County, buyer demand is still strong.

Here’s a link to homes in Orange County that have been listed over 90 days. Please reach out to me if you’d like a more detailed list or help reviewing those properties.

Inventory Data	This Week	Last Week
United States - Single Family Homes	860,425	857,142
Orange County - All Properties	5,203	5,202
OC Under Contract & Pending	2,052	2,049
OC New Listings Last 7 Days	686	707
OC Sold Last 7 Days	436	446
Expired/Canceled/Withdrawn Last 7 Days	229	203

Orange County Days on Market Statistics

Homes in Orange County are taking a bit longer to sell. The average time on market moved up to 61 days. Median time also rose slightly to 42 days. This shift is consistent across all price points.

In many areas in Orange County, homes are now sitting for about 53 days, similar to pre pandemic norms. This does not signal a crash. It shows that buyers are taking more time before making a decision. Nationally, the days on market has increased to 105 days.

OC Days on Market	This Week	Last Week
Average Days on Market	61	59
Median Days on Market	42	40
Under $1,000,000	36	34
$1,000,000 to $2,000,000	37	34
$2,000,000 and Up	59	55

Orange County Key Housing Statistics

Single family homes held steady this week with a median list price of one million eight hundred ninety five thousand dollars. Closed prices ticked up slightly, reaching one million four hundred thousand dollars. Condos saw a small drop in both list and sold prices.

Sellers and buyers should be ready for more back and forth negotiating in the weeks ahead.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,895,000	$1,895,000
Median List Price Condos/Townhomes	$845,000	$850,000
Median Closed Price SFR (7 Days)	$1,400,000	$1,375,000
Median Closed Price Condos (7 Days)	$800,000	$820,000
Sold Price vs List Price	Lower by $36,919 (2.4%)	Lower by $30,347 (2%)

Deal Of The Week

This week’s top value is a Los Alamitos home that needs only minor updates. The house is in solid condition but has a plain design. With some smart renovations and cosmetic changes, it has the potential to shine.

Located in one of Orange County’s top school districts, this home offers strong long-term value for buyers looking to personalize a space and build equity in a great neighborhood.

4662 Howard Avenue, Los Alamitos, CA 90720

Orange County Real Estate Market Report July 21, 2025 - Are We In A Buyer's Market

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

Thank you for your continued support and interest in our housing reports. At Orange County Real Estate, Inc., we carefully analyze all the data to provide you with accurate and unbiased insights. If you have specific data points or historical comparisons you’d like to see, feel free to reach out to me directly at eric@ocrealestateinc.com. We’re here to ensure you have the best information to make informed real estate decisions.

Home Valuation Tools

Market Trends

Is Orange County now a buyer's market?

For years, sellers held the power. Homes sold fast, often with multiple offers over asking price. Many closed within days.

But now, things are changing. We have about 5,200 properties for sale in Orange County. That is higher than recent years, but still lower than before the pandemic when there were 6,000 to 8,000 properties for sale.

Today, we have more sellers than buyers in the market. This is normal for real estate. Most markets have more homes for sale than buyers looking in any given week.

It’s important to compare apples to apples. The pandemic real estate market was not normal. Many sellers today are comparing 2025 to 2021 and feel worried when their home sits on the market for more than 30 days. But during the pandemic, low mortgage rates and remote work changed everything. People who couldn’t afford a home near their office in 2019 suddenly could with rates around 4%. Others moved farther out because they no longer needed to commute every day. The market was manipulated and homes sold like hot cakes.

If we compare today’s stats to pre-pandemic times, we see this is still a seller’s market. Days on market are under 60. Total inventory is lower than it was in 2019. Demand remains strong, with 446 closed transactions this week alone. That is a steady stream of buyers making purchases in Orange County each week.

So, while buyers have slightly more power today, sellers still hold the advantage if they price their homes right and market them well. I'll write about the psychological impact on buyers and sellers next week.

Across the country, some areas are deep into buyer’s market territory. In Florida, supply has grown fast while demand has dropped. For example, Cape Coral has 11.6 months of supply, while Miami has 11.4 months. Rising insurance costs and fewer buyers from northern states have slowed their markets.

Orange County Housing Inventory Statistics

This week, Orange County has 5,202 properties for sale, a slight increase from last week’s 5,191. Across the United States, inventory also rose, reaching 857,142 single-family homes, up from 847,009 the week before. In Orange County, 707 new listings came on the market this week. Meanwhile, 446 homes sold. There were also 203 listings that expired, were canceled, or withdrawn. I'll start to track this data weekly.

Here’s a link to homes in Orange County that have been listed over 90 days. Please reach out to me if you’d like a more detailed list or help reviewing those properties.

Inventory Data	This Week	Last Week
United States - Single Family Homes	857,142	847,009
Orange County - All Properties	5,202	5,191
OC Under Contract & Pending	2,049	2,007
OC New Listings Last 7 Days	707	823
OC Sold Last 7 Days	446	434
Expired/Canceled/Withdrawn Last 7 Days	203

Orange County Days on Market Statistics

Days on market continue to inch up across all price ranges. The average days on market this week is 59, just up from 58 last week. The median days on market is now 40, compared to 39 the week before. Homes priced under $1 million have a median of 34 days, up slightly from 33 days last week. Properties between $1 million and $2 million also have a median of 34 days, while homes priced over $2 million are now sitting for a median of 55 days, up from 54. While these changes are small, they show a trend of homes taking a bit longer to sell, giving buyers a little more time to make decisions.

OC Days on Market	This Week	Last Week
Average Days on Market	59	58
Median Days on Market	40	39
Under $1,000,000	34	33
$1,000,000 to $2,000,000	34	33
$2,000,000 and Up	55	54

Orange County Key Housing Statistics

This week, the median list price for single-family homes in Orange County is $1,895,000, down from $1,950,000 two weeks ago. For condos and townhomes, the median list price is $850,000, just below last week’s $851,000. The median closed price for single-family homes rose to $1,375,000, up from $1,365,000 the previous week. Condos and townhomes saw a similar rise, with a median closed price of $820,000, compared to $797,500 last week.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,895,000	$1,898,000
Median List Price Condos/Townhomes	$850,000	$851,000
Median Closed Price SFR (7 Days)	$1,375,000	$1,365,000
Median Closed Price Condos (7 Days)	$820,000	$797,500
Sold Price vs List Price	Lower by $30,347 (2%)	Lower by $19,413 (1.32%)

Best Deal This Week

This week’s deal is a spacious single-level home in Raymond Hills, Fullerton. Although it is in original condition, it is clean and move-in ready if you prefer to settle in before making updates. The home offers 3,121 square feet of living space on a generous 14,168 square foot lot and includes a pool. This is a rare chance to own a large single-level home in one of Fullerton’s most sought-after neighborhoods. 1135 Sheppard Drive, Fullerton, CA 92831

Orange County Real Estate Market Report July 14, 2025 - New Listings Surge And List Prices Drop

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

Thank you for your continued support and interest in our housing reports. At Orange County Real Estate, Inc., we carefully analyze all the data to provide you with accurate and unbiased insights. If you have specific data points or historical comparisons you’d like to see, feel free to reach out to me directly at eric@ocrealestateinc.com. We’re here to ensure you have the best information to make informed real estate decisions.

Home Valuation Tools

Market Trends

Across the country, the housing market continues to show different trends by region. Nearly one-third of the largest 100 markets are now seeing price declines of at least 1% from their recent peaks. The Northeast and Midwest (and here in Orange County) are still seeing home prices rise, while many Southern and Western markets are experiencing price reductions. For example, prices in parts of Florida and Texas have dropped well below where they were just two years ago. Cape Coral saw a decline of over 9% year-over-year, and cities like Austin and Tampa are seeing similar trends.

National inventory has increased by 29% compared to this time last year, giving buyers more choices but adding pressure on prices in markets with slower demand.

Another shift affecting Southern markets is the drop in Canadian and international buyers this year. According to National Association of Realtors data, foreign purchases have fallen nearly 10% nationwide, with the largest declines in warm-climate markets like Florida, Arizona, and California’s Coachella Valley. Typically, buyers from colder northern states and Canada boost demand in these regions each winter and spring, but those numbers have been subdued this year due to currency exchange rates, high prices, and global economic uncertainty.

Despite these national trends, Orange County continues to see strong demand. Currently, only 18% of our inventory, 927 properties, has been listed over 90 days. This shows that while some homes take longer to sell, buyer activity remains steady. Price reductions are becoming common as sellers look to cash out while prices are still strong. Compared to markets like Austin and Cape Coral, where prices have fallen more than 9%, Orange County remains more stable.

Here’s a link to homes in Orange County that have been listed over 90 days. Please reach out to me if you’d like a more detailed list or help reviewing those properties.

Orange County Housing Inventory Statistics

This week, Orange County’s housing inventory rose to 5,191 homes, up from 5,016 last week. That’s an increase of 175 homes, or about 3.5%. Nationwide, inventory saw a slight decline, with single-family homes dropping from 853,180 to 847,009.

New listings in Orange County jumped this week. We saw 823 new listings, compared to only 583 the week before. This is a positive sign for buyers who have been waiting for more options. Under contract and pending sales stayed nearly the same at 2,007.

In past years with strong markets, rising inventory helped buyers feel they had choices without causing prices to drop significantly. We continue to watch this trend to see if supply growth will match buyer demand in the coming weeks.

Inventory Data	This Week	Last Week
United States - Single Family Homes	847,009	853,180
Orange County - All Properties	5,191	5,016
OC Under Contract & Pending	2,007	2,008
OC New Listings Last 7 Days	823	583
OC Sold Last 7 Days	434	397

Orange County Days on Market Statistics

The average days on market this week was 58, down slightly from 59 last week. The median days on market held steady at 39 days. For homes priced under $1,000,000, the median remains 33 days, showing quick sales in this segment. For homes above $2,000,000, the median days on market stayed at 54.

In strong real estate markets like 2021, days on market often fell under 14 days. Today’s numbers show a more balanced market, giving buyers time to make decisions and sellers the chance to price properly without rushing.

Why Are Days on Market Important?

For Sellers:

Days on market shows how long it takes for homes like yours to sell. If the DOM is low, it means homes are selling quickly, and you may get multiple offers or sell above asking price. If the DOM is higher, it could mean buyers have more choices, and pricing your home correctly becomes even more important to avoid sitting unsold for too long. Homes that sit longer often get “stale” in buyers’ eyes, leading to price reductions.

For Buyers:

Days on market tells you how fast you need to act. If homes are selling in just a few days, you’ll need to move quickly with your offer and have your financing ready. If DOM is higher, you may have more room to negotiate on price or repairs, and you can take a little more time to decide. It can also show if a home has been overlooked by other buyers, which could be an opportunity to negotiate better terms.

OC Days on Market	This Week	Last Week
Average Days on Market	58	59
Median Days on Market	39	39
Under $1,000,000	33	33
$1,000,000 to $2,000,000	33	33
$2,000,000 and Up	54	54

Orange County Key Housing Statistics

This week, the median list price for single-family homes in Orange County fell to $1,898,000, down from $1,950,000 last week. Condo and townhome median list prices also dipped slightly to $851,000 from $855,000.

Closed prices showed a mixed trend. Single-family homes closed at a median of $1,365,000, down from $1,400,000 last week. Condo and townhome median closed prices rose to $797,500, up from $772,500.

Homes sold for about 1.32% below their list price this week.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,898,000	$1,950,000
Median List Price Condos/Townhomes	$851,000	$855,000
Median Closed Price SFR (7 Days)	$1,365,000	$1,400,000
Median Closed Price Condos (7 Days)	$797,500	$772,500
Sold Price vs List Price	Lower by $19,413 (1.32%)	Lower by $25,954 (1.7%)

Best Deal This Week

This week’s best deal is 1184 Grand Canyon in Brea. It’s one of the lowest price per square foot homes in all of Orange County right now. The home is nearly 3,000 square feet with 5 bedrooms, giving you a lot of space for the price. It’s in livable condition as it is, making it a great opportunity for buyers looking for value and room to grow. Take a look at it here. 1184 Grand Canyon

Orange County Real Estate Market Report July 7, 2025 - An Outlier Amid Southern California Headlines

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc.

Thank you for your continued support and interest in our housing reports. At Orange County Real Estate, Inc., we carefully analyze all the data to provide you with accurate and unbiased insights. If you have specific data points or historical comparisons you’d like to see, feel free to reach out to me directly at eric@ocrealestateinc.com. We’re here to ensure you have the best information to make informed real estate decisions.

Home Valuation Tools

Market Trends

Cancellations Remain Low Despite National Headlines:

Recently, there have been headlines about a surge in Southern California escrows falling through, with Redfin reporting elevated cancellation rates in their May 22, 2025 article, which I addressed in my May 26th market report. However, when I reviewed the actual MLS data for Orange County, the numbers told a different story.

Unfortunately, the MLS does not offer a direct search parameter for cancellations, so calculating this requires searching for status changes within a date range and reviewing each property’s history individually. For the month of June, I conducted this manual search and found that the total was 62 or 3.1% of properties that went from under contact or pending to active, reaffirming that while cancellations are happening, Orange County’s rate remains quite low compared to broader market headlines.

Multifamily Construction hit a major milestone in 2024, with 608,000 units completed nationwide, the highest level since 1986, according to NAHB. Notably, 54% of these were in high-density buildings with 50+ units, showing a continued shift toward larger apartment projects. The South led completions with 292,000 units, nearly half the national total, while the West had 163,000 units, the Midwest 87,000, and the Northeast 68,000. Built-for-rent dominated the market at 95% of all multifamily completions, highlighting strong investor demand for rental housing across the country.

Orange County Housing Inventory Statistics

This week, the number of single-family homes for sale in the United States rose slightly to 853,180, up from 833,490 last week. Locally, Orange County saw a small drop, with 5,016 active listings, down from 5,121 the previous week. The number of homes under contract and pending increased to 2,008, a sign that buyers remain active despite higher prices and rates.

New listings in Orange County fell from 714 to 583 this week, and homes sold dropped from 469 to 397. It’s worth noting that these stats may be muted due to the Fourth of July holiday weekend, as fewer new listings typically come to market during major holiday periods, and buyers often delay closings or showings. Compared to one year ago, Orange County inventory remains higher, giving buyers more options than last summer, when choices were at near record lows.

Don’t forget to take a look at the homes listed over 90 days. Many online search portals hide or filter them out, so consumers miss them. Here’s a link to homes in Orange County that have been listed over 90 days. Please reach out to me if you’d like a more detailed list or help reviewing those properties.

Inventory Data	This Week	Last Week
United States - Single Family Homes	853,180	833,490
Orange County - All Properties	5,016	5,121
OC Under Contract & Pending	2,008	1,967
OC New Listings Last 7 Days	583	714
OC Sold Last 7 Days	397	469

Orange County Days on Market Statistics

The average days on market in Orange County this week is 59 days, up slightly from 58 last week. The median remains steady at 39 days.

While days on market are rising slowly, they remain low compared to slower markets in the past. For example, in mid-2008, Orange County’s average days on market exceeded 100 days, showing that today’s pace still favors sellers, though buyers have slightly more breathing room than the peak frenzy of 2021-2022.

Why Are Days on Market Important?

For Sellers:

For Buyers:

OC Days on Market	This Week	Last Week
Average Days on Market	59	58
Median Days on Market	39	39
Under $1,000,000	33	32
$1,000,000 to $2,000,000	33	31
$2,000,000 and Up	54	53

Orange County Key Housing Statistics

This week, the median list price for single-family homes is $1,950,000, nearly identical to last week. Condos and townhomes remain steady with a median list price of $855,000.

However, closed prices dipped. Single-family home median closed price fell from $1,491,994 to $1,400,000, and condos dropped from $836,000 to $772,500. The average sold price is $25,954 (1.7%) below list price, a larger gap than the $5,019 (.32%) below list price seen last week.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,950,000	$1,948,900
Median List Price Condos/Townhomes	$855,000	$855,000
Median Closed Price SFR (7 Days)	$1,400,000	$1,491,994
Median Closed Price Condos (7 Days)	$772,500	$836,000
Sold Price vs List Price	Lower by $25,954 (1.7%)	Lower by $5,019 (.32%)

Emerald Bay Property - Orange County's Highest Price Per Square Foot

This Emerald Bay listing is currently the highest price per square foot property in all of Orange County, offered at an extraordinary $9,269.82 per sq ft. Priced at $20,000,000, the home spans just 2,157 sq ft on a 6,400 sq ft lot in one of Laguna Beach’s most coveted oceanfront communities. View the property at this link.

Orange County Housing Market Reports: July to September 2025

Reports in This Quarter

Orange County Real Estate Market Report September 29, 2025 - Looking Back, Moving Forward

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report September 22, 2025 - One Stop Shop, Is It Better?

Market Trends

More On The Compass Merger

Orange County Real Estate, Inc

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report September 15, 2025 - Lower Rates Will Spark Buyer Interest

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report September 8, 2025 - Home Prices Up, Total Sales Down

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report September 1, 2025 - Labor Day Surprise - Surge in Closings

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report August 25, 2025 - Fewer Listings, More Downsizers Entering the Market

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report August 18, 2025 - Buyers Return as Rates Dip

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report August 11, 2025 - Inventory Down but Market is Steady

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report August 4, 2025 - Buyer Demand Rises as Closings Increase

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report July 28, 2025 - Psychology Behind Buyers and Sellers

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report July 21, 2025 - Are We In A Buyer's Market

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report July 14, 2025 - New Listings Surge And List Prices Drop

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report July 7, 2025 - An Outlier Amid Southern California Headlines

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Emerald Bay Property - Orange County's Highest Price Per Square Foot

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