Orange County Housing Market Reports: April to June 2026

This is the archive of the weekly Orange County housing market reports written by broker Eric Engelbert of Orange County Real Estate, Inc. for April to June 2026. 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: June 29, 2026 - More Listings, More Closings and Orange County's Housing Element

What Changed This Week:

Inventory climbed to 4,972 active listings, up from 4,862, as 724 new listings hit the market.
Closings jumped to 463 from 392, total pending sales eased slightly to 2,036.
The housing element push is turning into actual construction, who is breaking ground on new developments.

Analysis by Eric Engelbert, Broker at Orange County Real Estate, Inc.

Quick Links: Inventory Stats | City-Specific Reports | Instant Home Valuation

Market Trends

The housing element is finally showing up in dirt being moved, not just in city council agendas. For years Orange County's housing element mandates were a paperwork exercise. That changed this year, and Laguna Hills is the clearest example.

Terravita, the 480-unit project replacing the former HERE@Laguna Hills and Spectrum Summit Plaza office campuses, is the kind of infill project the state's housing element rules were written to produce. Developers are converting 18.5 acres of underused office space into 259 attached homes and a 221-unit apartment building. We wrote about it here: Laguna Hills Terravita 480 Units.

This is a pattern repeating across Orange County. Underused office and retail parcels already have road access, utilities, and parking, which makes them the path of least resistance for cities trying to hit their state-mandated housing numbers without touching existing single family neighborhoods.

The City of Orange is doing the same thing with the old JCPenney building at The Village at Orange, set to become 167 for-sale condominiums. Details here: Village at Orange 167 Condos Redevelopment.

Huntington Beach is adding senior housing with the Marisol project, addressing a segment of inventory that's historically been thin in coastal OC. More on that here: Huntington Beach Senior Housing, The Marisol.

And in Irvine, the Oak Creek Golf Course site is being eyed for roughly 3,100 new homes, which would be one of the largest single redevelopment sites in the city's history. We covered it here: Oak Creek Golf Course May Be Replaced by 3,100 New Homes.

Outside of Orange County's housing element pipeline, two larger projects broke ground this year worth watching. In Westminster, Shopoff Realty Investments held a groundbreaking in April for Bolsa Pacific, the 83-acre redevelopment of the now-shuttered Westminster Mall. The plan calls for about 2,250 housing units, a 120-key hotel, and over 220,000 square feet of retail. Read the details on this project here: Bolsa Pacific Groundbreaking, Costs, and What It Means for Homeowners

In Newport Beach, the Irvine Company began construction this spring on a 184-unit apartment building at 800 San Clemente Drive, part of the broader Newport Center expansion near Fashion Island. Separately, the Planning Commission approved a 22-story, 150-unit luxury condo project that will replace the Big Newport movie theater, though that one hasn't broken ground yet.

None of this solves Orange County's inventory problem overnight. Most of these projects won't deliver units until 2027 or 2028. But it's the most building activity we've seen tied directly to housing element compliance in years, and it's worth tracking because it shows where future supply is actually going to land, not just where cities say they're planning for it.

Buyers and sellers are also more informed than they've ever been. But county-wide statistics only tell part of the story. If you want to know how these numbers are actually playing out in your neighborhood, give us a call. We'll walk you through the data street by street.

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Orange County Housing Inventory Statistics

Orange County inventory rose to 4,972 active listings, up from 4,862 last week. New listings also picked up, with 724 homes hitting the market compared to 703 the week before. Pending sales slipped slightly to 2,036 from 2,080, a small but notable shift given inventory and new listings both moved higher. More homes are coming on, fewer are going under contract relative to last week.

Sold activity jumped to 463 closings from 392. Part of that increase is a calendar effect rather than a true demand shift. Juneteenth fell on Friday the 19th, which pushed some closings that would normally land that day into the following week, suppressing last week's total and inflating this week's. The bounce back was expected.

Last week also saw 171 listings come off the market through expiration, cancellation, or withdrawal. That number sounds high on its own, but it's a normal level of turnover for a county with nearly 5,000 active listings. Some sellers test the market, adjust their plans, or relist later. It's not a sign of distress, just the ordinary churn of a market this size.

Taken together, the numbers point to a market with more choices for buyers but not necessarily more urgency. Inventory is building faster than demand is absorbing it.

Inventory Data	This Week	Last Week
United States - Single Family Homes	841,547	830,939
Orange County - All Properties	4,972	4,862
OC Under Contract & Pending	2,036	2,080
OC New Listings Last 7 Days	724	703
OC Sold Last 7 Days	463	392

Orange County Days on Market Statistics

Average days on market ticked up to 60 from 59. Median days on market held steady at 39, unchanged from last week.

Breaking it down by price point: homes under $1 million are averaging 38 days on market against 1,695 active listings, essentially flat from last week's 38 days and 1,664 listings. The $1 million to $2 million segment improved slightly, with days on market dropping to 31 from 32, even as active listings in that range grew to 1,835 from 1,770. Homes priced above $2 million are sitting at 52 days on market, unchanged, with inventory climbing to 1,456 listings from 1,440.

The takeaway is that pricing discipline matters more the higher you go. The under $1 million segment continues to move the fastest, while the $2 million-plus segment carries the most inventory relative to its pace of sales.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	60	59
Median Days on Market	39	39
Under $1,000,000	38 / 1,695	38 / 1,664
$1,000,000 to $2,000,000	31 / 1,835	32 / 1,770
$2,000,000 and Up	52 / 1,456	52 / 1,440

Orange County Key Housing Statistics

Single family homes: median list price came down to $1,899,000 from $1,971,944, and average list price dropped to $3,577,644 from $3,654,425. On the closed side, median sold price fell to $1,477,500 from $1,492,000, and average sold price dropped more sharply to $2,047,125 from $2,237,801.

Condos and townhomes moved in the opposite direction. Median list price rose to $869,450 from $865,000, and average list price increased to $1,118,389 from $1,100,678. Closed prices followed the same pattern, with median sold price climbing to $893,550 from $807,500. The average sold price moved down slightly to $1,007,067 from $1,026,181.

The sold-versus-list price comparison is where this week gets interesting. Homes priced over $2.5 million sold for an average of $418,969 below list, a 7% gap that widened sharply from last week's 4.4%. That's the largest gap we've tracked in this segment in recent months. Homes under $2.5 million flipped negative again, selling for $4,899 below list on average, or 0.4%, reversing last week's positive $3,809 (0.3%) reading.

Put plainly, the high end is seeing real pricing resistance right now, and sellers asking top dollar are getting pushed back hard at the negotiating table. The under $2.5 million segment is essentially balanced, trading just below asking, which is normal market behavior rather than a warning sign.

This data excludes 55+ communities. Statistics reflect all Orange County residential property types unless noted.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,899,000 / $3,577,644	$1,971,944 / $3,654,425
Median/Average List Price Condos/Townhomes	$869,450 / $1,118,389	$865,000 / $1,100,678
Median/Average Closed Price SFR (7 Days)	$1,477,500 / $2,047,125	$1,492,000 / $2,237,801
Median/Average Closed Price Condos (7 Days)	$893,550 / $1,007,067	$807,500 / $1,026,181
Sold Price vs List Price Over $2.5	Lower by $418,969 (7%)	Lower by $244,090 (4.4%)
Sold Price vs List Price Under $2.5M	Lower by $4,899 (.4%)	Higher by $3,809 (.3%)

Tustin and North Tustin Market Snapshot

Single Family Homes

Single family homes in Tustin and North Tustin show a market still moving at a healthy pace, even as pricing pulls back from list to sale. There are 63 active single family listings with a median asking price of $2,000,000 and median price per square foot of $749.75. Active listings are averaging 53 days on market, with a median of 32.

On the pending and under contract side, 34 single family homes are working their way to closing at a median price of $1,724,944, a meaningful step down from the active median. Days on market for this group drops to a median of 26, showing that homes priced correctly are still finding buyers faster than the active pool would suggest.

Sold data backs this up. Of the 178 single family homes that closed, the median sale price was $1,624,000 at a median price per square foot of $735.72, and the median days on market fell to just 11. That gap between active list prices and closed prices, roughly $376,000 at the median, is a sign that the upper end of the active inventory is overpriced relative to what's actually closing, not that the market itself has slowed.

Condos and Townhomes

Condos and townhomes tell a similar story at a different price point. There are 65 active listings with a median price of $859,000 and median price per square foot of $645.65, averaging 47 days on market. Twenty-three are pending or under contract at a median price of $750,000, with days on market dropping to a median of 25.

Of the 102 condos and townhomes that sold, the median price was $801,900 at a median price per square foot of $643.23, with a median of just 21.5 days on market. As with single family homes, the spread between active and sold pricing points to a handful of higher-priced active listings skewing the top end rather than genuine softness in demand.

Three condos and townhomes are currently in coming soon status, with a median list price of $1,440,000, well above the broader segment average, so we wouldn't read much into that small sample yet.

See the detailed market report for Tustin at this link and North Tustin.

Deal of the Week: 1281 Country Hills, North Tustin

This North Tustin single family home is active and listed at $1,995,000, priced at $636.36 per square foot, well below the North Tustin single family active median of $749.75 per square foot. It's a 4 bedroom, 3 bathroom home with 3,135 square feet of living space on a 19,712 square foot lot, nearly half an acre. The home has a view and has been on the market for just 11 days.

At this price per square foot, it stands out against a North Tustin market where active listings are commanding closer to $750 per square foot at the median. For buyers looking for size and lot space without paying top dollar per square foot, this is one to watch.

Laguna Woods Condo For Sale With Garage

The Laguna Woods Village condo at 3397 Punta Alta, Unit C continues to be one of the stronger listings in the 55+ market right now. This single-level two bedroom, two bathroom home has been fully remodeled with high-end finishes throughout. It features a private courtyard, a cozy electric fireplace, and something rare in this community: a finished one-car garage. If you or someone you know is looking for a move-in ready home in a resort-style setting with golf, tennis, pools, and more, this one is worth a serious look. Reach out at 949-430-7500 for a showing or more information.

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 outside 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.

Looking for city-specific data? Explore our Orange County city market reports for detailed updates on each community, including Costa Mesa, Irvine, Newport Beach, Anaheim, San Clemente and all the cities in Orange County.

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.

Orange County Open Houses: As we head into the busy spring market, open house activity is surging across the county. On any given weekend, there are now well over 2,500 open houses scheduled, offering a fantastic opportunity for buyers to explore different neighborhoods and home styles in person. To help you plan your weekend tours, we maintain a comprehensive Orange County Open House Guide that is updated every Friday.

The list is conveniently sorted by city and price, with direct links to each property so you can view photos and details before you hit the road. Whether you are seriously searching or just starting to explore, it’s the most efficient way to see what the Orange County market has to offer. Orange County Open Houses.

If you're searching for Orange County luxury homes priced over $10,000,000 take a look at the 100 most recent listed properties at this link. Keep in mind that we offer private and confidential representation.

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: June 22, 2026 - OC Homes Under $2.5M Flip Back Above Asking as Flippers Chase New Price Records in Orange County

What Changed This Week:

Orange County active inventory climbed to 4,862 as pending contracts jumped to 2,080, the highest total in several weeks.
Homes under $2,500,000 flipped back to selling above asking price, by $3,809, after two weeks of selling slightly below list. The over $2,500,000 segment continued to soften, now selling 4.4% below asking.
Flippers are pricing aggressively across the county, with one Mesa Verde Bird Streets flip positioned to set a new neighborhood record for highest sale price.

Analysis by Eric Engelbert, Broker at Orange County Real Estate, Inc.

Quick Links: Inventory Stats | City-Specific Reports | Instant Home Valuation

Market Trends

Closed sales came in lower this week, but the explanation is straightforward. Juneteenth fell on Friday, which meant banks, escrow companies, and government offices were closed. Friday is typically one of the heaviest closing days of the week, so a number of transactions that would have recorded last week are most likely going to show up in this week's closed totals instead. The increase in pending and under contract properties supports that. Demand did not pull back. The closing calendar did.

There is an interesting story developing in the house flipping side of the market that is worth talking about. I have been in this business long enough to have seen flips on everything from mobile homes to multimillion dollar estates, hotels, and office buildings. Orange County has always been a competitive market for flippers because of the sheer volume of homes built in the 1960s and 1970s that have never been remodeled. That inventory is the raw material for this entire side of the business.

What is happening right now is that flippers are pricing aggressively, in some cases setting new benchmarks for their neighborhoods. One example to watch is a flip in the Mesa Verde Bird Streets area of Costa Mesa at 1795 Tanager Drive, which is priced to potentially set a new record high price for the neighborhood. It is still $461 per square foot below 1943 Pelican Place, which set the record for highest price per square foot in the neighborhood at $1,379.99 when it closed in March 2026. If 1795 Tanager sells anywhere near its asking price, it resets what every other flipper and seller in that pocket of Mesa Verde will use as their comp going forward.

This local trend lines up with what is happening nationally. ATTOM's Q1 2026 U.S. Home Flipping Report shows 64,348 single family homes and condos were flipped in the first quarter, representing 8% of all home sales. That share is up from 7.2% in the prior quarter but down from 8.2% a year ago. Flip volume itself declined, falling from 69,711 in the fourth quarter of 2025 and 70,579 in the first quarter of last year.

Profitability ticked up slightly. Typical gross returns rose to 25.4%, the first quarterly increase in nearly two years, though still below the 29.6% return recorded a year ago. Industry voices were careful to note that gross margin is not the same as net profit once rehab, financing, carrying costs, and selling costs are factored in. The read from people closer to the lending side is that the market is rewarding discipline, not signaling a return to peak-era profits.

What this means for Orange County is that the flippers who are pricing well above recent comps are taking a real risk. Setting a new neighborhood benchmark works when the underlying renovation and location justify it. When it doesn't, that property becomes the next expired listing or a price reduction a few weeks down the road.

One more theme worth a brief mention. Orange County continues to show up in affordability discussions alongside other California coastal counties like Santa Cruz, Marin, and San Luis Obispo. This is a familiar pattern along the California coast. High demand driven by lifestyle, climate, and overall quality of life keeps prices elevated regardless of what is happening with rates or inventory nationally. Coastal counties do not behave like the rest of the state, or the rest of the country, because the demand side of the equation is structurally different. People are not just buying a house. They are buying access to the coast, and that premium is not going away.

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Orange County Housing Inventory Statistics

Orange County active inventory reached 4,862 this week, up from 4,801 last week. National single family home inventory climbed to 830,939, up from 816,924.

New listings came in at 703, down from 742 last week. Closed sales dropped to 392 from 431, the lowest weekly total in recent months, which lines up with the Juneteenth holiday closure of banks and escrow companies on what is typically one of the heaviest closing days of the week. Pending contracts jumped to 2,080 from 2,033, the highest total in several weeks, which supports the idea that transactions are moving through the pipeline and will likely show up in next week's closed numbers instead.

Inventory Data	This Week	Last Week
United States - Single Family Homes	830,939	816,924
Orange County - All Properties	4,862	4,801
OC Under Contract & Pending	2,080	2,033
OC New Listings Last 7 Days	703	742
OC Sold Last 7 Days	392	431

Orange County Days on Market Statistics

Average days on market for Orange County held at 59 this week, unchanged for the fifth consecutive week. The median ticked up to 39 from 38.

By price segment, the under $1,000,000 market held at 38 days across 1,664 listings. The $1,000,000 to $2,000,000 segment improved to 32 days from 33 across 1,770 listings. The $2,000,000 and up segment held steady at 52 days across 1,440 listings.

Five straight weeks at an average of 59 days continues to point to a market that has found its rhythm. The improvement in the $1M to $2M segment is a good sign, given that range has been the one to watch over the past month.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	59	59
Median Days on Market	39	38
Under $1,000,000	38 / 1,664	38 / 1,663
$1,000,000 to $2,000,000	32 / 1,770	33 / 1,734
$2,000,000 and Up	52 / 1,440	52 / 1,414

Orange County Key Housing Statistics

The median list price for Orange County single family homes rose to $1,971,944 this week, up from $1,948,700 last week. The average list price increased to $3,654,425. For condos and townhomes, the median list price moved to $865,000 from $869,000.

On the closed side, the median sold price for single family homes increased to $1,492,000 from $1,449,500, with the average jumping to $2,237,801 from $2,088,145. Condo and townhome closings also improved, with the median rising to $807,500 from $772,500.

Homes under $2,500,000 flipped back to selling above list price this week, by $3,809 or 0.3%, reversing the slight discount recorded over the past two weeks. This segment has been hovering right around the breakeven point for the past month, moving above and below asking by thin margins in either direction. The over $2,500,000 segment widened its discount to 4.4% below asking from 3.5% last week, continuing a gradual trend of softening at the top end of the market over the past several weeks.

This data excludes 55+ communities. Statistics reflect all Orange County residential property types unless noted.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,971,944 / $3,654,425	$1,948,700 / $3,602,539
Median/Average List Price Condos/Townhomes	$865,000 / $1,100,678	$869,000 / $1,108,144
Median/Average Closed Price SFR (7 Days)	$1,492,000 / $2,237,801	$1,449,500 / $2,088,145
Median/Average Closed Price Condos (7 Days)	$807,500 / $1,026,181	$772,500 / $1,008,964
Sold Price vs List Price Over $2.5	Lower by $244,090 (4.4%)	Lower by $201,939 (3.5%)
Sold Price vs List Price Under $2.5M	Higher by $3,809 (.3%)	Lower by $6,746 (.5%)

Irvine Market Snapshot

Single Family Homes

Irvine has 316 active single family home listings, with 67 currently under contract or pending. Over the past six months, 394 single family homes have closed at a median price of $2,015,000, an average of $2,399,154, and a median sold price of $870 per square foot. The sold median days on market was 16 days.

The active inventory is priced well above where the market has actually been transacting. The median list price for active listings is $2,717,400, an average of $3,360,851, which is $702,400 above the sold median. The active price range runs from $799,000 to $38,500,000, and the median DOM for active listings is 40 days.

The gap shows up clearly in the listings that did not sell. Over the past six months, 119 single family listings expired and 159 were canceled in Irvine, a combined 278 listings that came off the market without a buyer. The median price for expired listings was $2,750,000 and for canceled listings was $2,690,000, both well above the $2,015,000 median that buyers have actually paid. Irvine sellers who price aggressively are running into a buyer pool that knows the comps and is not willing to chase.

Condos and Townhomes

Irvine has 442 active condo and townhome listings, with 58 under contract or pending. Over the past six months, 565 condos and townhomes have closed at a median price of $1,266,000, an average of $1,304,453, and a median sold price of $748 per square foot. The sold median days on market was 25 days.

Active condo listings carry a median list price of $1,298,000 and a median of $763 per square foot, with a median DOM of 40 days. Unlike the single family market, the gap between active and sold pricing here is tight, just $32,000, or about 2.5%. Irvine condo sellers are largely pricing in line with where the market has been closing.

That said, 158 condo listings expired and 207 were canceled over the past six months, a combined 365 listings, at median prices of $1,459,000 and $1,400,000 respectively, both above the $1,266,000 sold median. Even with tighter pricing overall, the listings that fail to sell in Irvine still tend to be the ones priced above the comps.

Across both segments, Irvine stands out for its volume. With 316 active single family homes and 442 active condos, this is one of the largest and most liquid markets in Orange County, and the data here carries statistical weight that smaller cities cannot match.

See the detailed market report for Irvine at this link.

Deal of the Week: 3371 Pecan Street, Irvine

This 4 bedroom, 3 bath single family home is in the College Park subdivision of Irvine's Walnut area, coming soon and available to show this weekend. It is listed at $1,589,000. At 3,002 square feet on a 10,545 square foot lot, it is priced at $529 per square foot.

The price per square foot is the headline here. Irvine's sold median for single family homes over the past six months is $870 per square foot.

Laguna Woods Condo For Sale With Garage

Selling Your Property in Orange County

Orange County Real Estate Market Report: June 15, 2026 - Inventory Crosses 4,800 as Markets Watch Iran Deal and Rate Cut Signals

What Changed This Week:

Orange County active inventory crossed 4,800 this week as closed sales pulled back to 431, the lowest weekly total in recent months.
The $1,000,000 to $2,000,000 segment ticked up to 33 days on market from 31 last week. Homes under $2,500,000 continued to sell just below asking for the second straight week, by $6,746.
Markets are watching two potential rate catalysts: progress on an Iran nuclear agreement that could push oil prices lower and reduce inflation, and political pressure building toward Fed rate cuts ahead of the 2026 midterms.

Analysis by Eric Engelbert, Broker at Orange County Real Estate, Inc.

Quick Links: Inventory Stats | City-Specific Reports | Instant Home Valuation

Market Trends

The headline numbers in Orange County remain stable, but the data underneath is worth looking at more carefully this week. Inventory crossed 4,800 for the first time this cycle. Closed sales pulled back to 431 from 476 last week. The $1,000,000 to $2,000,000 segment, which has been the most active price range all spring, saw days on market tick up from 31 to 33. None of these shifts are dramatic individually, but they are moving in the same direction.

On the rate environment, there are two developments markets are watching closely. First, progress on a potential Iran nuclear agreement. If a deal is reached and sanctions are eased, more Iranian oil would come to market. Lower oil prices reduce energy costs, which cools inflation, which gives the Federal Reserve more room to cut rates. That chain of events does not happen overnight, but it is a real pathway to lower mortgage rates if the diplomatic track holds.

Second, there is meaningful political pressure building toward rate cuts heading into the 2026 midterm elections. Markets are already pricing in the possibility of Fed action later this year. A new Fed chair is expected to face that pressure directly. Whether cuts materialize or not, the expectation of lower rates can itself influence buyer behavior. Buyers who are waiting for rates to drop before purchasing may begin to act on the anticipation rather than the reality.

Some high-volume lenders are still marketing rates under 6% on purchases and refinances depending on loan program and buyer profile. If you are sitting on the sidelines based on rate assumptions, it is worth a direct conversation with a lender before making that decision. I can direct you to the lenders with the best discounts.

The OC market continues to hold. Homes under $2,500,000 are selling just slightly below asking for the second week, by $6,746 or 0.5%. That number has barely moved week over week, which suggests a market that has found a short-term equilibrium rather than one that is sliding.

Mesa Verde, Costa Mesa: Micro Market Update and A Crack in the Matrix?

Mesa Verde is a Costa Mesa neighborhood I track closely because I live here and work with buyers and sellers throughout this area. It draws two consistent buyer profiles: families looking for larger lots and outdoor space, and couples drawn to the single-level floor plans and proximity to Mesa Verde Country Club. Both groups are active in this market.

There are 13 single family homes currently active in Mesa Verde, which is a small inventory for a neighborhood of this size. The average days on market for those active listings is 54, with a median of 41. At first glance that looks like a slowdown.

The sold data tells a different story. Of the 47 homes that have closed in the past six months, the average days on market was 14 and the median was just 7 days. Correctly priced homes in Mesa Verde are moving in about a week. That is not a slow market.

The gap that explains the DOM discrepancy is in the pricing. The average list price for the 13 active homes is $2,148,500. The average closed price over the past six months was $2,007,351. That is approximately a $141,000 difference, or about 7% above where buyers have been transacting. In a neighborhood this small, three or four overpriced listings can pull the average and median DOM up considerably while the rest of the market continues to move at a normal pace.

This is not a signal that Mesa Verde is softening. It is a signal that some current listings are priced above where the market is. Buyers here know the neighborhood well. They will wait out an overpriced home and move quickly on one that is priced fairly. The 7-day median for closed sales confirms that.

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Orange County Housing Inventory Statistics

Orange County active inventory reached 4,801 this week, crossing the 4,800 mark for the first time in this cycle and continuing the steady climb that has been underway since early spring. National single family home inventory rose to 816,924, up from 806,198 last week.

New listings came in at 742, down slightly from 780 last week but still a solid pace. Closed sales pulled back to 431 from 476, the lowest weekly total in recent weeks. Pending contracts dipped slightly to 2,033 from 2,039. The inventory increase this week is being driven more by a slowdown in absorption than by a surge in new supply, which is a subtle but meaningful distinction.

Inventory Data	This Week	Last Week
United States - Single Family Homes	816,924	806,198
Orange County - All Properties	4,801	4,710
OC Under Contract & Pending	2,033	2,039
OC New Listings Last 7 Days	742	780
OC Sold Last 7 Days	431	476

Orange County Days on Market Statistics

Average days on market for Orange County held at 59 this week, unchanged for the fourth consecutive week. The median ticked down slightly to 38 from 39.

By price segment, the under $1,000,000 market held at 38 days across 1,663 listings. The $1,000,000 to $2,000,000 segment moved from 31 to 33 days across 1,734 listings. Properties at $2,000,000 and up came in at 52 days across 1,414 listings, up one day from last week.

The overall average has been locked at 59 for four straight weeks, which speaks to a market in equilibrium. The movement within the $1M to $2M segment is the number worth watching. That range has been the most active in Orange County all spring, and a two-day increase in DOM there, even a small one, is more meaningful than a similar move in the luxury tier.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	59	59
Median Days on Market	38	39
Under $1,000,000	38 / 1,663	38 / 1,610
$1,000,000 to $2,000,000	33 / 1,734	31 / 1,710
$2,000,000 and Up	52 / 1,414	51 / 1,403

Orange County Key Housing Statistics

The median list price for Orange County single family homes came in at $1,948,700 this week, down from $1,985,000 last week and the first time the median has dropped below $1,950,000 in several weeks. The average list price was $3,602,539. For condos and townhomes, the median list price held at $869,000.

On the closed side, the median sold price for single family homes was $1,449,500, down from $1,485,000 last week, with an average of $2,088,145. Condo and townhome closings showed a median of $772,500, down from $820,000 last week.

Homes under $2,500,000 sold below list price for the second consecutive week, this time by $6,746 or 0.5%, essentially unchanged from the $6,260 recorded last week. The over $2,500,000 segment widened its discount to 3.5% below asking from 2.8% last week, reflecting the variability that comes with a smaller pool of luxury transactions in any given week.

This data excludes 55+ communities. Statistics reflect all Orange County residential property types unless noted.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,948,700 / $3,602,539	$1,985,000 / $3,632,100
Median/Average List Price Condos/Townhomes	$869,000 / $1,108,144	$865,000 / $1,106,616
Median/Average Closed Price SFR (7 Days)	$1,449,500 / $2,088,145	$1,485,000 / $1,987,011
Median/Average Closed Price Condos (7 Days)	$772,500 / $1,008,964	$820,000 / $1,026,528
Sold Price vs List Price Over $2.5	Lower by $201,939 (3.5%)	Lower by $126,727 (2.8%)
Sold Price vs List Price Under $2.5M	Lower by $6,746 (.5%)	Lower by $6,260 (.5%)

Newport Beach Market Snapshot

Single Family Homes

Newport Beach has 191 active single family home listings, with 21 homes currently under contract or pending. Over the past six months, 210 single family homes have closed. The median sold price was $4,497,500, with an average of $5,500,583 and a sold median of $1,566 per square foot. Homes that sold moved at a median of 18 days on market. The active listings are sitting at a median of 54 days.

The active inventory tells you everything you need to know about this market. The median list price for the 191 active single family homes is $6,250,000, with an average of $8,312,854. Of those 191 listings, 160 are priced above $3,000,000, 121 are above $5,000,000, and 51 are priced above $10,000,000. The active inventory is priced $1,752,500 above the median that buyers have actually been paying. That gap is not a flaw in the data. It is the market telling sellers where the ceiling is.

The expired and canceled numbers confirm it. Over the past six months, 52 single family listings expired and 97 were canceled. The median price of expired listings was $6,645,000. The median for canceled listings was $5,999,000. Newport Beach buyers are patient, well-informed, and not easily pushed above market value. The properties that are not moving are the ones priced above where comparable homes have closed.

What makes Newport Beach different from most luxury markets is the volume of genuine high-end transactions. Ninety single family homes sold above $5,000,000 over the past six months, and 21 closed above $10,000,000. This is not a market where luxury is aspirational. It is a market where it is the baseline. The homes that move in 18 days are the ones priced where the buyers are.

Condos and Townhomes

Newport Beach has 55 active condo and townhome listings, with 9 under contract or pending. Over the past six months, 93 condos and townhomes have closed at a median price of $1,600,000, an average of $1,874,561, and a median sold price of $1,006 per square foot. The sold median days on market was 19 days.

The active condo inventory carries a median list price of $1,499,000 and a median of $1,007 per square foot, ranging from $559,000 to $4,800,000. Unlike the single family side, the active median is actually slightly below the sold median, which suggests the current listings are on the more accessible end of the Newport condo spectrum. The 9 properties currently pending show a median price of $2,995,000, which means the higher-end units are the ones attracting buyers right now.

Eleven condo listings expired and 16 were canceled over the past six months, at median prices of $1,760,000 and $1,395,000 respectively. The condo market in Newport Beach is more balanced than the single family side, with a tighter gap between asking and closing prices and a more consistent pace of absorption.

At $1,006 per square foot for closed condos, Newport Beach is in its own category within Orange County. For buyers who want to be in Newport at a lower entry point than a single family home, the condo market provides that option, though it comes with a price per square foot that exceeds the median sale price of an entire home in most other OC cities.

See the detailed market report for Newport Beach at this link.

Deal of the Week: 2 Chatham Court, Newport Beach

This is a 3 bedroom, 3.5 bath townhome in Newport Beach listed at $3,595,000. At 4,387 square feet, it is priced at $819 per square foot. The home was built in 1982 and is in original condition.

That price per square foot is the number that stands out. The median sold price per square foot for condos and townhomes in Newport Beach over the past six months is $1,006. For single family homes it is $1,566. At $819 per square foot, this is one of the lowest price-per-square-foot entries in the Newport Beach market right now, and the reason is straightforward: the home reflects its 1982 build and has not been updated.

For a buyer willing to renovate, the math is worth running. A 4,387 square foot Newport Beach townhome at the condo median of $1,006 per square foot would be priced at approximately $4,413,000. This property is listed $818,000 below that benchmark. The gap between the asking price and an updated comparable is where the opportunity is, and the buyer captures that equity through renovation rather than paying for it upfront.

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Orange County Real Estate Market Report: June 8, 2026 - Inventory Surge | Nest Egg Protection Act

Market Snapshot: Orange County active inventory jumped to 4,710. A new House bill, the Nest Egg Protection Act, would raise the federal capital gains exclusion to $1 million for senior homeowners who have lived in their primary residence for 25 or more years.

Analysis by Eric Engelbert, Broker at Orange County Real Estate, Inc.

Quick Links: Inventory Stats | City-Specific Reports | Instant Home Valuation

Market Trends

The Orange County market has held together well for several months. Most of the data this week reflects that stability. Days on market are unchanged. Inventory is rising at a steady pace. Pending contracts are flat. But one number shifted this week that is worth noting.

Homes under $2,500,000 sold below list price for the first time in three weeks. The gap is $6,260, or 0.5%. That is thin, and the market in this price range is still highly competitive, but it ends a streak of three consecutive weeks where buyers were paying above asking.

Mortgage rates have continued to move higher, reaching 6.78% this week. That is a headwind that compounds at the entry and mid-range levels. It is worth noting that some high-volume lenders are still marketing rates under 6% on both purchases and refinances, depending on the loan program and buyer profile. If you are assuming the rate environment has locked you out, it is worth a conversation with a lender before drawing that conclusion.

The under $1,000,000 DOM has held steady at 38 days for two weeks, which suggests buyers in that segment are still active. The data has not broken. But the direction of rates is one of the factors I keep watching alongside the weekly sold-versus-list numbers.

There was significant policy news this week that is directly relevant to Orange County homeowners who have been in their homes for decades. Rep. Nicole Malliotakis introduced H.R. 9064, the Nest Egg Protection Act, on June 1. The bill would temporarily raise the federal capital gains tax exclusion to $1 million for homeowners ages 65 and older who have owned their primary residence for at least 25 years.

Under current law, homeowners can exclude up to $250,000 in capital gains from federal taxes if they are single, or $500,000 if they are married filing jointly. Those thresholds have not been adjusted since 1997, when the national median home price was $145,000. In high-appreciation markets like Orange County, many longtime owners have built equity that blows past those limits entirely.

Think about what that looks like here. A homeowner who bought in Costa Mesa, Irvine, or Laguna Niguel in the mid to late 1990s for $350,000 to $450,000 is sitting on a home worth $1,500,000 to $2,500,000 or more today. The gains above the current exclusion cap are taxable at the federal level. For a married couple with $1,500,000 in gains, only $500,000 is sheltered. That is a substantial tax bill attached to any decision to downsize, right-size, or relocate.

The Nest Egg Protection Act would raise the exclusion to $1 million for qualifying seniors, the same amount for both single and joint filers. That closes a meaningful portion of the gap for longtime owners who want to move but have felt frozen by the tax consequences. National Association of Realtors data indicates 29 million homeowners, or 34% of all homeowners, could currently face capital gains taxes when selling based on accumulated equity. NAR projects that number could reach 70% of all homeowners by 2035.

This matters for Orange County inventory. The rate lock-in effect has kept many sellers on the sidelines because moving means giving up a 3% mortgage. The capital gains tax exposure is a second, quieter reason that older homeowners stay put. If the Nest Egg Protection Act advances, it removes a barrier that has effectively frozen a large number of high-equity homes in high-cost markets. More listings from downsizing seniors means more opportunity for move-up buyers, and move-up buyers vacating starter homes means more opportunity for first-time buyers. The bill has not advanced out of committee, but it reflects growing recognition in Washington that the tax code is contributing to the inventory shortage.

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Orange County Housing Inventory Statistics

Orange County active inventory reached 4,710 this week, up 81 listings from 4,629 last week. That is the largest single-week increase we have seen in recent months. National single family home inventory rose to 806,198 from 795,921, continuing the gradual national climb.

New listings came in at 780 for the week, the highest total in several weeks, which accounts for much of the inventory increase. Closed sales came in at 476, up from 442 last week, which shows buyer activity is still absorbing supply. Pending contracts held flat at 2,039 for the second consecutive week.

More supply with steady pending activity is a healthy sign. The inventory increase this week reflects sellers coming to market, not buyers pulling back.

Inventory Data	This Week	Last Week
United States - Single Family Homes	806,198	795,921
Orange County - All Properties	4,710	4,629
OC Under Contract & Pending	2,039	2,039
OC New Listings Last 7 Days	780	679
OC Sold Last 7 Days	476	442

Orange County Days on Market Statistics

Average days on market for Orange County held at 59 this week, unchanged for the third week in a row. The median also held at 39 days.

By price segment, the under $1,000,000 market remained at 38 days across 1,610 listings. The $1,000,000 to $2,000,000 segment improved slightly to 31 days across 1,710 listings. The $2,000,000 and up segment ticked up to 51 days across 1,403 listings.

Three consecutive weeks of an unchanged average DOM at 59 days suggests the market has reached a short-term equilibrium. The $1M to $2M range continues to be the most active segment, running at 31 days. That is a fast market by any measure.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	59	59
Median Days on Market	39	39
Under $1,000,000	38 / 1,610	38 / 1,595
$1,000,000 to $2,000,000	31 / 1,710	32 / 1,675
$2,000,000 and Up	51 / 1,403	49 / 1,373

Orange County Key Housing Statistics

The median list price for Orange County single family homes came in at $1,985,000 this week, down slightly from $1,995,000 last week. The average list price was $3,632,100. For condos and townhomes, the median list price moved to $865,000.

On the closed side, the median sold price for single family homes was $1,485,000, down from $1,522,500 last week, with an average of $1,987,011. Condo and townhome closings showed a median of $820,000 and an average of $1,026,528.

Homes under $2,500,000 sold below list price for the first time in three weeks, by $6,260 or 0.5%. The prior three weeks showed homes in this range selling at or above asking. The margin has been thin in both directions, and one week does not make a trend, but it is worth watching to see if this signals the beginning of a shift. The over $2,500,000 segment held essentially flat, selling at 2.8% below asking, compared to 2.7% last week.

This data excludes 55+ communities. Statistics reflect all Orange County residential property types unless noted.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,985,000 / $3,632,100	$1,995,000 / $3,653,616
Median/Average List Price Condos/Townhomes	$865,000 / $1,106,616	$869,000 / $1,104,277
Median/Average Closed Price SFR (7 Days)	$1,485,000 / $1,987,011	$1,522,500 / $2,085,065
Median/Average Closed Price Condos (7 Days)	$820,000 / $1,026,528	$856,879 / $1,001,342
Sold Price vs List Price Over $2.5	Lower by $126,727 (2.8%)	Lower by $120,518 (2.7%)
Sold Price vs List Price Under $2.5M	Lower by $6,260 (.5%)	Higher by $416 (.03%)

Fountain Valley Market Snapshot

Single Family Homes

Fountain Valley has 24 active single family home listings, with 11 homes currently under contract or pending. Over the past six months, 118 single family homes have closed. The median sold price was $1,550,000, with an average of $1,535,592 and a median sold price of $733 per square foot. The number that stands out most is the sold median days on market: 8 days. Homes currently under contract went pending in a median of 7 days.

The active inventory is priced at a median of $1,627,000, ranging from $1,290,000 to $3,388,000, with a median of $753 per square foot and a median DOM of 23 days. There were zero expired listings and zero canceled listings in the data set. In Fountain Valley, single family homes are not sitting and they are not falling out. If a home is listed and priced correctly, it moves.

With 11 homes under contract out of 24 active listings, nearly half the available inventory is already spoken for. That is one of the stronger pending-to-active ratios in Orange County and a clear signal of consistent, localized demand.

Condos and Townhomes

Fountain Valley has 9 active condo and townhome listings, with 4 under contract or pending. Over the past six months, 27 condos and townhomes have closed at a median price of $749,900 and an average of $734,804. The sold median days on market was 20 days. Like the single family segment, there were zero expired and zero canceled listings in this data.

Active condo listings are carrying a median list price of $550,000 and a median of $654 per square foot. The range runs from $405,000 to $994,000. The 4 properties currently pending went under contract at a median of 16 days and a median price of $721,500. The condo market here is smaller in volume but showing the same pattern as the single family side: properties are moving and nothing is falling off the market.

Fountain Valley does not generate the headlines that Newport Beach or Laguna Beach do, but the data tells the story of a city where homes move fast, nothing expires, and buyer demand is steady. That consistency is what makes it one of the more reliable markets in Orange County to track.

See the detailed market report for Fountain Valley at this link.

Deal of the Week: 16653 Mt Cachuma, Fountain Valley

This is a 3 bedroom, 2 bath single family home in Fountain Valley listed at $1,350,000. At 2,271 square feet on a 6,650 square foot lot, it is priced at $594 per square foot.

That price per square foot is the story here. The median sold price per square foot for single family homes in Fountain Valley over the past six months is $733. The active market is sitting at $753. This home is priced $159 below the active median on a per-square-foot basis, which represents a significant discount relative to what updated homes in this city are trading for.

The reason is straightforward: the home is in original condition. For a buyer who wants move-in ready, this is not that listing. For a buyer who wants to buy in at a discount and build equity through renovation, Fountain Valley is one of the better places in Orange County to make that bet. The zero expired and zero canceled listings in this market mean that updated homes here do not sit. There is a clear exit if the work gets done.

At $1,350,000, this is also priced $277,000 below the active median for Fountain Valley single family homes. The lot is a solid 6,650 square feet with room to work with.

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Orange County Real Estate Market Report: June 1, 2026 - Three Weeks Above Asking While Inventory Lags Below Last Year

Market Snapshot: Orange County inventory reached 4,629 this week, still running below the 4,725 recorded one year ago as the rate lock-in effect continues to keep sellers on the sidelines. Homes under $2,500,000 sold above asking price for the third consecutive week, and closed prices increased on both single family homes and condos. The Orange County market is not showing signs of stress. It is showing signs of stability.

Analysis by Eric Engelbert, Broker at Orange County Real Estate, Inc.

Quick Links: Inventory Stats | City-Specific Reports | Instant Home Valuation

Market Trends

The question I hear most often right now is whether the Orange County market is softening. The honest answer is that the data does not support that conclusion, at least not yet. The stats this week are essentially unchanged from last week. Closed prices actually moved up. Homes under $2,500,000 sold above asking price for the third consecutive week. The market continues to hold.

One of the bigger stories underneath the surface is inventory, specifically the year-over-year comparison. On June 2, 2025, Orange County had 4,725 active listings. Today that number is 4,629. You can pull up last year's report from the sidebar to compare the data directly. Despite several months of inventory growth, we are still running below where we were a year ago. The same dynamic is playing out nationally. Sellers staying put remains a real and ongoing pressure on housing supply. As long as a large share of homeowners are locked into mortgage rates significantly below current levels, the reluctance to list is not going away.

That inventory constraint is doing real work in this market. With fewer homes available relative to buyer demand, properties priced under $2,500,000 have sold above asking three weeks in a row. Days on market have stayed low. The national median days on market sits at just 56 days, which in a historical context is a fast market. Orange County is running right alongside that.

One trend worth watching nationally is what is happening in Florida. After three consecutive years of declining home sales, Florida has now recorded eight straight months of increasing transactions. Buyers from northern states are moving south again. That matters because it should begin to loosen inventory in markets that have been short on supply. What it means for Orange County is less direct, but it is a signal that migration patterns are shifting again, and those shifts tend to ripple through housing markets over time.

For Orange County, we continue to plug away. The data this week is consistent. Closed prices are up, the over $2,500,000 segment improved from 5% under asking to 2.7% under, and buyer activity at the mid-range remains steady. The market is not showing signs of stress. It is showing signs of stability.

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Orange County Housing Inventory Statistics

Orange County active inventory moved to 4,629 this week, up slightly from 4,609 last week but still running below the 4,725 recorded on June 2, 2025. National single family home inventory reached 795,921, up from 794,268.

New listings came in at 679 for the week, an improvement from 643 last week. Closed sales pulled back to 442 from 475 the prior week. Pending contracts dipped to 2,039 from 2,063. The overall picture is a market that continues to add inventory gradually while buyer activity holds at a steady pace.

Inventory Data	This Week	Last Week
United States - Single Family Homes	795,921	794,268
Orange County - All Properties	4,629	4,609
OC Under Contract & Pending	2,039	2,063
OC New Listings Last 7 Days	679	643
OC Sold Last 7 Days	442	475

Orange County Days on Market Statistics

Average days on market for Orange County held at 59 this week, unchanged from last week. The median ticked up one day to 39.

By price segment, the under $1,000,000 market actually improved slightly, moving from 39 to 38 days across 1,595 listings. The $1,000,000 to $2,000,000 segment came in at 32 days across 1,675 listings, and properties at $2,000,000 and up moved to 49 days across 1,373 listings.

The DOM picture in Orange County remains consistent with a sellers market, particularly in the mid-range. The national median of 56 days puts OC's performance in context. This is not a slow market.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	59	59
Median Days on Market	39	38
Under $1,000,000	38 / 1,595	39 / 1,559
$1,000,000 to $2,000,000	32 / 1,675	21 / 1,668
$2,000,000 and Up	49 / 1,373	48 / 1,397

Orange County Key Housing Statistics

The median list price for Orange County single family homes came in at $1,995,000 this week, essentially flat with last week's $1,999,000. The average list price was $3,653,616. For condos and townhomes, the median list price held at $869,000.

Closed prices moved up on both sides. The median sold price for single family homes rose to $1,522,500 from $1,450,000 last week, with an average of $2,085,065. Condo and townhome closings also improved, with the median reaching $856,879 and the average at $1,001,342.

Homes under $2,500,000 sold above list price for the third week in a row, this time by $416, or 0.03%. The margin is thin but the trend is consistent. The over $2,500,000 segment showed meaningful improvement, narrowing from 5% under asking last week to 2.7% under this week. Luxury transactions are moving closer to asking price, though the average discount in that segment is still driven by the mix of properties closing in any given week.

This data excludes 55+ communities. Statistics reflect all Orange County residential property types unless noted.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,995,000 / $3,653,616	$1,999,000 / $3,699,060
Median/Average List Price Condos/Townhomes	$869,000 / $1,104,277	$879,000 / $1,117,695
Median/Average Closed Price SFR (7 Days)	$1,522,500 / $2,085,065	$1,450,000 / $2,018,556
Median/Average Closed Price Condos (7 Days)	$856,879 / $1,001,342	$827,500 / $930,178
Sold Price vs List Price Over $2.5	Lower by $120,518 (2.7%)	Lower by $260,684 (5%)
Sold Price vs List Price Under $2.5M	Higher by $416 (.03%)	Higher by $242 (.02%)

San Clemente Market Snapshot

Single Family Homes

San Clemente has 80 active single family home listings, with 27 homes currently under contract or pending. Over the past six months, 210 single family homes have closed. The median sold price during that period was $1,900,000, with an average of $2,243,085. Homes that went under contract moved at a median of 12 days from list date, and the 27 currently pending went under contract in a median of 7 days.

The active inventory is carrying a median list price of $2,697,000 and an average of $3,645,690, a gap that reflects significant luxury inventory at the upper end of the market, including listings well above $10,000,000. The median price per square foot for active listings is $847. Homes that are correctly priced are not sitting. The 12-day median for closed sales tells that story clearly.

With 27 homes under contract out of 80 active listings, the pending-to-active ratio in San Clemente is healthy. Buyer interest is real and the mid-range of this market continues to move.

Condos and Townhomes

San Clemente has 30 active condo and townhome listings, with 7 under contract or pending. Over the past six months, 74 condos and townhomes have closed at a median price of $1,075,000 and an average of $1,254,110. The sold median DOM was 16 days, and the 7 currently pending went under contract at a median of just 3 days.

Active condo listings are sitting at a median list price of $1,217,000 and a median of $864 per square foot. The range runs from $539,000 to just under $4,000,000, which reflects the diversity of product in San Clemente from ocean-view attached homes down to more accessible entry-level condos. With a median DOM of 48 days on the active side, there is more patience required in this segment, but the properties that are priced for the market are moving almost immediately.

Deal of the Week: 731 Calle Vallarta, San Clemente

This week's deal is a 4 bedroom, 3.5 bath home in San Clemente listed at $1,599,000. At 2,854 square feet on a 10,507 square foot lot, it is priced at $560 per square foot, well below the active market median of $847 per square foot for single family homes in San Clemente.

The home was built in 1974 and has a view of Shorecliffs Golf Course. The 3-car garage includes a workshop, which is a feature that is genuinely hard to find in this part of Orange County. It has been on the market 10 days.

The price per square foot discount relative to the San Clemente market is the headline here. For a buyer willing to update a 1974 home, the location, lot size, view, and garage configuration are difficult to replicate at this price point. View the property listing

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Orange County Real Estate Market Report: May 25, 2026 - Days on Market Rise Across All Segments as Orange County Inventory Hits 4,609

Market Snapshot: OC inventory reached 4,609 this week as 475 homes closed and 643 new listings came to market. Days on market increased in every pricing segment for the first time in several weeks, a signal worth watching as mortgage rates hold near 6.6% and international trade uncertainty adds to buyer hesitation at the entry level. Homes under $2,500,000 sold above asking price for the second consecutive week, though the margin narrowed sharply to $242. The $1,000,000 to $2,000,000 range remains the most active segment in the county at just 31 days on market. The data is still positive. The direction deserves attention.

Analysis by Eric Engelbert, Broker at Orange County Real Estate, Inc.

Quick Links: Inventory Stats | City-Specific Reports | Instant Home Valuation

Market Trends

Every week someone asks me how the market is doing. My answer has been the same for months: the data in Orange County continues to hold up. Buyer demand has stayed active, inventory is rising at a measured pace, and homes in the $1,000,000 to $2,000,000 range have sold above asking price two weeks in a row.

This week I looked a little harder at the numbers.

Days on market increased in every pricing segment for the first time in several weeks. Under $1,000,000 moved from 37 to 39 days. The $1,000,000 to $2,000,000 segment went from 28 to 31 days. Properties at $2,000,000 and up ticked from 47 to 48 days. The increases are not large, and historically these figures still reflect a sellers market, particularly in the mid-range. But when every segment moves in the same direction on the same week, I pay attention to that.

Nationally, single family inventory actually declined last week because buyer demand was strong enough to absorb incoming supply. Orange County has seen the same dynamic all spring. The difference this week is that for the first time, I can see broad-based softening in absorption across all price tiers at once.

Mortgage rates remain elevated near 6.6%, and the ongoing uncertainty from international trade conflicts is adding to buyer hesitation at the entry level, where financing costs have the most direct impact on purchasing decisions. I have been expecting some give in the numbers for weeks. This could be the beginning of it. Slowdowns in Orange County real estate don't happen fast. I will keep tracking the data each week and reporting what I find.

Hiring A Real Estate Agent

Something else worth noting this week. Buyers and sellers are more informed than ever before. They come into conversations armed with data, market research, and a clearer sense of what they want from the process. That has changed the way they approach hiring an agent. They are not just choosing someone to handle paperwork. They are vetting the people they work with more carefully, asking sharper questions, and paying close attention to how an agent shows up before, during, and after the transaction.

Market knowledge and strong comps used to be enough to earn a client's confidence. That is still the baseline, but it is no longer the differentiator. What clients are really evaluating now is whether they can trust you, whether you are listening to them rather than just waiting to speak, and whether you understand what they actually want instead of what the market says they should do. In a more complex environment with rate pressure, longer timelines, and a constant stream of conflicting information, clients are looking for someone who can cut through the noise and give them honest guidance specific to their situation.

I have been doing this since 1998. The questions I get before a listing appointment are largely the same. But the clients asking them are sharper, more prepared, and more deliberate about who they choose to work with. If you are in the process of hiring an agent and want to know what you should be asking, I put together the 11 critical questions to ask before hiring a real estate agent. It covers everything from how an agent prices a home to how they handle dual representation, and it will help you evaluate anyone you are considering, including me.

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Orange County Housing Inventory Statistics

Orange County active inventory edged up to 4,609 this week, continuing the gradual build that has been underway since early spring. National single family home inventory climbed to 794,268, up from 777,913 last week.

New listings came in at 643 for the week, a noticeable drop from 766 the prior week. Despite the slower pace of new listings, total inventory still grew slightly, which means closings and new contracts did not fully offset what was already sitting on the market. Closed sales improved to 475 this week, up from 456. Pending contracts dipped to 2,063 from 2,085.

More closings with fewer new listings coming in is generally a sign of healthy absorption. The market is moving inventory even as the overall count continues to rise.

Inventory Data	This Week	Last Week
United States - Single Family Homes	794,268	777,913
Orange County - All Properties	4,609	4,602
OC Under Contract & Pending	2,063	2,085
OC New Listings Last 7 Days	643	766
OC Sold Last 7 Days	475	456

Orange County Days on Market Statistics

The average days on market for Orange County rose to 59 this week, up from 56 last week. The median increased from 35 to 38 days.

Every pricing segment moved higher. Under $1,000,000 went from 37 to 39 days across 1,559 listings. The $1,000,000 to $2,000,000 segment moved from 28 to 31 days across 1,668 listings. Properties at $2,000,000 and up went from 47 to 48 days across 1,397 listings.

In context, 31 days in the mid-range is still a fast market by any historical measure. Buyers in that price tier are making decisions quickly, and the two consecutive weeks of above-asking-price sales confirm that. The entry-level segment at 39 days is the one to watch. Higher mortgage rates compress what buyers can afford on a monthly payment, and that pressure shows up in DOM before it shows up anywhere else in the data. The upper end at 48 days moved just one day, consistent with the longer deliberation typical at that price point.

The data does not point to a stall. It points to a market that is taking a breath.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	59	56
Median Days on Market	38	35
Under $1,000,000	39 / 1,559	37 / 1,563
$1,000,000 to $2,000,000	31 / 1,668	28 / 1,669
$2,000,000 and Up	48 / 1,397	47 / 1,380

Orange County Key Housing Statistics

The median list price for Orange County single family homes reached $1,999,000 this week, up from $1,988,000 last week and sitting just below the $2,000,000 mark. The average list price increased to $3,699,060. For condos and townhomes, the median list price moved to $879,000 from $869,000.

On the closed side, the median sold price for single family homes came in at $1,450,000 for the week, down from $1,500,000 last week. The average closed price increased to $2,018,556, which typically reflects a higher concentration of luxury closings in any given seven-day window.

Homes under $2,500,000 sold above list price for the second straight week, this time by $242, or 0.02%. That is a much thinner margin than the $1,622 premium recorded last week, but it is still above asking. The over $2,500,000 segment widened its discount, with homes selling an average of 5% below list price compared to 3% last week. That segment is heavily influenced by the mix of properties that close in any given week, so one or two high-end transactions at larger discounts can move the number significantly.

The number to watch going forward is whether homes under $2,500,000 hold above asking or begin to slip below. Right now, they are holding.

This data excludes 55+ communities. Statistics reflect all Orange County residential property types unless noted.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,999,000 / $3,699,060	$1,988,000 / $3,656,196
Median/Average List Price Condos/Townhomes	$879,000 / $1,117,695	$869,000 / $1,123,734
Median/Average Closed Price SFR (7 Days)	$1,450,000 / $2,018,556	$1,500,000 / $1,922,548
Median/Average Closed Price Condos (7 Days)	$827,500 / $930,178	$825,000 / $1,000,481
Sold Price vs List Price Over $2.5	Lower by $260,684 (5%)	Lower by $141,268 (3%)
Sold Price vs List Price Under $2.5M	Higher by $242 (.02%)	Higher by $1,622 (.1%)

Huntington Beach Market Snapshot

Single Family Homes

There are 158 active single family home listings in Huntington Beach right now, with 50 homes currently under contract or pending. Over the past five months, 433 single family homes have closed. The median sold price during that period was $1,521,000, with an average of $1,766,524. Homes that sold moved quickly, with a median of 13 days on market from list to contract.

The active inventory tells a different story. The median list price for homes currently on the market is $2,297,000, with an average of $2,720,812. Forty-two of those active listings are priced above $3,000,000, and 16 are priced above $5,000,000. The gap between what is listed and what is selling reflects a market where buyers have a clear sense of value and are not stretching beyond it.

The expired and canceled data confirms that. Over the past five months, 52 Huntington Beach single family homes expired and 73 were canceled, a combined 125 listings that came off the market without selling. The median price of expired listings was $2,249,000 and canceled listings was $2,100,000 both significantly above the median sold price of $1,521,000. Overpriced homes are not selling. Correctly priced homes are selling in under two weeks.

Condos and Townhomes

There are 126 active condo and townhome listings in Huntington Beach, with 16 under contract or pending. Over the past five months, 237 condos and townhomes have closed. The median sold price was $775,000, with an average of $880,169. Sold condos averaged a median of 20 days on market before going under contract.

Active condo listings are sitting at a median list price of $869,000 and average of $948,727, at a median price of $706 per square foot. The median DOM for active condos is 39 days, notably higher than the 20-day pace for properties that have already sold. Similar to the single family market, 37 listings expired and 59 were canceled during this period, with expired listings carrying a median price of $920,000 well above the $775,000 median that the market actually supported.

The Huntington Beach condo market shows lower pending activity relative to active inventory compared to the single family segment, which is consistent with the broader OC pattern of rate-sensitive buyers being more cautious in the sub-$1,000,000 range.

The takeaway in both segments: price it right and it sells fast. Price it based on what you want rather than what the market supports, and Huntington Beach buyers will wait you out.

Deal of the Week

10042 Sprit Circle, Huntington Beach 92646

This is a probate listing in South Huntington Beach. 3 bedrooms, 2.5 baths, 1,871 square feet on a 6,356 square foot lot. Listed at $1,489,000, it comes in at approximately $795 per square foot. The home was built in 1966 and is in original condition.

That is the honest description. This is a project.

What makes it worth looking at is the location and the math. South Huntington Beach is a stable, established neighborhood with good schools and easy access to the coast. The active market for single family homes in Huntington Beach is sitting at a median list price of $2,297,000 and a median of $897 per square foot. A fully updated home on this lot in this part of town could come in meaningfully above where this is priced today.

Probate sales come with their own timeline and process. Court confirmation is required, which adds steps that a standard sale does not have. Buyers need to understand that going in.

Original condition in a good location at a discount to the neighborhood median is the definition of a fixer opportunity. Whether the numbers work depends entirely on your renovation budget and your exit price assumptions. The bones of the deal are worth a second look.

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Orange County Real Estate Market Report: May 18, 2026 - Rates Surge to 8-Month Highs as Orange County Inventory Hits New Peak

Market Snapshot: OC inventory crossed 4,600 this week as new listings surged and closed sales bounced back strongly to 456. Homes under $2,500,000 flipped back to selling above asking price. Mortgage rates hit an 8-month high at 6.62% following the Trump and Xi summit, a headwind most likely to be felt at the entry level of the market.

Analysis by Eric Engelbert, Broker at Orange County Real Estate, Inc.

Quick Links: Inventory Stats | City-Specific Reports | Instant Home Valuation

Market Trends

Orange County had one of its stronger weeks of the year. Inventory crossed 4,600 total active properties, new listings surged to 766, and closed sales bounced back to 456 after last week's dip to 387. Perhaps the most encouraging data point this week is that homes under $2,500,000 flipped back to selling above asking price, coming in at 0.1% over list. That is a small number but the direction matters. The market is not softening in the mid-range. It is holding.

Mortgage rates are a different story. Following the two-day Trump and Xi summit in China, bond markets had been hoping for signals of progress toward a trade resolution. The moment President Trump boarded the plane home, bonds began selling off sharply, pushing yields higher and pulling mortgage rates along with them. The average 30-year fixed rate hit 6.62% on Friday, the highest level since August of last year and right in line with the peak we saw in late March.

What is worth understanding is that 6.62% is actually better than it sounds given where bond yields are right now. Earlier in 2025, when Treasury yields were at these same levels, mortgage rates were sitting around 7%. The difference today is the stepped-up purchasing of mortgage-backed securities by Fannie Mae and Freddie Mac, which has helped keep rates from climbing as high as the underlying bond market would suggest.

The practical impact of this rate move will likely show up in the data over the next 30 to 45 days as contracts written this week begin to close. In Orange County, I do not expect the effect to be uniform across price ranges. Buyers under the $1,000,000 mark are the most rate-sensitive, and we are already seeing the median days on market in that segment tick up to 37 days this week, a two-day jump from last week. That is worth watching. The $1,000,000 to $2,000,000 range continues to show strong demand and that segment has proven resilient through previous rate moves this year. I will be watching closely to see whether 6.62% slows that buyer pool or whether they continue to show up. As for the luxury market above $2,000,000, I do not expect this rate move to register at all. Those buyers are not rate-dependent in the same way, and this week's data supports that with the over $2,000,000 segment actually improving its days on market from 48 to 47.

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Orange County Housing Inventory Statistics

Orange County crossed the 4,600 mark this week, reaching 4,602 total active properties, up from 4,448 last week. New listings came in at 766, one of the stronger weekly totals we have seen this year and a meaningful jump from last week's 717. That sustained pace of new seller activity is keeping the inventory build going even as buyer demand remains active. Nationally, single family home inventory climbed to 777,913 from 767,132, continuing a steady upward trend that mirrors the seasonal pattern here locally. As always, that national figure covers single family homes only and is not directly comparable to our Orange County total, which includes all property types.

Closed sales bounced back strongly to 456, up from 387 last week, which is an encouraging sign after last week's dip. Pending contracts came in at 2,085, down slightly from 2,111 but still well above the 2,000 level we have been tracking as a benchmark for healthy demand.

Inventory Data	This Week	Last Week
United States - Single Family Homes	777,913	767,132
Orange County - All Properties	4,602	4,448
OC Under Contract & Pending	2,085	2,111
OC New Listings Last 7 Days	766	717
OC Sold Last 7 Days	456	387

Orange County Days on Market Statistics

The average days on market ticked up one day to 57 this week while the median held flat at 35. That small move in the average is worth noting in the context of the rate environment discussed above.

The most notable shift by price segment is at the entry level. Homes under $1,000,000 saw median days on market jump two days to 37, even as active listings in that range grew to 1,563. That is the segment most sensitive to rate increases and the early data is consistent with what you would expect from a move to 6.62%. The $1,000,000 to $2,000,000 range ticked up one day to 28 with listings growing to 1,669, though demand in this segment remains the strongest in the county. Homes over $2,000,000 actually improved by one day to 47, with active listings climbing to 1,380, a quiet but encouraging sign that upper-end supply is being absorbed.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	57	56
Median Days on Market	35	35
Under $1,000,000	37 / 1,563	35 / 1,492
$1,000,000 to $2,000,000	28 / 1,669	27 / 1,615
$2,000,000 and Up	47 / 1,380	48 / 1,355

Orange County Key Housing Statistics

The median list price for single family homes held flat for the fourth consecutive week at $1,988,000, while the average dipped slightly to $3,656,196. For condos and townhomes, the median list price edged up to $869,000 from $860,000 last week, a small but positive move given the broader SoCal condo softening we have been tracking.

Closed prices for single family homes continued their upward trend, with the median rising to $1,500,000, a round number milestone, from $1,480,000 last week. Condo closed prices softened slightly with the median coming in at $825,000 compared to $830,000 last week, a minor move consistent with normal week-to-week variation.

The sold-to-list price data tells the most encouraging story this week. Homes over $2,500,000 closed an average of $141,268 below list price, or 3% under, a significant improvement from last week's 7.2% gap that was skewed by three outlier transactions. Homes under $2,500,000 flipped back to selling above asking price this week, closing an average of $1,622 over list, or 0.1% above. That reversal from last week's 0.6% below asking is a meaningful signal that competitive demand in the mid-market remains intact heading into the second half of May.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,988,000 / $3,656,196	$1,988,000 / $3,664,299
Median/Average List Price Condos/Townhomes	$869,000 / $1,123,734	$860,000 / $1,130,036
Median/Average Closed Price SFR (7 Days)	$1,500,000 / $1,922,548	$1,480,000 / $1,967,700
Median/Average Closed Price Condos (7 Days)	$825,000 / $1,000,481	$830,000 / $1,066,488
Sold Price vs List Price Over $2.5	Lower by $141,268 (3%)	Lower by $367,303 (7.2%)
Sold Price vs List Price Under $2.5M	Higher by $1,622 (.1%)	Lower by $7,646 (.6%)

Costa Mesa Market Snapshot

Costa Mesa is my home market. I have lived here for over 20 years and watch this market closely. This week the data tells a story that is consistent with what I am seeing on the ground.

There are currently 69 single family homes for sale in Costa Mesa with an average list price of $2,291,759 and a median of $1,995,000. The average square footage is 2,116, and homes are ranging from $970,000 on the low end to $4,885,000 at the top. The median days on market for active single family listings is 25 days and the average is 33, which tells you that well-priced homes are moving quickly while a handful of properties priced above where buyers are willing to go are sitting and pulling the average up. Three single family homes went under contract this week, all within days of listing, which is a clear signal that motivated buyers are ready to move when the right home hits the market.

The condo and townhome segment shows 40 active listings with an average list price of $1,093,824 and a median of $969,000, averaging 1,537 square feet. The median days on market for condos is 32 days and the average is 44. That wider gap between median and average is the same pattern we see in the single family data: well-priced units are selling in about a month while overpriced ones are sitting considerably longer. The condo price range in Costa Mesa runs from $449,995 to $2,499,000, which reflects the true diversity of this market. Not every condo buyer in Costa Mesa is buying the same product.

What I continue to watch closely in Costa Mesa is the relationship between condo days on market and the broader SoCal condo softening we discussed in recent weeks. At 32 days median, the Costa Mesa condo market is holding up better than many markets across Southern California. That said, if rate pressure increases in the coming weeks as expected, the entry-level condo buyer is the most likely to feel it first.

Deal of the Week

This week's Deal of the Week is a 4 bedroom, 3 bathroom single family home in Buena Park at 829 Lincoln Glen, priced at $798,000. Built in 2010, this 1,756 square foot home sits on a 3,697 square foot lot and comes in at $454 per square foot with a view.

For a home built in 2010 with four bedrooms and a view in Orange County under $800,000, this one stands out. Newer construction in this price range is increasingly hard to find, and the floor plan gives buyers the bedroom count that growing families or anyone needing a home office or guest room are looking for. Buena Park offers practical access to major freeways, solid schools, and everyday amenities while staying well below the price point of communities further south in the county.

At 11 days on market, this home has not been sitting. If you want more information or would like to schedule a showing, reach out at 949-430-7500 or reply to this email.

Laguna Woods Condo For Sale With Garage

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Orange County Real Estate Market Report: May 11, 2026 - Demand Hits 2026 Highs Amid Steady Price Growth

Market Snapshot: National home sales edged up in April but came in well below analyst projections, and Orange County is following suit with a surge in pending contracts (up to 2,111). While weekly closed sales dipped under 400, single-family prices bounced back from last week's anomaly, signaling a solid floor for OC property values despite global political and economic noise.

Analysis by Eric Engelbert, Broker at Orange County Real Estate, Inc.

Quick Links: Inventory Stats | City-Specific Reports | Instant Home Valuation

Market Trends

The National Association of Realtors reported that existing home sales edged up just 0.2% for the month of April. On the surface that sounds positive, but analysts had projected a 3% increase for the month, so this is a meaningful miss. Buyers are active and life transitions are still driving decisions, but the gap between expectations and results tells you that higher rates and broader economic uncertainty are having a real effect on the pace of transactions nationally. Orange County is not immune to that, though our local pending contract numbers this week suggest demand here remains solid.

On the rate front, mortgage rates have drifted higher over the past few weeks. It has been a gradual move rather than a dramatic one, but it is a headwind worth acknowledging. Buyers who were underwriting deals at slightly lower rates a month ago are doing the math again. The good news is that the Orange County market has absorbed rate increases before and the fundamentals here, limited supply, strong local employment and consistent demand, continue to provide a floor for prices.

In our local market, the underlying demand is clearly visible in the pending and under contract count, which surged to 2,111 this week. While the total number of closed sales dipped slightly below 400, this is a reflection of contract timing rather than a lack of interest. Perhaps the most reassuring news for homeowners is the correction in single family closed prices. Last week's average dipped to $1.8M, which we suspected was a data anomaly, and this week it has corrected upward to $1.97M. Prices in Orange County are not crashing. They are holding steady on a firm floor.

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Orange County Housing Inventory Statistics

Orange County inventory reached 4,448 total active properties this week, up from 4,430 last week, continuing the steady build in supply. New listings came in at exactly 717, matching the previous week perfectly and suggesting a very consistent pace of new seller activity. While actual closed sales dipped to 387, the forward-looking demand is strong. Pending contracts in Orange County jumped significantly to 2,111, up from 2,009 last week, indicating a busy pipeline of transactions heading toward the finish line.

The national landscape showed a notable shift as well. Single family home inventory rose to 767,132 from 761,604. This increase in national supply, coupled with the rising sales reported by the National Association of Realtors, suggests a market that is finding its footing. As a reminder, the national figure tracks single family homes only, while our local Orange County total includes all property types.

Inventory Data	This Week	Last Week
United States - Single Family Homes	767,132	761,604
Orange County - All Properties	4,448	4,430
OC Under Contract & Pending	2,111	2,009
OC New Listings Last 7 Days	717	717
OC Sold Last 7 Days	387	453

Orange County Days on Market Statistics

The overall market pace remains consistent. Both the average and median days on market held steady at 56 and 35 respectively, mirroring last week's performance. This stability indicates that even as inventory climbs, the buyer pool is absorbing properties at a predictable rate.

Segmented data shows minor fluctuations. Homes under $1,000,000 saw the median days on market tick up slightly to 35, even as active listings in this price point decreased to 1,492. The $1,000,000 to $2,000,000 range continues to be the fastest-moving slice of the market, improving by one day to a median of 27 while listings grew to 1,615. The luxury segment over $2,000,000 saw the median days on market move to 48 as active listings climbed to 1,355.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	56	56
Median Days on Market	35	35
Under $1,000,000	35 / 1,492	33 / 1,506
$1,000,000 to $2,000,000	27 / 1,615	28 / 1,595
$2,000,000 and Up	48 / 1,355	47 / 1,340

Orange County Key Housing Statistics

List prices showed some interesting movement this week. The median list price for single family homes remained unchanged at $1,988,000, while the average list price moved slightly higher to $3,664,299. For condos and townhomes, the median list price rose to $860,000, up from $849,800.

The median closed price for single family homes rose to $1,480,000. This is a vital data point as it confirms last week's dip was an anomaly and that the market has regained its footing. The average closed price also saw a significant bounce back to $1,967,700 from $1,807,644 last week.

The sold-to-list price gap requires a careful look this week. For homes under $2,500,000, the market remains tight, with properties selling for just 0.6% below list price. However, the over $2,500,000 segment saw the gap widen to 7.2%. This was caused by a specific anomaly involving three high-end sales that closed significantly under their asking prices, including a lot in the Corona Highlands that closed $7,000,000 under its $14,000,000 list price. Without those outliers, the luxury price gap would be much closer to the historical norm.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,988,000 / $3,664,299	$1,988,000 / $3,652,169
Median/Average List Price Condos/Townhomes	$860,000 / $1,130,036	$849,800 / $1,123,616
Median/Average Closed Price SFR (7 Days)	$1,480,000 / $1,967,700	$1,467,000 / $1,807,644
Median/Average Closed Price Condos (7 Days)	$830,000 / $1,066,488	$860,000 / $993,880
Sold Price vs List Price Over $2.5	Lower by $367,303 (7.2%)	Lower by $129,081 (3.1%)
Sold Price vs List Price Under $2.5M	Lower by $7,646 (.6%)	Lower by $6,538 (.5%)

55+ Community Market Snapshot

There are currently 355 active 55+ properties for sale across Orange County, ranging from entry-level units starting as low as $20,000 in the Laguna Woods Towers to luxury coastal residences like the $2,950,000 condo in the Corona Del Mar Terraces. Laguna Woods continues to anchor this segment with 170 active listings, nearly half of all 55+ inventory in the county. That concentration reflects how deep and varied the Laguna Woods community is, and it consistently draws buyers from both inside and outside California.

Transactions in this space tend to involve more moving parts than a typical sale. Most buyers are coming out of a long-term family home and need to coordinate timing carefully to avoid carrying two properties or a gap between closings. We handle these transactions regularly. That means coordinating synchronized closing dates, lease-back agreements, and navigating HOA financial requirements specific to age-restricted communities. If you or someone in your family is considering this kind of move, reach out at 949-430-7500 and we can walk through what the process looks like. You can explore all current listings at this link: Orange County 55+ Properties for Sale.

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Orange County Real Estate Market Report May 4, 2026 - The Rate Lock Effect, Rising Inventory and a Warning Sign for SoCal Condos

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

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.

Selling Your Property in Orange County

Market Trends

The Orange County market delivered another solid week. Inventory continued to climb, closed sales picked up, and the gap between list price and closed price narrowed meaningfully for homes under $2,500,000. The local data remains steady and consistent, which is exactly what you want to see heading into May.

One of the most important factors shaping housing supply right now is what the industry calls the mortgage rate lock-in effect. Approximately 70% of outstanding mortgages in the United States carry a rate below 6%. For millions of homeowners, the math of selling is simple: if you sell, you give up a 3% or 4% rate and replace it with something closer to 6.5% on your next purchase. That calculation has kept a lot of people in homes they might otherwise have left. It is one of the primary reasons inventory has been slow to recover even as demand remains active. We are seeing signs that this effect is gradually fading as time passes and life circumstances change, but it is still a meaningful constraint on supply nationally and here in Orange County.

Despite that headwind, Orange County inventory has continued to build. We are now running approximately 6.8% higher in total active listings compared to this time last year, which is a healthy sign of normalization. We are still below pre-pandemic inventory norms, so we are not anywhere near an oversupplied market, but buyers have more options than they did a year ago. Nationally, single family home inventory actually dipped slightly this week, largely due to a pickup in properties going under contract rather than a slowdown in new listings. That is an encouraging sign for demand nationally, though I do not expect it to become a sustained trend in either direction.

A report released last week by Attom caught my attention and is worth discussing. SoCal condo prices fell 6% year over year in February, the steepest annual decline in 14 years, bringing the regional median to $656,000. The report points to rising HOA fees, building management issues, and lender blacklists on certain condo complexes as contributing factors. This data primarily reflects Los Angeles and the broader Southern California region and likely does not fully capture Orange County, where the condo market has held up considerably better. Our median closed condo price this week came in at $860,000, well above the regional figure. That said, this is a trend worth watching closely. If softening spreads from LA into Orange County, it will affect both prospective buyers deciding between a condo and a single family home, and recent buyers who purchased condos in the last two to three years. I will keep tracking this data in the weeks ahead.

Orange County Housing Inventory Statistics

Orange County inventory reached 4,430 total active properties this week, up from 4,370 last week, continuing a build in supply that has been running for several months. New listings came in at 717, essentially flat with last week's 721, suggesting the pace of new seller activity is holding steady rather than accelerating further. Sales picked up to 453 from 436 the prior week, a positive sign that buyers remain active and engaged.

The national picture moved in an interesting direction this week. Single family home inventory dipped to 761,604 from 765,048, one of the first weekly declines we have seen in months. That pullback appears to be driven by an increase in properties going under contract rather than a slowdown in new listings, which points to a healthy uptick in buyer demand nationally. As always, that figure covers single family homes only and is not directly comparable to our Orange County total, which includes all property types. Pending contracts here in Orange County held essentially flat at 2,009, down just slightly from 2,018 last week.

Inventory Data	This Week	Last Week
United States - Single Family Homes	761,604	765,048
Orange County - All Properties	4,430	4,370
OC Under Contract & Pending	2,009	2,018
OC New Listings Last 7 Days	717	721
OC Sold Last 7 Days	453	436

Orange County Days on Market Statistics

Market pace held remarkably stable this week with no change in either the average or median days on market, both sitting at 56 and 35 respectively. That consistency over the past several weeks reflects a market in balance, one where supply is growing but demand is keeping up.

Homes under $1,000,000 held at a median of 33 days with active listings growing to 1,506. The $1,000,000 to $2,000,000 range improved by one day to a median of 27, a positive sign for that segment even as listings grew to 1,595. Homes over $2,000,000 ticked back up to 48 days while active listings in that range declined slightly from 1,351 to 1,340, the first week-over-week decrease in upper-end inventory we have seen in several weeks.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	56	56
Median Days on Market	35	35
Under $1,000,000	33 / 1,506	33 / 1,473
$1,000,000 to $2,000,000	27 / 1,595	28 / 1,557
$2,000,000 and Up	48 / 1,340	47 / 1,351

Orange County Key Housing Statistics

List prices edged down slightly this week. The median list price for single family homes dipped to $1,988,000 from $1,998,000, slipping just below the $2,000,000 mark for the first time in several weeks. The average held essentially flat at $3,652,169. For condos and townhomes, the median list price came in at $849,800, down from $859,950 last week. Both moves are small but worth noting in the context of the broader SoCal condo softening discussed above.

The median closed price for single family homes rose to $1,467,000 from $1,412,540 last week. The average dropped to $1,807,644 from $1,955,740, largely because this week did not include as many higher-priced closings. It is worth noting that the highest single family closing this week came in at $8,900,000. I do not think this will be a trend for the single family closed price and we will continue to track it.

The sold-to-list price gap narrowed considerably for homes under $2,500,000 this week, coming in at just 0.5% below asking compared to 1% last week. That is a meaningful improvement and one of the tighter gaps we have seen in recent months. The over $2,500,000 segment held essentially flat at 3.1% below list, compared to 3.2% last week.

For a detailed breakdown of real estate statistics by city across Orange County, visit our Orange County Real Estate Market Reports by City.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,988,000 / $3,652,169	$1,998,000 / $3,653,538
Median/Average List Price Condos/Townhomes	$849,800 / $1,123,616	$859,950 / $1,137,520
Median/Average Closed Price SFR (7 Days)	$1,467,000 / $1,807,644	$1,412,540 / $1,955,740
Median/Average Closed Price Condos (7 Days)	$860,000 / $993,880	$835,000 / $996,251
Sold Price vs List Price Over $2.5	Lower by $129,081 (3.1%)	Lower by $151,648 (3.2%)
Sold Price vs List Price Under $2.5M	Lower by $6,538 (.5%)	Lower by $12,259 (1%)

Ocean View Property Market Snapshot

Ocean view homes are a category unto themselves in Orange County, and the data reflects both the depth of demand and the complexity of pricing at the upper end of the market. This snapshot covers single family homes and condos with ocean views across the county.

There are currently 388 single family ocean view homes on the market with an average list price of $9,407,979 and a median of $5,700,000. That nearly $3.7 million gap between the average and median is not a data anomaly. It is the direct result of 110 luxury listings priced over $10,000,000 pulling the average well above where the bulk of this inventory actually sits. If you are shopping for an ocean view home in the $3 to $6 million range, the average price is not a number that applies to you. The median is a far more useful reference point. Average days on market sits at 90 while the median is 56, a pattern consistent with what we see across the market: well-priced properties move in roughly two months while overpriced homes, particularly at the very top, can sit for considerably longer.

The demand side of this segment is strong. There are 105 single family ocean view properties currently under contract with a median price of $2,599,500, and 311 have already closed this year at an average of $4,859,304 and a median of $3,037,500. That level of closed activity through the first four months of the year points to a market with real, sustained buyer interest even at these price points.

The ocean view condo and townhome segment offers a more accessible entry point into this lifestyle. There are 102 active listings with a median list price of $1,991,500, sitting at an average of 85 days on market and a median of 58. Forty condos are currently under contract with a median price of $1,862,500, and 119 have closed this year at a median of $1,800,000. The slight step down from list median to under contract median to closed median suggests buyers in this segment are negotiating modest concessions, which is consistent with what we are seeing in the broader condo market across Southern California.

For buyers who have dreamed about an ocean view home in Orange County, the range of options here is wider than most people realize, from condos in the low $1,000,000s to single family estates well above $20,000,000. The key is knowing where in that range the market is most active and where properties are sitting. That is exactly the kind of analysis we provide. Browse all current Orange County Ocean View Homes for Sale or reach out directly at 949-430-7500.

Deal of the Week

If you are looking for a deal in this market, you are likely looking at a project. This week that project comes with an ocean view, a hilltop setting, and one of the largest lots in San Juan Capistrano.

Located at 26892 Via La Mirada, this 5 bedroom, 4 bathroom home offers 4,545 square feet of living space on a 95,000 square foot hilltop lot priced at $3,599,000. At $792 per square foot with an ocean view in South Orange County, the math starts to get interesting fast.

The bones of this home are solid and the floor plan is ripe for reconfiguration. A relatively straightforward renovation could yield four large bedrooms while maximizing the flow and feel of the space. The lot is on a hillside so not all 95,000 square feet is usable, but the home sits on a generous flat portion with a great pool already in place. That is not a small detail. A pool and flat outdoor living space with ocean views is exactly what buyers in this price range are looking for, and having it already there saves both time and significant money.

For the right buyer, whether that is someone looking to create a custom estate or an investor who understands the value of this location, this property has a ceiling that is hard to find anywhere else in the county at this entry point. Reach out at 949-430-7500 for more information or to schedule a showing.

Laguna Woods Condo For Sale With Garage

Located at 3397 Punta Alta, Unit C, this two-bedroom, two-bathroom home has been fully remodeled with high-end finishes. It also features a private courtyard, a cozy electric fireplace, and a finished one-car garage. This move-in-ready home is a perfect example of the quality and lifestyle available in our local market.

Orange County Real Estate Market Report April 27, 2026 - This Week's Stats Don't Surprise Us and Real Brokerage Acquires RE/MAX: What It Means and Why Boots on the Ground Still Matter

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

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.

Selling Your Property in Orange County

Market Trends

Orange County inventory continued its steady climb this week, reaching 4,370 total active properties. One of the more encouraging numbers in this week's data is pending contracts, which bounced back to 2,018 after dipping just below 2,000 last week. That recovery is a good sign that buyer demand is holding up even as supply continues to build.

A recent realtor dot com report titled "Spring Thaw for Housing as New Listings Surge and Prices Continue 14-Week Slide" painted a notable picture of the national market. Nationally, median list prices have dipped approximately 2% year over year, the largest annual decline in over a year, while active inventory has grown 4.2% year over year and marking the 28th consecutive month of annual inventory growth. New listings jumped 12.9% year over year for the week ending April 18, and only about 26% of major metros are still considered seller's markets, with more sellers making concessions than at any point in recent years.

Orange County tells a different story. The median list price for single family homes here has held near $2,000,000 since the beginning of the year without any meaningful decline. Homes under $2,500,000 are closing just 1% below list price, a slight widening from recent weeks but still a very narrow gap by any historical measure. Inventory is building here as well, but buyer demand has kept pace. The national headline about a 14-week price slide reflects real pressure in many markets across the country, but Orange County has not followed that trend. Local demand, limited land, and California's persistent housing shortage continue to support prices in ways that simply do not apply to most national averages.

Big Brokerages Making Headlines

The biggest news in the real estate industry this week has nothing to do with interest rates or inventory. The Real Brokerage announced it is acquiring RE/MAX Holdings in an $880 million deal, creating a combined company with more than 180,000 agents and roughly $2.3 billion in annual revenue. The new entity will be called Real REMAX Group and is expected to close in the second half of 2026. For context, Real is a technology-enabled, publicly traded brokerage that has grown rapidly by attracting agents with revenue sharing and equity incentives. RE/MAX is one of the most recognized franchise brands in real estate history, with decades of international reach and a massive network of independent agents.

This acquisition is part of a broader consolidation trend that has been reshaping the real estate industry. Larger brokerages are absorbing smaller ones, tech platforms are competing with traditional franchises, and the lines between portals, lenders, and brokerages are blurring. The argument behind these mega-mergers is usually about scale, technology, and market share.

I want to offer a different perspective. I have been working in Orange County real estate since 1998. I live here. I know these neighborhoods, these streets, and these market conditions because I am out in them every week. At Orange County Real Estate, Inc., we are a boutique brokerage that focuses on one thing: providing accurate data and building real relationships with the people we work with. When you call me, you get me. When you need advice on whether to list at $1,998,000 or $2,050,000, that answer comes from someone who has been watching this specific market every single week.

Scale has its place. But home buyers and sellers are making some of the most significant financial decisions of their lives. Trust and local expertise still matter.

Orange County Housing Inventory Statistics

Orange County inventory reached 4,370 total active properties this week, up from 4,297 last week, continuing the sustained build in supply we have been tracking since early spring. New listings came in at 721, slightly below last week's 754 but still running at one of the stronger weekly paces we have seen this year. Nationally, single family home inventory jumped again to 765,048 from 743,006, another large single-week increase that reflects the same seasonal pattern playing out across the country. As always, that national figure covers single family homes only and is not directly comparable to our Orange County total, which includes all property types.

The most encouraging number this week is pending contracts, which recovered to 2,018 from 1,977 last week. That bounce back above 2,000 suggests the slight softening we saw in the prior week was temporary rather than the start of a trend. Sales came in at 436, down slightly from 446 but consistent with the pace we have seen over the past month.

Inventory Data	This Week	Last Week
United States - Single Family Homes	765,048	743,006
Orange County - All Properties	4,370	4,297
OC Under Contract & Pending	2,018	1,977
OC New Listings Last 7 Days	721	754
OC Sold Last 7 Days	436	446

Orange County Days on Market Statistics

Market pace remained stable this week with both the average and median days on market holding flat at 56 and 35 respectively. The consistency in these numbers over the past several weeks tells you the market is not accelerating or cooling in any dramatic way despite the steady increase in inventory.

Homes under $1,000,000 held at a median of 33 days with active listings growing slightly to 1,473. The $1,000,000 to $2,000,000 range saw the most notable shift, with median days on market ticking up two days to 28 while listings in that segment grew from 1,523 to 1,557. Homes over $2,000,000 actually improved slightly, dropping from 48 to 47 days, while active listings in that range grew from 1,330 to 1,351. The upper end of the market appears to be finding its footing after several weeks of creeping higher.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	56	56
Median Days on Market	35	35
Under $1,000,000	33 / 1,473	33 / 1,455
$1,000,000 to $2,000,000	28 / 1,557	26 / 1,523
$2,000,000 and Up	47 / 1,351	48 / 1,330

Orange County Key Housing Statistics

The median list price for single family homes held flat for the third consecutive week at $1,998,000, while the average ticked up slightly to $3,653,538. For condos and townhomes, the median list price held essentially flat at $859,950. The consistency in list prices across multiple weeks suggests sellers have found a level the market is comfortable with.

Closed prices pulled back modestly this week. The median closed price for single family homes came in at $1,412,540, down slightly from $1,420,000 last week. Condo closed prices also softened, with the median dropping to $835,000 from $859,000. As noted in prior weeks, week-to-week swings in closed prices often reflect the composition of homes that happened to close in that particular seven-day window rather than a directional shift in the market.

The sold-to-list price gap widened in both segments this week. Homes under $2,500,000 closed an average of $12,259 below list price, or 1% under, compared to 0.65% last week. Homes over $2,500,000 closed an average of $151,648 below list, or 3.2% under, compared to 1.34% last week. Neither number is alarming, but the trend of buyers negotiating slightly more room is worth watching as inventory continues to grow.

For a detailed breakdown of real estate statistics by city across Orange County, visit our Orange County Real Estate Market Reports by City.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,998,000 / $3,653,538	$1,998,000 / $3,641,487
Median/Average List Price Condos/Townhomes	$859,950 / $1,137,520	$860,000 / $1,140,744
Median/Average Closed Price SFR (7 Days)	$1,412,540 / $1,955,740	$1,420,000 / $1,940,431
Median/Average Closed Price Condos (7 Days)	$835,000 / $996,251	$859,000 / $1,084,057
Sold Price vs List Price Over $2.5	Lower by $151,648 (3.2%)	Lower by $60,563 (1.34%)
Sold Price vs List Price Under $2.5M	Lower by $12,259 (1%)	Lower by $7,886 (.65%)

Multifamily Market Snapshot

Multifamily properties have long been a staple of real estate investment in Orange County, and the numbers show that investor appetite remains strong despite a market that has fundamentally changed over the last several years. There are currently 245 multifamily properties for sale with an average price of $3,078,263 and a median of $2,000,000. For investors working with a tighter budget, 124 of those listings are priced under $2,000,000. There are 70 properties currently under contract and 300 that have sold over the last six months, reflecting consistent transaction volume in this segment.

The cash flow story on Orange County multifamily is complicated. Purchase prices have risen to the point where the monthly income these properties generate rarely covers expenses at current interest rates the way it once did. The traditional "mom and pop" investor who bought a duplex or small apartment building expecting steady monthly cash flow is facing a much tighter margin today than they would have a decade ago. That reality has not pushed investors out of the market, but it has changed how they think about it.

What I see on the ground is two distinct types of buyers in this space. The first is the investor looking for a quicker return, targeting underperforming properties where rents are below market, management has been neglected, or the building needs work that the current owner cannot or will not do. These buyers move in, improve the asset, and reposition it for a sale or refinance. The second type is the long-term holder, someone who accepts thinner cash flow today in exchange for appreciation over five to ten years, with a plan to eventually execute a 1031 exchange into a larger property that generates more income. Both strategies make sense depending on your capital, your timeline, and your tolerance for the work involved.

Orange County multifamily is not a cash flow market the way it once was. It is an appreciation and wealth-building market. Investors who understand that distinction and plan accordingly are still finding real opportunity here.

Deal of the Week

This week's Deal of the Week is a 2 bedroom, 2 bathroom condo on the Westside of Costa Mesa at 2175 Pacific Avenue, Unit G1.

One thing that sets this property apart right now is timing. The community is in the middle of a large-scale exterior renovation, which means the buyer coming in today will get the benefit of a freshly updated building without having paid pre-renovation prices. When the work is complete, this complex will be in excellent condition for years to come, which protects the value of your investment and reduces the likelihood of special assessments down the road.

The Westside of Costa Mesa continues to attract buyers who want proximity to the beach, easy freeway access, and a neighborhood that has been steadily improving over the last several years. For photos and full details, click the address above or reach out to us at 949-430-7500.

Laguna Woods Condo For Sale With Garage

Orange County Real Estate Market Report April 20, 2026 - Home Builders Feeling The Squeeze

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

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.

Selling Your Property in Orange County

Market Trends

Orange County added another 754 new listings this past week, continuing the strongest run of new inventory we have seen this year. Total active listings climbed to 4,297, and sales picked up with 446 homes closing over the last seven days, up from 409 the prior week. Mortgage rates ticked down slightly, which is welcome news for buyers who have been navigating a rate environment that has moved around quite a bit over the last two months. While the stock market and oil prices continue to swing up and down, the local housing market is holding steady.

At the national level, the story for homebuilders is complicated. With oil prices elevated, 62% of builders reported that suppliers have raised building material costs due to higher fuel prices, and 70% reported difficulty pricing homes given uncertainty about what materials will cost by the time a project is complete. Builder confidence fell across the board in April.

Closer to home, California's housing situation adds another layer of context. The state requires every city and county to plan for a specific number of new housing units through a process called RHNA, the Regional Housing Needs Allocation. For the current cycle running through 2029, the Southern California region alone was assigned more than 1.3 million units to plan for and accommodate. Orange County adopted its sixth cycle Housing Element in February 2025, and cities that fall out of compliance face serious consequences.

Some Orange County cities have already felt this pressure. Newport Beach, for example, faces a state requirement to add more than 8,000 units by 2030. That dynamic creates an unusual situation: cities actually need builders right now. If builders pull back from Orange County due to rising material costs or economic uncertainty, cities are left unable to meet housing targets they have no other way to fulfill. The relationship between local governments and homebuilders in California is more dependent than most people realize.

Current Mortgage Rates

The rates in the table below are provided by my preferred lender and are a good example of what a well-qualified buyer can actually obtain right now. I want to be clear that these are not the rates you typically see advertised by national outlets like Mortgage News Daily. Rates vary significantly from lender to lender, and the difference can be meaningful over the life of a loan.

It is also worth understanding that the right loan product depends on your specific situation. A 30-year fixed rate offers stability and predictability, which makes sense for most buyers planning to stay in a home long term. But for buyers who expect to move or refinance within seven to ten years, an adjustable rate mortgage can offer a meaningfully lower rate during that initial fixed period. Right now, the 7/1 ARM is coming in at 5.25% and the 10/1 ARM at 5.50%, both below the 30-year fixed rate of 5.75%. In a market where every fraction of a percent affects your monthly payment, that difference adds up quickly.

A rate buydown is another option worth discussing with your lender. A buydown allows you to pay points upfront in exchange for a lower interest rate, which can make sense if you plan to stay in the home long enough to recoup that upfront cost. The table below shows rates with 1 point, so the APR reflects the true cost of that structure. The right strategy depends on your timeline, your cash position, and your goals. These are conversations worth having before you make an offer, not after.

Loan Type	Maximum	Rate	Payment per $1,000	APR
30 Yr. Fixed	$832,750	5.750%	$5.84	5.92%
15 Yr. Fixed	$832,750	5.125%	$7.97	5.29%
30 Yr. Fixed (high-balance)	$1,249,125	5.750%	$5.84	5.92%
30 Yr. Fixed Jumbo	80% up to $10,000,000	5.875%	$5.92	5.98%
15 Yr. Fixed (high-balance)	$1,249,125	5.250%	$8.04	5.43%
10/1 Interest Only ARM (Purchase)	80% up to $10,000,000	5.625%	$4.69	5.74%

Orange County Housing Inventory Statistics

Inventory continued to build this week with Orange County reaching 4,297 total active properties, up from 4,166 last week. New listings came in at 754, nearly identical to the prior week's 757, which suggests the surge in seller activity we have been tracking over the past month is holding at an elevated pace rather than fading. Nationally, single family home inventory jumped to 743,006 from 724,977, one of the larger single-week increases we have seen this year. As always, that national figure covers single family homes only and is not directly comparable to our Orange County total, which includes all property types.

On the demand side, 446 homes sold in Orange County over the last seven days, a solid improvement from 409 the prior week. Pending contracts dipped slightly to 1,977 from 2,001, slipping just below the 2,000 mark for the first time in several weeks. That is a number worth watching over the coming weeks to see whether it reflects a temporary dip or a broader softening in buyer activity.

Inventory Data	This Week	Last Week
United States - Single Family Homes	743,006	724,977
Orange County - All Properties	4,297	4,166
OC Under Contract & Pending	1,977	2,001
OC New Listings Last 7 Days	754	757
OC Sold Last 7 Days	446	409

Orange County Days on Market Statistics

Overall market pace was essentially unchanged this week. The average days on market held at 56 and the median ticked up one day to 35. Those headline numbers remain stable, but the growth in active listings across every price range is worth noting.

Homes under $1,000,000 actually improved by one day, dropping to a median of 33, while the number of active listings in that segment grew from 1,353 to 1,455. The $1,000,000 to $2,000,000 range held steady at 26 days while listings there jumped from 1,379 to 1,523. The over $2,000,000 segment continues to see market time creep higher, moving from 46 to 48 days, with active listings growing from 1,296 to 1,330. The upper end of the market is building supply and taking longer to sell, a trend that has been consistent over the last several weeks.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	56	56
Median Days on Market	35	34
Under $1,000,000	33 / 1,455	34 / 1,353
$1,000,000 to $2,000,000	26 / 1,523	25 / 1,379
$2,000,000 and Up	48 / 1,330	46 / 1,296

Orange County Key Housing Statistics

The median list price for single family homes held essentially flat at $1,998,000, while the average dipped to $3,641,487. For condos and townhomes, the median list price edged up slightly to $860,000.

Closed prices for single family homes pulled back this week, with the median coming in at $1,420,000 compared to $1,570,000 last week and the average dropping to $1,940,431 from $2,264,428. Week-to-week swings in closed prices are common and often reflect the mix of homes that happened to close in that particular seven-day window rather than a shift in market direction. Condo closed prices moved the other way, with the median rising to $859,000 from $831,500, a positive result.

The sold-to-list price comparison improved significantly in the over $2,500,000 segment this week. Homes in that range closed an average of just $60,563 below list price, or 1.34% under, a major improvement from last week's 5% gap. Homes under $2,500,000 closed an average of $7,886 below list price, or 0.65% under, a slight widening from last week but still well within a normal range. Both numbers reflect a market where sellers and buyers are not far apart on price.

For a detailed breakdown of real estate statistics by city across Orange County, visit our Orange County Real Estate Market Reports by City.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,998,000 / $3,641,487	$1,999,000 / $3,748,844
Median/Average List Price Condos/Townhomes	$860,000 / $1,140,744	$858,145 / $1,156,667
Median/Average Closed Price SFR (7 Days)	$1,420,000 / $1,940,431	$1,570,000 / $2,264,428
Median/Average Closed Price Condos (7 Days)	$859,000 / $1,084,057	$831,500 / $982,838
Sold Price vs List Price Over $2.5	Lower by $60,563 (1.34%)	Lower by $294,483 (5%)
Sold Price vs List Price Under $2.5M	Lower by $7,886 (.65%)	Lower by $5,413 (.43%)

Tustin Market Snapshot

Tustin currently has 96 active properties on the market, split between two distinct segments that tell very different stories about buyer activity in the city.

The 43 single family homes for sale carry an average list price of $1,868,755 and a median of $1,599,888, averaging 2,542 square feet of living space on lots averaging 7,053 square feet. The gap between the average and median list price is notable, nearly $270,000 apart, which tells you there are some higher-priced homes pulling the average up while the bulk of the inventory is clustered closer to the $1.6 million range. The median days on market of 18 days indicates that well-priced single family homes are moving quickly. The average of 61 days tells you the overpriced ones are sitting and waiting.

The condo and townhome segment makes up 53 of the 96 active listings, with an average price of $935,554 and a median of $869,000, averaging 1,448 square feet. Days on market in this segment are running longer, with a median of 32 days and an average of 47. That is still a reasonable pace, but buyers in this price range appear to be taking more time to make decisions, likely weighing their options carefully given the number of units available.

For buyers, Tustin offers a solid range of options at multiple price points. For sellers, the data is clear: pricing at or near market value is the difference between a quick sale and a long wait. Tustin Market Report

Deal of the Week

This week's Deal of the Week is a 3 bedroom, 2.5 bathroom home in La Habra at 2201 W Toledo. Built in 1989, this 2,061 square foot home sits on a 3,743 square foot lot and is priced at $938,860, or $455 per square foot.

La Habra sits on the border of Orange and Los Angeles counties and offers buyers a more affordable entry point into homeownership compared to many other Orange County cities while still providing easy access to major freeways, shopping, and good schools. For a home of this size and condition, $455 per square foot represents solid value in today's market.

Laguna Woods Condo For Sale With Garage

Orange County Real Estate Market Report April 13, 2026 - Real Estate Fraud Is on the Rise. Here Is How to Protect Yourself.

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

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.

Selling Your Property in Orange County

Market Trends

The Orange County market continued to build inventory this week, crossing the 4,000 property mark for the first time this year. New listings surged to 757, up sharply from 625 last week, which is a strong sign that more sellers are entering the spring market. Pending contracts came in at 2,001, roughly flat with last week, and closed prices for both single family homes and condos moved higher. Overall, the local market remains active and healthy.

This week I want to talk about something that does not get enough attention in real estate: fraud. The FBI recently released its annual cybercrime report, and the numbers are alarming. Total cybercrime losses topped $20.8 billion in 2025, a 26% increase over the prior year. Real estate fraud alone accounted for $275 million in losses across more than 12,000 complaints, a 59% jump from 2024. These are not abstract statistics. These are buyers, sellers, and homeowners who lost real money during real estate transactions.

The most common threat is business email compromise. Here is how it works. A criminal monitors or spoofs email communications between a buyer, their agent, and the escrow or title company. At the right moment, usually just before closing, they send fake wiring instructions that look like they came from a trusted source. The buyer wires their down payment or closing funds directly into the criminal's account. By the time anyone realizes what happened, the money is gone.

Other schemes worth knowing about include seller impersonation, where fraudsters pose as absentee property owners to sell vacant land and redirect escrow funds, and deed fraud, where a forged deed gets recorded at the county courthouse. Repair and contractor payments during a transaction can also be targeted, with criminals intercepting payment instructions and redirecting funds.

The good news is that these scams are largely preventable. The most important rule is simple: never trust wiring instructions that arrive by email alone. Always call your escrow officer or title company directly to confirm, using a phone number you obtained at the very beginning of the transaction, not one from an email. A good agent and escrow officer will walk you through this process and flag anything that looks unusual. If something feels off, it probably is.

Orange County Housing Inventory Statistics

Orange County inventory crossed the 4,000 mark this week, reaching 4,166 total properties, up from 3,986 last week. That is a meaningful jump and reflects the seasonal surge in new listings we typically see in April. New listings came in at 757 for the week, a sharp increase from 625 the week before and the highest weekly total we have seen in several months. Nationally, single family home inventory continued its gradual climb to 724,977, though that figure covers single family homes only and is not directly comparable to our Orange County total, which includes all property types.

On the demand side, pending contracts dipped slightly to 2,001 from 2,024, and 409 homes sold in Orange County over the last seven days, down from 445 the prior week. The combination of rising supply and slightly softer demand is worth watching, though neither number is cause for concern at this point. The spring market is producing more inventory, and buyers are still closing deals at a solid pace.

Inventory Data	This Week	Last Week
United States - Single Family Homes	724,977	723,460
Orange County - All Properties	4,166	3,986
OC Under Contract & Pending	2,001	2,024
OC New Listings Last 7 Days	757	625
OC Sold Last 7 Days	409	445

Orange County Days on Market Statistics

Market pace held steady overall this week, with the average days on market ticking down one day to 56 and the median remaining flat at 34. Those headline numbers suggest stability, but there is a notable shift happening at the upper end of the market worth paying attention to.

Homes under $1,000,000 held at a median of 34 days, unchanged from last week, with active listings growing from 1,353 to 1,410. The $1,000,000 to $2,000,000 range also held at a median of 26 days, though listings in that segment grew notably from 1,379 to 1,471. The biggest move was in the over $2,000,000 segment, where median days on market jumped from 41 to 46 days while active listings grew from 1,263 to 1,296. That five-day increase in market time at the upper end is the most significant shift in this week's data and suggests buyers in that price range are taking a more measured approach.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	56	57
Median Days on Market	34	34
Under $1,000,000	34 / 1,410	34 / 1,353
$1,000,000 to $2,000,000	26 / 1,471	25 / 1,379
$2,000,000 and Up	46 / 1,296	41 / 1,263

Orange County Key Housing Statistics

The median list price for single family homes held steady at $1,999,000 for the second consecutive week, while the average dipped slightly to $3,748,844. For condos and townhomes, the median list price came in at $858,145, down from $869,900 last week.

Closed prices told a stronger story. The median closed price for single family homes rose to $1,570,000 from $1,460,000 last week, and the average climbed to $2,264,428 from $2,102,218. Condo closed prices also improved, with the median rising to $831,500 from $779,500. These are healthy numbers and reflect continued buyer competition for well-priced, move-in ready homes.

Homes under $2,500,000 closed an average of $5,413 below list price, or 0.43% under asking, essentially unchanged from last week's 0.4%. The over $2,500,000 segment widened slightly, with homes closing an average of $294,483 below list price, or 5% under. That is a larger gap than last week's 3%, though still well within a normal range for the luxury segment.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,999,000 / $3,748,844	$1,999,000 / $3,798,936
Median/Average List Price Condos/Townhomes	$858,145 / $1,156,667	$869,900 / $1,162,481
Median/Average Closed Price SFR (7 Days)	$1,570,000 / $2,264,428	$1,460,000 / $2,102,218
Median/Average Closed Price Condos (7 Days)	$831,500 / $982,838	$779,500 / $913,631
Sold Price vs List Price Over $2.5	Lower by $294,483 (5%)	Lower by $147,793 (3%)
Sold Price vs List Price Under $2.5M	Lower by $5,413 (.43%)	Lower by $4,791 (.4%)

Eastside Costa Mesa Market Snapshot

I live in Costa Mesa and have represented both buyers and sellers in Eastside, so this is a neighborhood I follow closely and know well. The data this week tells an interesting story, but it requires some context to understand what is really happening.

There are currently 34 active listings with 18 homes under contract. That means more than half of the active inventory is already in escrow, which is a strong sign of demand. Over the last six months, 61 homes closed at an average price of $2,122,906.

Here is where it gets interesting. Those 61 closings had a median days on market of just 11 days, but the average was 24. That 13-day gap between the median and the average tells you that the well-priced homes are selling in under two weeks, while a smaller number of overpriced properties are sitting and dragging the average up. The market is not slow. The overpriced listings are slow.

You can see the same pattern in the active listings. The 34 homes currently for sale are sitting at an average list price of $2,297,588 with an average of 49 days on market. That is $174,682 higher than where buyers have actually been willing to close over the last six months. Sellers who price at or near market value are getting quick offers. Sellers who push above it are finding out the hard way that Eastside buyers know exactly what things are worth.

For a full breakdown of current listings and recent sales, visit our Eastside Costa Mesa Real Estate Market Report.

Deal of the Week

This week's Deal of the Week is a Spanish style home in Fullerton with real character and history. Built in 1929, 1312 W Orangethorpe offers 3 bedrooms, 2 bathrooms, and 1,827 square feet on a large 9,812 square foot lot. The arches inside and out are a standout architectural feature that you simply do not find in modern construction, and the bones of this home are solid.

This is a probate sale and the home does need work, so it is best suited for a buyer who can see the potential and is not looking for move-in ready. For the right buyer, whether that is an investor, a contractor, or someone who wants to put their own stamp on a property with real charm, this is the kind of opportunity that does not come around often. Lots this size in Fullerton are also becoming increasingly rare.

Click the address above for photos and details, or reach out to us directly at 949-430-7500 if you would like more information.

Laguna Woods Condo For Sale With Garage

Orange County Real Estate Market Report April 6, 2026 - The Iran Conflict at Day 36 and What It Means for Housing

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

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.

Selling Your Property in Orange County

Market Trends

The Orange County market is holding steady as we move into the heart of spring. Pending contracts ticked up this week to 2,024, inventory is essentially flat, and days on market remain stable across all price ranges. Buyers are still active and engaged despite some headwinds from the broader economy. The local data does not show any signs of a slowdown yet, which is encouraging given what the national numbers are starting to reveal.

We are now 36 days into the conflict with Iran, and at the national level the effects on housing are becoming more visible. War-time economics have pushed gas prices higher and driven mortgage rates up over the last five weeks, climbing from a low of 5.99% to a high of 6.64%. Rates have pulled back somewhat from that peak, which has provided some relief. For context, in past cycles rates above 7% were the level that really put the brakes on buyer activity. We have not come close to that threshold in 2026, which helps explain why the market has stayed as resilient as it has.

That said, the national data is softening at the edges. Weekly pending home sales dipped slightly below last year's pace for the first time in six weeks, snapping a streak of consistent year-over-year growth. Purchase application data, a forward-looking indicator for home sales, is still positive year over year but the growth rate has slowed noticeably over the last two weeks. National single family home inventory continued to climb, though it is worth noting that figure covers single family homes only and is not directly comparable to our Orange County number, which includes condos and townhomes. Nothing in the data is alarming, but the trend is worth watching as the Iran conflict moves into its fifth week.

The question heading into the next few weeks is whether the rate environment and broader economic uncertainty start to show up in our local numbers the way they are beginning to appear nationally. For now, Orange County is holding its own.

Orange County Housing Inventory Statistics

Orange County inventory was essentially flat this week, dipping slightly from 3,998 to 3,986 total properties. That is a small enough change to be considered noise, and it suggests the seasonal inventory build we have been tracking is pausing rather than reversing. Nationally, single family home inventory continued its upward trend, climbing from 713,549 to 723,460.

The bigger story on the inventory side is new listings, which came in at 625 this week compared to 691 last week. That is a meaningful week-to-week drop and is consistent with the national picture, where new listings are running slightly below last year's pace. On the positive side, pending contracts increased from 2,016 to 2,024, keeping buyer activity moving in the right direction.

Inventory Data	This Week	Last Week
United States - Single Family Homes	723,460	713,549
Orange County - All Properties	3,986	3,998
OC Under Contract & Pending	2,024	2,016
OC New Listings Last 7 Days	625	691
OC Sold Last 7 Days	445	465

Orange County Days on Market Statistics

Market pace remained stable this week with very little movement across the board. The average days on market held at 57 for the second consecutive week, and the median ticked up just one day to 34. Those are not numbers that suggest any meaningful shift in market tempo.

Breaking it down by price range, homes under $1,000,000 moved to a median of 34 days, up one day from last week. The $1,000,000 to $2,000,000 range came in at 26 days, also up one day. Homes over $2,000,000 stayed at a median of 41 days, unchanged. Active listings in the over $2,000,000 range actually declined slightly from 1,277 to 1,263, a sign of continued absorption at the upper end of the market.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	57	57
Median Days on Market	34	33
Under $1,000,000	34 / 1,353	33 / 1,353
$1,000,000 to $2,000,000	26 / 1,379	25 / 1,374
$2,000,000 and Up	41 / 1,263	41 / 1,277

Orange County Key Housing Statistics

The median list price for single family homes dipped this week to $1,999,000, crossing back below the $2,000,000 mark after sitting just above it last week at $2,049,900. The average list price held nearly flat at $3,798,936. For condos and townhomes, the median list price was unchanged at $869,900.

On the closed price side, single family homes showed strength, with the median rising to $1,460,000 from $1,435,000 last week and the average climbing to $2,102,218 from $1,993,043. Condo closed prices softened, with the median dropping to $779,500 from $825,000.

The sold-to-list price comparison tells a more normalized story this week. Homes over $2,500,000 closed an average of $147,793 below list price, or 3% under, a significant improvement from last week's 7.4% gap that was skewed by two large outlier transactions in Newport Coast. Homes under $2,500,000 closed at an average of $4,791 below list price, or 0.4% under, a slight reversal from last week when that segment was selling just above asking. Both numbers are well within a normal range and reflect a balanced market for most price points.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,999,000 / $3,798,936	$2,049,900 / $3,797,498
Median/Average List Price Condos/Townhomes	$869,900 / $1,162,481	$869,900 / $1,167,233
Median/Average Closed Price SFR (7 Days)	$1,460,000 / $2,102,218	$1,435,000 / $1,993,043
Median/Average Closed Price Condos (7 Days)	$779,500 / $913,631	$825,000 / $1,011,036
Sold Price vs List Price Over $2.5	Lower by $147,793 (3%)	Lower by $389,940 (7.4%)*
Sold Price vs List Price Under $2.5M	Lower by $4,791 (.4%)	Higher by $2,615 (.2%)

Mesa Verde Costa Mesa Market Snapshot

Mesa Verde is a neighborhood I know better than any other in Orange County. I have lived here for 20 years, and I keep a close eye on this market because it is both my community and an area where I actively work with buyers and sellers. If you are thinking about buying or selling in Mesa Verde, you are talking to the right agent.

The market here is tight and active. There are currently 9 properties for sale and 5 homes under contract. Over the last six months, 55 single family homes have closed, all at an average price of $2,012,556. Those homes sold for an average of $26,893 below list price, or just 1.3% under asking, which tells you sellers are pricing well and buyers are not finding much room to negotiate.

The pace of sales in Mesa Verde is one of the most telling numbers. The median days on market for those 55 closings was just 10 days. The average was 20, meaning well-priced homes are going very quickly while a handful of properties that need some attention take a little longer. Either way, this is a fast market.

One trend worth noting is the shift in who is buying here. I am seeing a younger buyer contingent moving into Mesa Verde, which is bringing new energy to the neighborhood. There has also been notable investor activity, which speaks to the long-term value people see in this area. For a full breakdown of active listings, recent sales, and photos of properties, visit our Mesa Verde Real Estate Market Report.

Deal of the Week

This week's Deal of the Week is a coming soon single family home in East Anaheim, right on the border of Orange. Located at 121 S Connie Circle, this 3 bedroom, 2.5 bathroom home offers 2,133 square feet of living space on a generous 7,200 square foot lot, priced at $999,900.

At $468 per square foot, this is strong value for a home of this size in a well-located neighborhood. The East Anaheim and Orange border area is popular with families for good reason, offering convenient access to highly regarded schools, shopping, and major freeways. Homes on larger lots in this price range do not come up often and tend to move quickly when they do.

This home has not hit the market yet, so if you want to get a first look before it goes live, reach out to us directly at 949-430-7500 or visit the property page here.

Laguna Woods Condo For Sale With Garage

This week’s featured property is a stunning, single-level condo in the 55+ community of Laguna Woods Village. Located at 3397 Punta Alta, Unit C, this two-bedroom, two-bathroom home has been fully remodeled with high-end finishes. It also features a private courtyard, a cozy electric fireplace, and a finished one-car garage. This move-in-ready home is a perfect example of the quality and lifestyle available in our local market.

Orange County Housing Market Reports: April to June 2026

Reports in This Quarter

Orange County Real Estate Market Report: June 29, 2026 - More Listings, More Closings and Orange County's Housing Element

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report: June 22, 2026 - OC Homes Under $2.5M Flip Back Above Asking as Flippers Chase New Price Records in Orange County

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report: June 15, 2026 - Inventory Crosses 4,800 as Markets Watch Iran Deal and Rate Cut Signals

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report: June 8, 2026 - Inventory Surge | Nest Egg Protection Act

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report: June 1, 2026 - Three Weeks Above Asking While Inventory Lags Below Last Year

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report: May 25, 2026 - Days on Market Rise Across All Segments as Orange County Inventory Hits 4,609

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report: May 18, 2026 - Rates Surge to 8-Month Highs as Orange County Inventory Hits New Peak

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report: May 11, 2026 - Demand Hits 2026 Highs Amid Steady Price Growth

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report May 4, 2026 - The Rate Lock Effect, Rising Inventory and a Warning Sign for SoCal Condos

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report April 27, 2026 - This Week's Stats Don't Surprise Us and Real Brokerage Acquires RE/MAX: What It Means and Why Boots on the Ground Still Matter

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report April 20, 2026 - Home Builders Feeling The Squeeze

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report April 13, 2026 - Real Estate Fraud Is on the Rise. Here Is How to Protect Yourself.

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

Orange County Real Estate Market Report April 6, 2026 - The Iran Conflict at Day 36 and What It Means for Housing

Market Trends

Orange County Housing Inventory Statistics

Orange County Days on Market Statistics

Orange County Key Housing Statistics

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