Orange County Housing Market Reports: July to September 2026

Orange County Real Estate Market Report: September 28, 2026 - Matching the Nation for Once as 43% of Listings Take Price Cuts

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

Market Trends

Every week I tend to make the same point. Orange County does not follow the national headlines. Our job base is deeper, our equity is stronger, and our market usually moves to its own rhythm.

This week is the exception. Orange County now has 43 percent of active listings taking a price reduction, and that is almost exactly where the country sits. For once we are not the outlier. When nearly half the market has cut its asking price, it tells you sellers are meeting a slower, more rate sensitive buyer where they are.

But you have to read the full picture before drawing a conclusion, and one number complicates the story in a good way. Only 24 percent of our active listings, 1,189 properties, have been sitting longer than 90 days. That is up from about 12 percent at the start of the summer, but it is still a relatively low share for a market where price cuts are this widespread.

The reason is timing. We added a large volume of new listings over a short stretch this summer, and all that fresh inventory pulled the total days on market down. So even as older listings age and reduce, the flood of newer listings keeps the 90 day share lower than the price cut number alone would suggest. Both things are true at once. Sellers are cutting prices, and the overall market still looks reasonably fresh because so much of it is new.

The other trend worth watching is on the new construction side. Builders across the country are lowering prices and increasing incentives to get buyers through the door. That is national news right now, driven by the same rates near 7 percent that are slowing resales.

That dynamic is coming to Orange County. The state is applying real pressure to add housing, with a mandate of 180,000 new units by the end of 2029. That much new supply, paired with builders already discounting to compete, will put downward pressure on prices over time. It is one of the most important trends for any current owner to follow, and I am tracking every major project across all Orange County cities here: New Developments in Orange County.

Put it together and the direction is consistent with what I laid out over the past few weeks. Rates are holding above 7 percent, pending contracts have now spent two weeks below 1,800, and price reductions have caught up to the national pace. The slowdown is here, it came early, and the under $1 million segment is still where it will land hardest and longest.

Get This Report In Your Inbox Every Week

If you find this report useful, the easiest way to stay current on the Orange County market is to have it delivered directly to you each Monday after I write it. No sales pitch. Just the data, straight from the MLS, with honest analysis from a broker who lives and works here.

Subscribe to the Weekly Housing Report

Orange County Inventory Statistics

Orange County inventory edged up again to 5,061 active listings from 5,045 last week, a third straight week of modest gains. New listings slowed to 597 from 620, the lightest week in a while, while closings came in soft at 341, down from 432. That is the second light closing week this month and worth watching, though some of it is the tail of the post Labor Day lull working through the pipeline.

The number that continues to tell the story is pending and under contract, which fell to 1,771 from 1,793. That is now two consecutive weeks below 1,800, a level we had not seen since February. When pending contracts keep sliding while inventory ticks up, the spread between the two widens, and a widening spread is one of the clearest signs of a slowing market. Both sides moved the wrong way again this week. U.S. single family inventory kept climbing to 895,398 from 890,033.

Orange County Days on Market Statistics

Average days on market ticked up to 66 from 65, and the median held at 46. The movement worth watching is where I have been pointing for three weeks now. Homes under $1 million rose to a median of 46 days from 45, and the active listing count in that band grew again to 1,938 from 1,904. That segment has added listings every week this month while its days on market has climbed, exactly the pattern you expect from the most rate sensitive price point.

The $1 million to $2 million range held at a median of 40 days across 1,838 listings, its count easing slightly, and it remains the fastest moving segment in the county. Homes at $2 million and above held at a median of 59 days across 1,301 listings. 

Orange County Key Housing Statistics

List prices held flat this week. The single family median stayed at $1,749,000 and the condo median at $825,000, both unchanged. The movement was on the closed side, and it moved lower. The single family closed median fell to $1,400,000 from $1,500,000, and the average eased to $1,986,299. Condos closed at a median of $752,500, down from $809,000, with the average at $951,353.

Keep the timing lag in mind on those closed numbers. The homes closing now went under contract roughly 30 days ago, so this is the market beginning to reflect the shift into higher rates rather than a reaction to this week. Softening closed prices are consistent with 43 percent of listings taking reductions.

The sold versus list gap was mixed. Above $2.5 million, sellers closed an average of $167,766 below asking, or 3.5 percent, essentially flat with last week. Below $2.5 million, the gap actually improved to $13,026, or 1.1 percent, from 1.5 percent last week. The high end is holding a steady discount while the broad middle of the market tightened up a bit this week.

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

Irvine Market Snapshot

Single Family Homes

There are 305 active single family listings in Irvine with a median asking price of $2,468,000 and a median price per square foot of $884.53, sitting at a median of 52 days on market.

Over the past 30 days, 72 single family homes closed at a median sale price of $2,125,000 and a median price per square foot of $853.36, with a median of 29.5 days on market. The roughly $343,000 gap between the active median and the closed median is not a sign that active listings are overpriced. Irvine covers an enormous range, from smaller village homes to large estates in areas like Turtle Rock, Shady Canyon, and Orchard Hills, plus a steady stream of premium new construction. That range carries real and very different values. The active pool leans toward the larger and newer product, which sits longer and pulls the median up, while the price per square foot between active and closed is within about $31, telling you the market is priced sensibly for what is actually listed.

The pending and under contract data shows where the broad market is clearing. The 92 homes in the pipeline are working at a median of $2,169,000 with a median of 44.5 days on market, close to the recent closed median and a healthy pipeline against 305 actives.

The expired and canceled data marks the top of the range. Twenty nine listings expired at a median of $2,650,000 after a median of 71 days, and another 46 were canceled at a median of $2,989,500 after a median of 67.5 days. The pattern is consistent with the rest of the county. Homes priced near where the market is clearing move efficiently, and the market grows more selective as you push toward $2.65 million and above, where the buyer pool thins and the right match takes longer. 

Condos and Townhomes

There are 417 active condo and townhome listings in Irvine with a median asking price of $1,296,800 and a median price per square foot of $746.47, sitting at a median of 43 days on market. Eighty six are pending or under contract at a median of $1,207,944.

Over the past 30 days, 100 condos and townhomes closed at a median sale price of $1,194,495 and a median price per square foot of $724.20, with a median of 36.5 days on market. This is a well aligned segment. The active median, the pending median of $1,207,944, and the closed median sit within roughly $100,000 of each other, and the price per square foot across all three is close, which tells you buyers and sellers largely agree on value here. The active median sitting modestly above the closed median reflects the newer and larger units currently listed, not a market that is mispriced.

The off market data rounds out the picture. Fifty four listings expired at a median of $1,463,250 after a median of 77 days, and 66 more were canceled at a median of $1,294,000 after a median of 57 days. As on the single family side, the listings that sit longest tend to be the ones priced above where this segment has actually been closing. At and near the median, Irvine condos and townhomes remain one of the deeper, more liquid segments in the county.

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 to provide one of the most accurate estimates available. Check your home’s value here. Eric will cross reference MLS data and title records to verify the estimate provided.

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: September 21, 2026 - Mortgage Rates Hold Above 7% as Pending Sales Hit a Seven Month Low

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

Market Trends

The rate story is still the story this week, not because anything broke, but because nothing did. The 30 year fixed pushed above 7 percent last week, and this week it held there. Mortgage News Daily is quoting 7.19 percent, near the highest level in about a year.

Last week the Federal Reserve raised its target rate a quarter point, citing elevated inflation. This is the long running inflation we have been living with, and the Fed is signaling it intends to counter it rather than accommodate it.

The takeaway for buyers and sellers is simple. These rates may hold near 7 percent longer than most anticipated. This is not a one week spike that reverses in a month. Plan around elevated rates staying elevated.

Seven percent matters because it is the level where housing activity historically slows, and the demand data is already turning. Mortgage applications fell 4.1 percent last week, with purchase applications running 19 percent below the same week a year ago. Higher rates are causing buyers to pause.

That national pullback is now showing up in our local numbers. Orange County pending and under contract listings dropped to 1,793 this week, the first time that figure has fallen below 1,800 since February 16.

This is a relationship I watch closely. When pending and under contract counts fall while active inventory rises, the spread between the two widens, and a widening spread is one of the clearest signs of a slowing market. It means homes are coming on faster than buyers are putting them under contract. Both sides of that equation moved the wrong way this week. Inventory ticked up to 5,045 while pendings dropped to 1,793. The gap is growing, and that is exactly the signal worth keeping an eye on in the weeks ahead.

Put that against a normal seasonal pattern and it stands out. Over the past ten years, September and October are not when transactions fall off. Those two months tend to fluctuate modestly, and in plenty of years they tick higher. The real cliff comes in November and December, when transactions drop off sharply every year.

That is what makes this week notable. We are seeing pending contracts slide now, in the stretch of the calendar that usually holds steady, rather than waiting for the late fall drop that always arrives. When the slowdown starts early, that is the rate environment pulling the seasonal cycle forward. Moving ahead, expect total transactions across the county to slow.

Now here is where the price breakdown matters, and it matters more this week than almost any week this year. The buyer most sensitive to a move above 7 percent is the one shopping under $1 million, because for that buyer the monthly payment is the entire decision.

That segment is already responding. Median days on market under $1 million jumped three days in a single week to 45, and the active listing count in that band grew to 1,904. Homes are taking longer to sell and inventory is building, exactly the pattern I flagged last week. This is the segment that will feel higher rates first and longest, and it is where I expect price reductions to show up first.

The rest of the country is a different story on paper, and it is worth understanding why. Across the United States, the under $1 million price point is the market. It is where most transactions happen. So when rates cross 7 percent and that segment cools, the national headline becomes that the entire housing market is slowing. For most of the country, that is accurate.

Orange County is not most of the country. Just over a third of our inventory sits under $1 million. The other two thirds sit above it, in a buyer pool that is far less driven by monthly payment math and far more driven by equity. That is why I break this report down by price every week. The national narrative will not describe what is actually happening here.

And the proof is in the middle of our market. The $1 million to $2 million segment held at a median of 40 days on market this week, unchanged, and it remains the fastest moving and highest demand price band in the county.

That is the heart of Orange County housing, and it is still working efficiently even with rates above 7 percent. The pressure is real and it is coming, but it is concentrated at the bottom of the price ladder, not spread evenly across the whole market. Let's watch what happens next.

Get This Report In Your Inbox Every Week

If you find this report useful, the easiest way to stay current on the Orange County market is to have it delivered directly to you each Monday after I write it. No sales pitch. Just the data, straight from the MLS, with honest analysis from a broker who lives and works here.

Subscribe to the Weekly Housing Report

Orange County Inventory Statistics

Orange County inventory edged up to 5,045 active listings from 5,032 last week, a second straight week of modest increase after the long summer decline. New listings came in at 620, down from 638, while closings rebounded to 432 from last week's soft 358, which had been depressed by the post Labor Day lull. The number that stands out is pending and under contract, which fell to 1,793 from 1,837. That is the first reading below 1,800 since February 16 and the clearest signal in the data that demand is cooling as rates climb. U.S. single family inventory rose to 890,033 from 873,978, resuming its climb after a one week dip.

Orange County Days on Market Statistics

Average days on market ticked up to 65 from 64, and the median rose to 46 from 45. The real movement is in the price bands. Homes under $1 million jumped three days to a median of 45, and the active listing count in that band grew to 1,904 from 1,899. That is the segment most exposed to rates above 7 percent, and both signals, rising days on market and building inventory, are pointing the same direction. The $1 million to $2 million range held at a median of 40 days across 1,867 listings, unchanged and still the fastest moving segment in the county. Homes at $2 million and above rose to a median of 59 days from 56, across 1,291 listings, a normal reading for a segment that always carries longer marketing times.

Orange County Key Housing Statistics

Single family list prices were essentially flat, with the median at $1,749,000 and the average at $3,504,594. Condo and townhome list prices eased, with the median slipping to $825,000 from $830,000. On the closed side, the single family median pulled back to $1,500,000 from $1,550,000 and the average eased to $2,068,237. Keep the timing lag in mind here. The homes closing this week went under contract roughly 30 days ago, in mid August, before rates crossed 7 percent. The closed figures still reflect the market as it was a month ago, not the market reacting to today's rates. Condos closed at a median of $809,000, up slightly from $803,750, with the average just above $1 million.

The sold versus list gap widened at the high end. Above $2.5 million, sellers closed an average of $152,465 below asking, or 3.4 percent, up from 2.3 percent last week. Below $2.5 million, the gap held steady at $18,353, or 1.5 percent. The high end is where sellers are giving a bit more at the table this week, while the broad middle of the market held its ground.

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

Huntington Beach Market Snapshot

Single Family Homes

There are 163 active single family listings in Huntington Beach with a median asking price of $1,950,000 and a median price per square foot of $897.47, sitting at a median of 40 days on market.

Of the 530 single family homes that sold over the past six months, the median sale price was $1,562,500 at a median price per square foot of $855.39, with a median of just 13 days on market. That 13 day figure is the headline. Huntington Beach single family homes that are priced right are moving in under two weeks, one of the fastest paces of any city we track. The roughly $390,000 gap between the active median and the sold median is not a sign that active listings are overpriced. Huntington Beach spans everything from inland tract homes to walk to the sand and downtown properties, and that range carries real and very different values. The active pool leans toward the larger and closer to the beach product, which sits a little longer and pulls the median up, while the price per square foot between active and sold is within about $42, telling you the market is priced sensibly for what is actually listed.

The pending and under contract data shows where the broad market is clearing. The 83 homes in the pipeline are working at a median of $1,655,000 with a median of 37 days on market, right between the active and sold medians and a healthy sized pipeline against 163 actives. Demand here is strong.

The expired and canceled data marks the top of the range. Forty two listings expired at a median of $2,244,500 after a median of 88.5 days, and another 80 were canceled at a median of $2,289,000 after a median of 61.5 days. The pattern is consistent. The market moves quickly at and below roughly $1.6 million, and it becomes more selective as you push toward $2.25 million and above, where the buyer pool thins and the right match takes longer.

Condos and Townhomes

There are 121 active condo and townhome listings in Huntington Beach with a median asking price of $775,000 and a median price per square foot of $704.95, sitting at a median of 46 days on market. Forty four are pending or under contract at a median of $770,000.

Of the 243 condos and townhomes that sold over the past six months, the median sale price was $790,000 at a median price per square foot of $687.02, with a median of just 24 days on market. This is one of the most tightly calibrated segments we track. The active median of $775,000, the pending median of $770,000, and the sold median of $790,000 all sit within $20,000 of each other. When active, pending, and closed prices line up that closely, it tells you buyers and sellers agree on value and the market is transacting efficiently. Well priced units are going under contract in about three and a half weeks.

Thirty two listings expired at a median of $824,950 after a median of 91 days, and 66 more were canceled at a median of $790,000 after a median of 59.5 days. The listings that sit longest tend to be the ones priced above where this tightly aligned market has been clearing. At and near the median, Huntington Beach condos and townhomes are one of the more dependable, liquid segments in the county.

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 to provide one of the most accurate estimates available. Check your home’s value here. Eric will cross reference MLS data and title records to verify the estimate provided.

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: September 14, 2026 - Mortgage Rates Break 7% and Why Only a Third of Our Market Feels It Most

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

Market Trends

The biggest story this week is not in the Orange County numbers. It's in the mortgage market. The 30 year fixed rate has pushed above 7 percent, a level we have not seen this year. Seven percent matters because it tends to be a psychological and mathematical breaking point for buyers. Historically, when rates cross that line, activity slows. Buyers who were running the math at 6.5 percent recalculate at 7 percent, and a portion of them step back. It will be worth watching closely how the next few weeks and months play out, both nationally and here.

Orange County is less exposed to that 7 percent threshold than most of the country, and the reason is price. The buyer most sensitive to the move above 7 percent is the first time buyer stretching to afford a home, and in this market that buyer is shopping under $1 million. That is the segment where the rate math bites hardest, because the monthly payment is the whole equation for someone putting a smaller amount down and qualifying on income. So that is the segment where I expect to see the most impact: days on market rising and list prices getting reduced.

Here is where you have to read between the lines on the national headlines. Across the rest of the United States, the under $1 million price point is the market. It is where the bulk of transactions happen. So when rates cross 7 percent and that segment cools, the national story becomes that the housing market is slowing, and for most of the country that is a fair description. Orange County is different. Just over a third of our inventory sits under $1 million, 1,899 of our 5,032 active listings. The other two thirds sit above it, in a buyer pool that is far less payment driven and far more equity driven. A cash buyer or a move up buyer with substantial equity does not change plans because the 30 year fixed crossed 7 percent. That is why I break this report down by price every week. The county wide number can move one direction while the segment that actually feels the rate pressure moves another.

I do expect the data to adjust, and I expect the biggest adjustment to show up under $1 million. Watch that band over the coming weeks. The listing count there already grew this week, from 1,840 to 1,899, and if closings slow while new listings keep coming, days on market will climb and sellers in that range will start reducing.

What makes this week interesting is that the early data did the opposite of what the rate headline would predict. Days on market retreated, with the county average dropping to 64 and the median to 45. The single family closed median jumped to $1,550,000 from $1,460,000. And it did that while list prices eased lower, with the single family median list price slipping to $1,750,000. Closed prices up, list prices down, days on market shorter. On the surface that is not what a slowing market looks like. But there is a timing lag you have to account for before drawing any conclusion. The homes that closed this week went under contract roughly 30 days ago, back in mid August, when rates were still sitting in the high 6 percent range. Those buyers ran their numbers, negotiated, and locked in before rates crossed 7 percent. So this week's strong closed data is a snapshot of the market as it was a month ago, not as it is today. The 7 percent effect simply has not had time to reach the closing table yet.

That is why the leading indicators matter more than the closed numbers right now. Closed prices tell you where the market was 30 days ago. New listings, inventory, pending contracts, and days on market tell you where it is heading. Those are the numbers I will be watching closely over the next several weeks, and the under $1 million segment is where the shift will show up first. The pressure from 7 percent rates is real and it is coming. It will just take a full escrow cycle before it shows up in the prices you see at closing.

Get This Report In Your Inbox Every Week

If you find this report useful, the easiest way to stay current on the Orange County market is to have it delivered directly to you each Monday after I write it. No sales pitch. Just the data, straight from the MLS, with honest analysis from a broker who lives and works here.

Subscribe to the Weekly Housing Report

Orange County Inventory Statistics

Orange County inventory ticked up to 5,032 active listings from 4,984 last week, the first increase after five straight weeks of decline. The move came from both sides of the ledger. New listings rose to 638 from 609, while closings fell sharply to 358 from 443, a drop of 85 in a single week and the lightest closing total in some time. Fewer homes leaving the market and more coming in is what pushed inventory back up. Some of that soft closing number is likely the post Labor Day lull still working through the pipeline, but it is worth watching whether it holds. Pending and under contract listings eased to 1,837 from 1,864. On the national side, U.S. single family inventory pulled back to 873,978 from 883,673, its first meaningful decline in months and possibly the start of the seasonal fall slowdown in new supply.

Orange County Days on Market Statistics

Average days on market improved to 64 from 65, and the median dropped to 45 from 46. Even with rates crossing 7 percent, the pace of the market held up this week rather than softening. The detail worth watching is under the surface. Homes under $1 million held at a median of 42 days on market, but the active listing count in that band grew to 1,899 from 1,840, an increase of 59 listings in one week. That is the segment I expect to feel the rate pressure first, and a building inventory count is the earliest sign of it. The $1 million to $2 million range improved one day to a median of 40 across 1,852 listings, and homes at $2 million and above came in at a median of 56 days, down one day, across 1,299 listings.

Orange County Key Housing Statistics

Single family list prices eased again. The median slipped to $1,750,000 from $1,760,000, and the average came down to $3,490,475. Condo and townhome list prices also moved lower, with the median at $830,000 from $840,000. But the closed side told a different story. The single family closed median jumped to $1,550,000 from $1,460,000, a $90,000 increase, while the average held near flat at $2,108,861. Condos closed at a median of $803,750, down slightly, though the average closed price rose to $1,019,265 from $967,515 on a stronger mix of higher end sales. List prices down and closed prices up in the same week is an unusual combination, and it reflects the fact that the homes actually reaching closing right now are the well positioned ones buyers are still willing to pay up for.

The sold versus list gap tells you where the negotiating leverage sits. Above $2.5 million, sellers closed an average of $97,177 below asking, or 2.3 percent, a strong improvement from 4 percent last week and one of the better readings for the high end in recent weeks. Below $2.5 million, the gap widened slightly to $18,639, or 1.5 percent, from 1.3 percent last week. That small move is consistent with what I laid out above. The rate sensitive part of the market, the lower and middle price points, is where buyers are starting to push a little harder on price, while the high end had a clean week.

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

Newport Beach Market Snapshot

Single Family Homes

There are 155 active single family listings in Newport Beach with a median asking price of $6,495,000 and a median price per square foot of $1,887.28. Active listings have a median of 67 days on market.

Of the 247 single family homes that sold over the past six months, the median sale price was $4,295,000 at a median price per square foot of $1,575.63, with a median of just 24 days on market. The $2.2 million gap between the active median and the sold median is not a sign that active listings are overpriced. It reflects how much variety sits inside the Newport Beach market. This is a city where oceanfront, ocean view, bayfront, and boat dock properties trade alongside interior homes, and those features carry real and very different values. The active pool at any given moment is weighted toward the higher end and the most unique properties, which take longer to find their buyer and pull the median up. Most of these homes are priced appropriately for what they are. They simply serve a smaller, more specific buyer pool.

The pending and under contract data shows where the broad middle of the market is clearing. The 38 homes in the pipeline are working at a median of $4,695,000, close to the six month sold median, which tells you buyers and sellers are finding agreement efficiently in that range.

The expired and canceled data adds useful context on the top of the market. Forty four listings expired at a median of $7,347,500 after a median of 120 days on market, and another 102 were canceled at a median of $6,495,000 after a median of 63 days. Longer days on market and a higher share of listings coming off unsold is a normal feature of the luxury and view segment, where the buyer pool is smaller and the right match takes time. It is not evidence of a soft market. It is the nature of selling rare, high value property.

Condos and Townhomes

There are 57 active condo and townhome listings in Newport Beach with a median asking price of $1,695,000 and a median price per square foot of $1,022.07, sitting at a median of 53 days on market. Fifteen are pending or under contract at a median of $1,450,000.

Of the 94 condos and townhomes that sold over the past six months, the median sale price was $1,352,500 at a median price per square foot of $935.33, with a median of just 18 days on market. The active median sits above the sold median here as well, and the same logic applies. The condo and townhome market in Newport Beach ranges from interior units to oceanfront and bayfront properties with views and dock access, and the active inventory at the moment carries more of the larger and view oriented product. The pending pool at a median of $1,450,000 falls between the active and sold medians, right where the bulk of the market is transacting. Well positioned units are moving quickly, with sold properties going under contract in under three weeks.

The off market data rounds out the picture. Sixteen listings expired at a median of $1,589,500 after a median of 93.5 days, and 20 more were canceled at a median of $1,722,500 after 80.5 days. As on the single family side, the properties that sit longest tend to be the more specialized listings serving a narrower buyer pool, not a reflection of the market as a whole.

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 to provide one of the most accurate estimates available. Check your home’s value here. Eric will cross reference MLS data and title records to verify the estimate provided.

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: September 7, 2026 - Inventory Pulls Back for the Fifth Week as the Nation Adds Supply

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

Market Trends

Orange County inventory has now pulled back for five consecutive weeks. After a long and slow build up from 2,800 at the start of the year, inventory peaked at roughly 5,200 in the first week of August. It has been retreating since, sitting at 4,984 this week, while national single family inventory climbed to 883,673. The direction gap is worth paying attention to. Across the country more homes are coming to market. In Orange County fewer are.

To put the current number in perspective: we started 2026 with roughly 2,800 properties for sale, which was an extraordinarily low number. The build-up to nearly 5,200 listings over the summer gave buyers more options than they had seen in years. But inventory is now retreating heading into fall, and the question worth asking is whether it holds above 4,000 through winter.

The most likely answer is yes, but not by a wide margin. Orange County follows a predictable seasonal pattern. Listings slow in October and November as sellers pull back, and the market typically bottoms sometime in January or February before spring activity picks up. If the recent pace of new listings (around 600 per week) continues to slip while sales stay near 430 to 450, the math points toward a slow drift down, not a collapse.

The bigger question is why inventory is pulling back at all when you might expect homeowners to be eager to sell into a market where prices have held up. The answer is largely the same one we have been writing about all year: rate lock. A large share of Orange County homeowners are sitting on mortgages in the 3 to 4 percent range and have no financial incentive to trade into a 6.5 to 7 percent loan. That math does not change until rates drop meaningfully, which is not expected this year.

But there is a segment of the market that is selling, and their story is different. Orange County home values are among the highest in the country, and for homeowners who have been here for 10, 15, or 20 years, the equity they have built is substantial. Some of those sellers are not buying another home in Orange County. They are cashing out, taking that equity to a market where prices are a fraction of what they are here, and buying a home outright with no mortgage. No payment. No rate lock to worry about.

For someone in their late 50s or early 60s thinking about retirement, that trade makes a lot of sense. Sell a $1.5 million Orange County home with $900,000 in equity, move to Arizona, Tennessee, or the Carolinas, and buy a house for cash.The math works, and we think it is happening more than the data shows, because those sellers show up in our closed sales numbers and then disappear from the county entirely.

Orange County tends to be more insulated from national headlines than most markets. The job base here is diverse, the coastline is not getting longer, and the people who own homes in this county tend to be well positioned to hold them. That does not mean prices go up forever, but it does mean the floor here is higher than almost anywhere else in the country.

Get This Report In Your Inbox Every Week

If you find this report useful, the easiest way to stay current on the Orange County market is to have it delivered directly to you each Monday after I write it. No sales pitch. Just the data, straight from the MLS, with honest analysis from a broker who lives and works here.

Subscribe to the Weekly Housing Report

Orange County Inventory Statistics

Orange County inventory pulled back to 4,984 this week, down from 5,083 last week, the fifth consecutive week of decline after peaking at roughly 5,200 in the first week of August. New listings came in at 609, slightly below last week's 615, while sales increased to 443 closed homes, up from 432. That combination, fewer listings coming in and more homes selling, is what is pushing inventory lower. Pending and under contract fell to 1,864 from 1,906, a typical dip for Labor Day weekend as buyers and sellers step away from the market.

Orange County Days on Market Statistics

The average days on market across all Orange County listings is 65, up one day from last week. The median is 46 days, also up one day.

Breaking it down by price range, homes under $1,000,000 are sitting at a median of 42 days across 1,840 listings. The $1,000,000 to $2,000,000 range is moving at a median of 41 days across 1,862 listings, the fastest segment in the county. Homes priced at $2,000,000 and above are at a median of 57 days across 1,298 listings. The jump in median DOM at the upper end reflects a thinner buyer pool and more selectivity at those price points, not a softening market.

Orange County Key Housing Statistics

The median list price for single family homes is $1,760,000 this week, down from $1,790,000 last week. The average list price held essentially flat at $3,500,382. For condos and townhomes, the median list price is $840,000, down slightly from $845,000.

To put those numbers in context, the January 5th report (which you can read at this link) showed a median single family list price of $1,895,000 and condos at $845,000. Single family list prices have come down roughly $135,000 since the start of the year while condo pricing has held flat. This reflects the broader pattern we have seen all year: the upper end of the market has had to adjust while the condo and townhome segment has stayed remarkably stable.

On the closed side, the median sale price for single family homes came in at $1,460,000, unchanged from last week, while the average closed price rose to $2,118,483 from $2,028,546, reflecting a stronger mix of higher-end closings in the past seven days. Condos closed at a median of $812,000, up from $775,000 last week, with an average of $967,515. Compared to January 5th, when the median closed SFR price was $1,400,000 and condos were at $800,000, both segments are ahead of where they started the year, a sign that despite the noise, prices have held their ground.

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

Costa Mesa Market Snapshot

Single Family Homes For Sale Costa Mesa

There are 69 active single family listings in Costa Mesa with a median asking price of $1,850,000 and a median price per square foot of $917.69, sitting at a median of 39 days on market. The 34 homes currently pending or under contract tell you where the market is actually clearing. Their median price is $1,899,500 at a median price per square foot of $977.00, with a median of just 19 days on market. Well-priced homes in Costa Mesa are going under contract in under three weeks.

Of the 229 single family homes that sold over the past six months, the median closed price was $1,635,000 at a median price per square foot of $974.30, with a median of 12 days on market. The $215,000 gap between the active median and the sold median is not a sign of overpricing across the board. The active price per square foot at $917.69 is actually below the sold median of $974.30, which suggests the current active inventory skews toward larger homes or properties that need more work rather than homes priced above the market.

The expired and canceled data adds useful context. Sixteen listings expired at a median price of $2,547,500 with a median of 91.5 days on market, pointing to $2.5 million and above as a price point where Costa Mesa single family homes consistently struggle to find buyers. An additional 35 listings were canceled at a median of $1,849,000, a meaningful number that reflects sellers who pulled back rather than reduced.

Condos and Townhomes For Sale Costa Mesa

There are 33 active condos and townhomes in Costa Mesa with a median asking price of $999,000 and a median price per square foot of $728.04, sitting at a median of 60 days on market. The 12 pending or under contract are working at a median of $916,500 and a median price per square foot of $740.03, with a median of 36 days on market.

Of the 79 condos and townhomes that sold over the past six months, the median closed price was $910,000 at a median price per square foot of $679.29, with a median of 18 days on market. The active median price per square foot of $728.04 sits above the sold median of $679.29, a gap that suggests some of the current active listings are priced above where the market has been transacting. The data supports that read: 11 condos expired at a median of $999,000 after sitting an average of nearly 100 days, and 24 more were canceled at a median just under $905,000. The $999,000 price point appears to be where Costa Mesa condo buyers regularly push back.

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 to provide one of the most accurate estimates available. Check your home’s value here. Eric will cross reference MLS data and title records to verify the estimate provided.

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: August 31, 2026 - Ocean Views, Heat Waves, and the Jobs Report: What's Moving the OC Market

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

Market Trends

August went out with consecutive weeks of inventory declining, steady new listings, and steady closings. On the surface the numbers look like a market running on cruise control. Below the surface there are a few things worth paying attention to.

The heat wave that hit Southern California over the past couple weeks is not typical for Orange County. The combination of unusual heat and humidity reduced open house traffic and slowed buyer touring activity, particularly on weekends when most showings happen. Paired with schools returning to session and families settling into fall routines, the pace of buyer activity pulled back from summer levels. What is notable is that new listings and closings held steady anyway. The underlying demand did not disappear. Buyers just paused for a couple of weeks.

On the rate front, the path to lower mortgage rates runs through two things that are outside the Fed's direct control: the Iran conflict and the trade situation with Canada. Both are keeping inflationary pressure elevated, and the Fed's rate hawks are watching both closely. The labor market remains the other key variable. Unless job numbers deteriorate significantly, the hawks maintain the upper hand on rate decisions. This week brings the jobs report, and a strong number would likely push any September rate cut off the table. That said, so much uncertainty is already priced into bonds that the market reaction to the data may be more muted than the headline would suggest. The 10-year Treasury has been trading in a narrow range for a month. Something meaningful needs to shift in the geopolitical or trade picture to break out of it in either direction.

The more direct message for Orange County buyers and sellers is this: rates are where they are, the market is moving at a steady pace, and values are holding.

Get This Report In Your Inbox Every Week

If you find this report useful, the easiest way to stay current on the Orange County market is to have it delivered directly to you each Monday after I write it. No sales pitch. Just the data, straight from the MLS, with honest analysis from a broker who lives and works here.

Subscribe to the Weekly Housing Report

Orange County Inventory Statistics

Orange County inventory fell to 5,083 active listings from 5,136 last week, the third straight week of decline after inventory peaked earlier in August. New listings came in at 615, essentially in line with recent weeks and consistent with the late-summer seasonal pattern. Closings rose to 432 from 424, and with supply coming down and closings holding steady, the gap between inventory and absorption is slowly closing. U.S. single family inventory continued its national climb to 879,764 from 874,784.

Pending and under contract listings ticked up to 1,906 from 1,901, holding just above the 1,900 level that has been a consistent floor through August.

Orange County Days on Market Statistics

Average days on market rose to 64 from 62 and median days on market climbed to 45 from 44. Both metrics have been gradually rising through August and are now at their highest levels of the year. The increase is real but not alarming. It reflects the seasonal slowdown in buyer activity rather than a fundamental shift in market dynamics.

By price range: homes under $1 million held flat at a median of 41 days on market with 1,864 active listings. The $1 million to $2 million range rose one day to a median of 40 days on market with 1,897 active listings, while the listing count in that segment dropped from 1,929, a sign that some inventory is being absorbed. Homes above $2 million held at a median of 55 days on market with 1,336 active listings, also down from 1,361 last week.

Orange County Key Housing Statistics

Single family list prices held essentially flat with a median of $1,790,000 and average of $3,499,237, both nearly unchanged from last week. Closed prices softened modestly, with the SFR median coming in at $1,460,000 from $1,500,000 and the average at $2,028,546 from $2,011,322. List prices are stable. Closed prices are oscillating week to week within a normal range.

Condo and townhome list prices also held flat at a median of $845,000 and average of $1,088,514. Closed prices pulled back, with the median falling to $775,000 from $795,000 and the average to $935,962 from $897,303.

The sold-versus-list gap above $2.5 million narrowed meaningfully to 2.9% from 4.2% last week, a positive signal for high-end sellers after several weeks of widening gaps. Below $2.5 million the gap widened to 1.2% from 0.87%, a slight move in the other direction but still within a completely normal range. Buyers are negotiating a bit more firmly in the mid-market while the high end had a better week.

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

Orange County's Ocean View Properties - Market Snapshot

Single Family Homes with Ocean Views

Ocean view single family homes are the most sought-after and most unevenly priced segment in Orange County real estate. There are 434 active listings with a median asking price of $5,799,500 and a median price per square foot of $1,746.80, sitting at a median of 64.5 days on market. Those numbers tell only part of the story.

Of the 628 ocean view single family homes that sold over the past six months, the median sale price was $3,350,000 at a median price per square foot of $1,278.05, with a median of just 21.5 days on market. The $2.45 million gap between the active median and the sold median reflects the complexity of this segment. Ocean view single family homes vary enormously in size, condition, lot position, and finish level. A 1964 original-condition home and a fully rebuilt custom home on the same street can both carry ocean views but command very different prices. Homes above $5 million draw from a smaller buyer pool, and longer days on market at the high end is a normal feature of that segment, not a sign of overpricing. The 138 homes pending or under contract show the market is active at a median of $3,695,000. Ocean view homes priced in the $3 to $4 million range are moving in about three weeks. Homes priced above $5 million are simply waiting for the right buyer.

Ocean View Homes For Sale

Condos and Townhomes with Ocean Views

There are 112 active ocean view condos and townhomes with a median asking price of $1,897,450 and a median price per square foot of $1,143.53, sitting at a median of 65.5 days on market. Of the 195 that sold over the past six months, the median sale price was $1,765,000 at a median price per square foot of $1,063.76, with a median of 22 days on market. The active-to-sold gap here is much tighter than the single family side, just $132,000 at the median. The 32 homes pending or under contract are working at a median of $1,797,000, essentially in line with recent closed sales. Ocean view condos and townhomes priced near the market are moving efficiently. The 65-day active median reflects the portion of listings priced above where buyers are willing to go.

Ocean View Condos and Townhomes For Sale

Ocean View Properties Under $1,000,000

This is the smallest and most competitive slice of the ocean view market. There are 28 active listings priced below $1 million with ocean views, almost entirely condos, concentrated in San Clemente, Newport Beach, and Huntington Beach. The median asking price is $797,450 at a median price per square foot of $769.22, and these are sitting at a median of 77 days on market.

What makes this segment interesting is that the sold median of $860,000 is actually above the current active median of $797,450. The 39 ocean view properties under $1 million that closed over the past six months sold at a median price per square foot of $733.33 with a median of 29 days on market. The current active inventory is priced below where things have been closing, which creates a genuine opportunity for a buyer willing to do the work. Only 4 are currently pending or under contract, so competition is limited. Finding an ocean view property anywhere in Orange County under $1 million is rare. Finding one priced below the recent sold median is rarer still.

Ocean View Properties for sale under $1,000,000

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 to provide one of the most accurate estimates available. Check your home’s value here. Eric will cross reference MLS data and title records to verify the estimate provided.

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: August 24, 2026 - Inside the 55+ Market: One of Orange County's Most Active Segments

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

Market Trends

Foreclosures in Orange County: Low Numbers, But Worth Understanding

Orange County continues to see very few properties make it all the way through the foreclosure process to a courthouse auction. Rising property values give most distressed homeowners here a better option: sell the home, protect the equity, and move on. That option does not exist in markets where values have stagnated or declined, which is why foreclosure rates are so much higher in states like Florida, Indiana, and South Carolina.

That said, foreclosure auctions do happen in Orange County, and for buyers willing to do the homework, they can represent real opportunity. Here is how the process works in California.

When a borrower stops making loan payments, fails to pay property taxes, lets insurance lapse, or falls behind on HOA dues, the lender can record a Notice of Default. This starts a three-month clock. During that period the borrower can cure the default by bringing all payments, fees, taxes, insurance, and HOA dues current. If they do, the foreclosure stops.

If the default is not cured, the lender can record a Notice of Trustee's Sale, which starts a 21-day countdown to a public auction. The auction is advertised with the property address, the amount owed, the date, the time, and the location. Bidders must show up with cashiers checks and can only bid up to the amount they can prove they have. The highest bid wins, subject to any senior liens and unpaid property taxes, which the winning bidder assumes. Doing the title work before bidding is not optional.

After the auction, one of two things happens. Either a third-party bidder wins, or the property reverts to the lender because no one bid above what was owed. On 1-4 unit residential properties, there is a second phase called the Upset Bid period. Tenants, nonprofits, and owner-occupants have 15 days from the auction to file a Notice of Intent to bid and another 30 days to submit a cashiers check for at least one dollar above the winning auction bid. The highest bid in this phase wins.

Orange County Foreclosure Listings

For borrowers in trouble, the most important thing to understand is that time and communication are your best assets. Lenders can negotiate forbearance agreements. Filing for bankruptcy temporarily stops a foreclosure while the lender seeks court relief. And listing the home for sale before the auction can delay the sale by 45 days, giving a borrower time to close escrow and preserve their equity. The worst outcome in a market like Orange County is letting a home go to auction when there is equity on the table. Sellers who wait too long lose that equity.

If you are facing a default or know someone who is, reach out to us before it gets to that stage. The consultation is free and there are no commitments. We have seen most scenarios and can help you understand your options.

Get This Report In Your Inbox Every Week

If you find this report useful, the easiest way to stay current on the Orange County market is to have it delivered directly to you each Monday after I write it. No sales pitch. Just the data, straight from the MLS, with honest analysis from a broker who lives and works here.

Subscribe to the Weekly Housing Report

Orange County Inventory Statistics

Orange County inventory declined to 5,136 active listings from 5,173 last week, the second consecutive weekly decrease after several months of building supply. New listings came in at 639, up from 607 last week but still running below the pace seen earlier in the summer. Closings improved to 424 from 406, which is contributing to the inventory pullback. U.S. single family inventory continued its slow national climb to 874,784 from 871,063.

Pending and under contract listings eased slightly to 1,901 from 1,919, holding just above the 1,900 level that has acted as a floor in recent weeks.

Orange County Days on Market Statistics

Average days on market held at 62 for the second straight week. Median days on market jumped to 44 from 41, a three-day increase in a single week and the biggest single-week move in the median all year. That is worth noting. The median is a more stable measure than the average, so a three-day jump signals that a broader portion of the market is taking longer to sell, not just a handful of high-priced outliers pulling the average up.

By price range: homes under $1 million moved to a median of 41 days on market with 1,865 active listings, up two days. The $1 million to $2 million range rose one day to a median of 39 days on market with 1,929 active listings. Homes above $2 million held at a median of 55 days on market with 1,361 active listings.

Orange County Key Housing Statistics

Single family list prices continued their gradual drift lower, with the median at $1,786,500 from $1,792,500 and the average at $3,452,305 from $3,461,411. On the closed side, the SFR median bounced back strongly to $1,500,000 from $1,416,250 last week, the best reading in several weeks, while the average came in at $2,011,322, down from $2,150,663 as the luxury closing mix was lighter this week.

Condo and townhome list prices held flat at a median of $849,000. Closed prices softened slightly, with the median at $795,000 from $798,400 and the average at $897,303 from $964,920.

The sold-versus-list price gap above $2.5 million improved meaningfully, narrowing to 4.2% from last week's 5.3%. That is the best reading for the high end in several weeks and suggests sellers and buyers found more common ground on price this week. Homes below $2.5 million widened slightly to 0.87% below asking from 0.4% last week, a small move but one that continues the gradual trend of buyers pushing back a bit more in that segment.

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

Orange County's 55+ Community Market Snapshot

The 55+ market in Orange County is one of the most consistently active segments in the county, and the data across 1,332 transactions bears that out. Laguna Woods leads the dataset by a wide margin, followed by Leisure World Seal Beach and communities in Mission Viejo and Rancho Mission Viejo. Retirees and downsizers are driving steady demand, and the pricing alignment between active listings and closed sales is tighter here than in almost any other segment we track.

Single Family Homes

There are 52 active single family listings in Orange County 55+ communities with a median asking price of $1,122,500 and a median price per square foot of $668.55, sitting at a median of 53 days on market. Of the 160 single family homes that sold over the past six months, the median sale price was $1,125,000 at a median price per square foot of $695.24, with a median of 24.5 days on market. The active and sold medians are within $2,500 of each other, a level of alignment that is rare and tells you this segment is accurately priced. The 23 homes pending or under contract are working at a median of $945,000, with a median of just 12 days on market before going under contract, showing that well-priced homes in this segment are finding buyers very quickly.

Condos, Co-ops, and Townhomes

This is the dominant segment of the 55+ market in Orange County, driven largely by Laguna Woods Village where most properties are structured as co-ops rather than traditional condominiums. There are 293 active listings with a median asking price of $435,000 and a median price per square foot of $425.74, sitting at a median of 50 days on market. Of the 577 condos and co-ops that sold over the past six months, the median sale price was $439,000 at a median price per square foot of $437.50, with a median of 27 days on market.

The active median, pending median, and sold median are all within $4,000 of each other, at $435,000, $437,000, and $439,000 respectively. This is as close to a perfectly calibrated market as we see anywhere in Orange County. With 178 properties currently pending or under contract against 293 active listings, the pending-to-active ratio in this segment is over 60%, one of the strongest demand signals in the county right now.

Manufactured Homes

A smaller segment with 9 active listings at a median of $525,000 and 27 sold over the past six months at a median of $570,000. Median days on market for sold properties was 41 days.

Overall

Across all 55+ property types, 354 homes are currently active at an overall median of $498,500, and 205 are pending or under contract. The 764 homes that sold over the past six months closed at a median of $542,500 with a median of 27 days on market. The overall sold median is actually above the active median, which suggests the current active inventory skews toward smaller or more modestly priced units relative to what has been closing. For buyers, this is a segment where inventory is available at reasonable prices. For sellers, it is a segment where accurate pricing leads to a fast sale.

Orange County's 55+ Communities

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: August 17, 2026 - School Is In Session

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

Market Trends

Schools are back in session across Orange County, and the data is reflecting it. New listings dropped to 607 this week, down from 697 last week and the lowest weekly count in two months. Families with school-age children tend to pause their real estate plans once the school year begins, and that pattern is showing up in the listing numbers.

That said, a large share of Orange County homeowners are empty nesters or retirees who are not tied to the school calendar. For those buyers and sellers, August and September can actually be a favorable time to transact. The slight reduction in competition at this time of year can be an advantage for both sides if they are ready to move.

Nationally, 41.68% of active listings have taken a price reduction, a high watermark that reflects the affordability pressure building in many markets across the country. Orange County is not showing that same level of distress. Values here have been holding, and closed prices actually improved this week in both single family and condo segments.

One metric I like watching is properties listed for over 90 days. There are currently 1,058 active listings in Orange County that have been sitting longer than 90 days. That is roughly 20% of total inventory, higher than where it was at the start of summer. The most likely outcome as we move through the third quarter is that many of these properties come off the MLS and relist in the spring rather than sell. Sellers who have been holding the line on price through the summer may recalibrate when they see the fall and winter market. 

Take a look at some of the inventory that has been on the market for longer than 90 days

Get This Report In Your Inbox Every Week

If you find this report useful, the easiest way to stay current on the Orange County market is to have it delivered directly to you each Monday after I write it. No sales pitch. Just the data, straight from the MLS, with honest analysis from a broker who lives and works here.

Subscribe to the Weekly Housing Report

Orange County Inventory Statistics

Orange County inventory held essentially flat at 5,173 active listings from 5,178 last week. New listings came in at 607, the lightest week in months, as the back-to-school slowdown reduces the pace of new supply hitting the market. U.S. single family inventory continued to climb to 871,063 from 865,709.

Pending and under contract listings were virtually unchanged at 1,919 from 1,918. That level of stability in pending contracts over multiple weeks is a sign of consistent, if modest, demand. Closings improved to 406 from 365 last week, a bounce-back after what was likely a soft patch in the prior week's pipeline. New listings came in at 607, the lowest count since the July 6th week, which was suppressed by the July 4th holiday. That week had 500 new listings for an obvious reason. This week's 607 reflects a genuine seasonal slowdown rather than a calendar effect.

Orange County Days on Market Statistics

Average days on market jumped to 62 from 60. Median days on market held at 41 for the fourth straight week. The jump in the average is worth noting because it was driven largely by the $1 million to $2 million segment, which moved up three days to a median of 38 from 35. That is the most active price band in the county, and a three-day increase in a single week is the largest move that segment has seen in recent months.

By price range: homes under $1 million improved one day to a median of 39 days on market with 1,869 active listings. The $1 million to $2 million range rose to a median of 38 days on market with 1,935 active listings. Homes above $2 million ticked up to a median of 55 days on market with 1,378 active listings.

Orange County Key Housing Statistics

Single family list prices continued to ease at the median, coming in at $1,792,500 from $1,799,000 last week, while the average rose slightly to $3,461,411 from $3,438,755. Closed prices moved in the right direction for sellers. The SFR median closed price rose to $1,416,250 from $1,397,500 and the average closed price climbed to $2,150,663 from $1,975,917.

Condo and townhome list prices held nearly flat with a median of $849,000 and average of $1,073,954. Closed prices also improved, with the median rising to $798,400 from $780,000 and the average to $964,920 from $937,118. Two consecutive weeks of improving closed prices in both segments is a positive signal as we move through the slower seasonal months.

The sold-versus-list price gap above $2.5 million widened to 5.3% from 4.4% last week, the largest gap we have tracked for that segment this year. Homes below $2.5 million improved slightly to 0.4% below asking from 0.5%. The divergence between the high end and the rest of the market continues to grow. Below $2.5 million the market is functioning normally. Above it, sellers are consistently having to accept meaningful reductions to close.

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

Newport Beach Market Snapshot

Single Family Homes

There are 163 active single family listings in Newport Beach with a median asking price of $6,895,000 and a median price per square foot of $1,968.74. Active listings have a median of 75 days on market.

Of the 231 single family homes that sold over the past six months, the median sale price was $4,470,000 at a median price per square foot of $1,586.22, with a median of just 19 days on market. The $2.4 million gap between the active median and the sold median is the widest we have seen in any market we track, and it tells the essential story of Newport Beach real estate. The homes that are selling are not the homes that are sitting. Properties priced around $4.5 million are moving in under three weeks. Properties priced at $7 million and above are sitting for months or not selling at all.

The pending and under contract data confirms exactly where the market is clearing. The 57 homes in the pipeline are working at a median of $4,495,000, within $25,000 of the six-month sold median. Buyers in Newport Beach know what homes are worth and they are transacting at that level efficiently.

The expired and canceled data is significant in volume. Forty-five listings expired at a median of $7,890,000 after a median of 105 days. Another 92 were canceled at a median of $6,225,000 after a median of 60 days. That is 137 sellers who came off the market without a sale, almost 60% of the number that actually closed. Newport Beach has a persistent tier of sellers who list at aspirational prices and eventually pull their listings rather than adjust. For buyers, that creates opportunity if you are patient and paying attention to what eventually reprices.

Condos and Townhomes

There are 51 active condo and townhome listings in Newport Beach with a median asking price of $1,649,000 and a median price per square foot of $1,064.55, sitting at a median of 60 days on market. Seventeen are pending or under contract at a median of $1,049,000.

Of the 104 condos and townhomes that sold over the past six months, the median sale price was $1,412,500 at a median price per square foot of $976.66, with a median of 19.5 days on market. The active median is about $237,000 above the sold median, and the price per square foot gap of roughly $88 suggests the current active inventory skews toward larger or more premium units than what has been closing. The pending pool at a median of $1,049,000 reflects smaller or entry-level units currently working toward close.

Twelve condo and townhome listings expired at a median of $1,689,944 after a median of 147 days, the longest average sit we have seen in any segment across any market in this report. Twenty more were canceled at a median of $1,439,000 after 80 days. Newport Beach condo sellers pricing above $1.5 million are finding very little buyer activity, and the expired data shows that patience alone is not a strategy that is working here.

Market Reports: All Properties & Condos and Townhomes

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: August 10, 2026 - Orange County's Housing Market Looks Almost Identical to 2025

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

Market Trends

One year ago this week, Orange County had 5,148 active listings, an average of 60 days on market, and a median of 41 days. This week those numbers are 5,178, 60, and 41. The market structure is nearly identical to where it stood twelve months ago.

What has changed is the rate environment. A year ago, mortgage rates had just dipped to around 6.55% following a softer jobs report, and that drop was generating optimism about where rates were headed. Today the 30-year fixed is sitting closer to 6.79%, and rates have been holding near their highs for the year. Mortgage applications fell again this week for both purchase and refinance transactions, as reported by Mortgage News Daily. Higher rates are weighing on activity at the margin, though they have not broken the market. Total home sales nationally are running 3.5% above last year through July. Orange County is up 0.7% year over year, with 12,058 total transactions recorded through July.

The year-over-year comparison is worth sitting with. OC pending contracts are running about 150 below where they were this time last year, and weekly closings are modestly lower. But values are holding. The SFR median closed price this week of $1,397,500 compares to $1,382,500 for the same week in 2025, a roughly 1% gain. Rates are higher, activity is slightly lower, but prices have not given back the gains from a year ago. That is a resilient market.

Get This Report In Your Inbox Every Week

If you find this report useful, the easiest way to stay current on the Orange County market is to have it delivered directly to you each Monday after I write it. No sales pitch. Just the data, straight from the MLS, with honest analysis from a broker who lives and works here.

Subscribe to the Weekly Housing Report

Orange County Inventory Statistics

Orange County inventory eased slightly to 5,178 active listings from 5,192 last week. New listings came in at 697, up from 669, keeping supply steady. U.S. single family inventory also pulled back to 865,709 from 872,933, a small national dip that mirrors what is happening locally.

Pending and under contract listings bounced back to 1,918 from 1,824, a recovery of 94 contracts in one week. That is an encouraging sign after the sharp drop last week. Closings came in at 365, down from 426. Some of that drop reflects the normal August seasonal slowdown as summer winds down and fewer transactions from earlier in the season work their way to close.

Orange County Days on Market Statistics

Average days on market improved slightly to 60 from 61. Median days on market held at 41 for the third straight week. Both numbers are identical to the same week one year ago, which reinforces how closely this market is tracking 2025 in terms of pace.

By price range: homes under $1 million improved one day to a median of 40 days on market with 1,881 active listings. The $1 million to $2 million range dropped two days to a median of 35 days on market with 1,918 active listings, the best reading for that segment in several weeks. Homes above $2 million ticked up one day to a median of 54 days on market with 1,391 active listings. The high end continues to carry the most inventory relative to demand.

Orange County Key Housing Statistics

Single family list prices softened this week. The median fell to $1,799,000 from $1,849,000, the first reading below $1.8 million in several months, and the average eased to $3,438,755 from $3,462,581. On the closed side, the SFR median came in at $1,397,500, essentially flat with last week's $1,400,000, and the average rose to $1,975,917 from $1,880,075. Closed prices are holding steady even as list prices pull back slightly.

Condo and townhome list prices held nearly flat, with the median at $849,900 and the average at $1,069,955. Closed prices softened, with the median falling to $780,000 from $846,200 and the average dropping to $937,118 from $1,056,538. Last week's condo closed prices were elevated by a stronger transaction mix, and this week returned to a more typical range.

The sold-versus-list price gap above $2.5 million widened back out to 4.4% from last week's 2.8%, giving back the improvement from the prior week. Homes below $2.5 million sold for an average of $5,848 below asking, or 0.5%, a slight widening from 0.3% last week. Both readings remain within a normal range but the high end is again showing resistance at the negotiating table.

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

Tustin and North Tustin Market Snapshot

Single Family Homes

There are 45 active single family listings in Tustin with a median asking price of $1,399,000 and a median price per square foot of $724.01, sitting at a median of 31 days on market. Of the 118 single family homes that sold over the past six months, the median sale price was $1,400,000 at a median price per square foot of $706.94, with a median of just 11 days on market. The active median and the sold median are within $1,000 of each other. Tustin single family homes are priced almost exactly where the market is clearing, which is why properties at this level move in under two weeks.

The 17 homes pending or under contract are working at a median of $1,500,000, slightly above both the active and sold medians, suggesting the current pipeline includes a few larger or better-positioned properties. Expired and canceled listings confirm where the ceiling sits. Fifteen listings expired at a median of $1,589,000 after 100 days, and 14 were canceled at a median of $1,600,444 after 38 days. Sellers pushing into the $1.6 million range in Tustin are finding significantly more resistance than those priced at or below $1.4 million.

Condos and Townhomes

There are 65 active condo and townhome listings in Tustin with a median asking price of $845,500 and a median price per square foot of $635.98, sitting at a median of 52 days on market. Of 114 condos and townhomes that sold over the past six months, the median sale price was $820,000 at a median price per square foot of $632.54, with a median of 20 days on market. The price per square foot between active and sold is nearly identical, meaning the active inventory is not overpriced per square foot. The longer days on market on the active side simply reflects the time it takes to find the right buyer in this segment.

The off-market data points to a clear ceiling. Twenty-one listings expired at a median of $938,880 after 77 days, and 24 were canceled at a median of $979,000 after 58 days. The Tustin condo and townhome market is moving well at and below $850,000. Above $950,000, sellers are consistently not finding buyers.

North Tustin

North Tustin is an unincorporated hillside community with no condo or townhome inventory. Every transaction here is single family, and the price points reflect the neighborhood's character: larger lots, more privacy, and a distinct step up from city Tustin.

There are 24 active single family listings in North Tustin with a median asking price of $2,799,999 and a median price per square foot of $718.55. The median days on market for active listings is just 14.5 days, meaning most of what is currently listed is very fresh inventory that has not had time to season. Of the 77 single family homes that sold over the past six months, the median sale price was $2,025,000 at a median price per square foot of $773.25, with a median of just 10 days on market. Homes priced correctly in North Tustin move extremely fast.

The 14 homes pending or under contract are working at a median of $2,399,000, well above the sold median but below the current active median, suggesting buyers are engaging with the lower end of what is available. Ten canceled listings at a median of $2,750,000 after 89 days show where the market loses patience. North Tustin buyers will pay a premium for the right home, but the upper range of $2.75 million and above requires either exceptional value or a seller willing to wait.

Market Reports: All Properties & Condos and Townhomes

Deal of the Week: Off-Market Single Level Home in Mesa Verde, Costa Mesa

This one is for our readers only and it is still available. A single level single family home in Mesa Verde has not yet been listed on the MLS. The interior has been nicely updated and the home has a new roof, two boxes that eliminate the two most common reasons buyers walk away from an otherwise good property.

Mesa Verde is one of Costa Mesa's most established and sought-after neighborhoods. Tree-lined streets, proximity to the golf course, and a tight-knit community make it one of those areas where homes rarely come available and move quickly when they do. Single level homes here are even harder to find, as most of the neighborhood's inventory is two-story.

If you have been looking in Costa Mesa or anywhere in the surrounding area, this is worth a conversation before it hits the open market. Once it lists publicly, the advantage of being first disappears. Call us directly and we will set up a showing.

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: August 3, 2026 - Values Up 3% Year Over Year While Pending Sales Pull Back

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

Market Trends

Case-Shiller: OC Holding Its Own

The May Case-Shiller report showed national home prices up 2.2% year over year. The geographic picture is uneven. Chicago led all markets with 6.9% appreciation. Las Vegas was the biggest loser at negative 1.9%, with Seattle, Denver, and Tampa also in negative territory. Sun Belt markets that surged during the pandemic are giving some of that back.

Orange County is holding its own. Single family detached homes sold at a median of $1,470,000 in July 2026 compared to $1,425,000 in July 2025, a 3.2% year-over-year increase. That outpaces the national average and confirms what the weekly data has been showing: OC values are stable and trending slightly higher even as affordability pressure builds and inventory rises.

Mortgage Rates and Buyer Activity

Mortgage rates remain near their highs for the year. The 30-year fixed rate came in at 6.79% last week, compared to 6.57% for the same week last year. That is a meaningful difference for buyers running monthly payment calculations, and it is starting to show up in application volume. Mortgage applications fell 6.4% for the week. The more important number is the year-over-year comparison: purchase applications are still running 3% above the same week in 2025. Buyers are in the market. They are just moving more carefully as rates hover near 7%.

Not all lenders are at the same rate. Some banks and high-volume lenders are offering rates below the headline numbers, and the difference between lenders on a loan of this size can add up to thousands of dollars a year. If you are considering a purchase, let's have a quick conversation about mortgage rates and which lenders are offering the best pricing right now. A few minutes of comparison can make a real difference.

Get This Report In Your Inbox Every Week

If you find this report useful, the easiest way to stay current on the Orange County market is to have it delivered directly to you each Monday after I write it. No sales pitch. Just the data, straight from the MLS, with honest analysis from a broker who lives and works here.

Subscribe to the Weekly Housing Report

Orange County Inventory Statistics

Orange County inventory rose to 5,192 active listings, up from 5,142 last week. New listings came in at 669, below last week's 703 and continuing to normalize after the post-holiday surge. U.S. single family inventory climbed to 872,933 from 865,223, a steady national build that has been running for most of the year.

The number that stands out this week is pending and under contract, which dropped to 1,824 from 1,910. That is an 86-unit decline in a single week and the lowest pending count since March. Closings came in at 426, down from 466 last week. Supply continues to build while the demand side is showing some softening. That combination, more homes available and fewer going under contract, is worth watching closely in the weeks ahead.

Orange County Days on Market Statistics

Average days on market held at 61 for the second straight week. Median days on market held at 41, also unchanged. The consistency in these numbers over recent weeks suggests the market is absorbing the higher inventory level at a steady pace, even as pending contracts pull back.

By price range: homes under $1 million hold at a median of 41 days on market with 1,862 active listings. The $1 million to $2 million range moved to a median of 37 days on market with 1,905 active listings, up one day from last week. Homes above $2 million held at a median of 53 days on market with 1,433 active listings, essentially flat.

Orange County Key Housing Statistics

Single family list prices were flat. The median came in at $1,849,000, essentially unchanged, and the average fell slightly to $3,462,581 from $3,530,163. On the closed side, the SFR median dropped to $1,400,000 from $1,465,000 and the average fell sharply to $1,880,075 from $2,234,243. The drop in the average is a function of the luxury closing mix this week compared to last. Last week included two Newport Coast closings at $25,700,000 at 11 Coral Ridge and $30,100,000 at 12 Coral Ridge. This week the luxury closings were more modest, with the two highest being $14,500,000 at 4512 Roxbury Road, Corona del Mar and one just above $10 million. Fewer ultra-high closings pull the average down considerably, but the underlying market has not changed.

Condos and townhomes moved in the opposite direction. The median list price held at $850,000 while the average eased slightly to $1,069,086. Closed prices improved, with the median rising to $846,200 from $787,000 and the average climbing to $1,056,538 from $873,992, reflecting a stronger week for condo transactions.

The sold-versus-list price gap improved across both segments. Homes above $2.5 million sold for an average of $139,406 below asking, or 2.8%, a meaningful improvement from last week's 4% gap. Homes below $2.5 million sold for just $3,708 below asking, or 0.3%, the tightest gap in several weeks. Both readings point to sellers and buyers finding common ground more efficiently this week.

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

Irvine Market Snapshot

Single Family Homes

There are 316 active single family listings in Irvine with a median asking price of $2,498,500 and a median price per square foot of $910.59. Active listings have a median of 46 days on market.

Of the 437 single family homes that sold over the past six months, the median sale price was $2,050,000 at a median price per square foot of $878.83, with a median of 18 days on market. The $448,500 gap between the active median and the sold median is large, but the price per square foot spread is modest at about $32. That tells a familiar story. The active pool in Irvine is weighted toward larger, more expensive homes that take longer to move, while homes priced closer to $2 million are finding buyers in under three weeks. The 90 homes currently pending or under contract support that reading, working at a median of $2,415,975 with a median of 38.5 days on market before going under contract. Eight more single family homes are in coming soon status at a median of $1,910,000.

The expired and canceled data is where Irvine's SFR market tells its most honest story. Over the past six months, 98 single family listings expired at a median price of $2,724,000 after a median of 83.5 days on market. Another 181 were canceled at a median of $2,650,000 after a median of 47 days. That is 279 sellers who listed above $2.6 million and came off the market without a sale. Combined with the 437 that did sell, it means a significant portion of Irvine SFR listings at the higher end simply did not find buyers at their asking price. The market is active and healthy at $2 million. It becomes much more selective above $2.6 million.

Condos and Townhomes

There are 449 active condo and townhome listings in Irvine with a median asking price of $1,290,000 and a median price per square foot of $755.91, sitting at a median of 40 days on market. Eighty-five are pending or under contract at a median of $1,268,000.

Of the 621 condos and townhomes that sold over the past six months, the median sale price was $1,250,000 at a median price per square foot of $749.82, with a median of 26 days on market. The alignment between active and sold in this segment is tight. The active median is only $40,000 above the sold median, and the price per square foot on active listings and closed sales is nearly identical. The Irvine condo and townhome market is accurately priced at the median. Buyers and sellers are not far apart on value.

The off-market data adds texture. Over the past six months, 166 condo and townhome listings expired at a median of $1,584,450 after 77 days, and 240 were canceled at a median of $1,384,000 after 54.5 days. The expired listings in particular, priced more than $330,000 above the sold median, show where the ceiling is. Irvine condo buyers are well-researched and price-sensitive. Properties priced at or near the market median move in about four weeks. Properties pushed significantly above it tend to expire or get pulled.

Market Reports: All Properties & Condos and Townhomes

Deal of the Week: Off-Market Single Level Home in Mesa Verde, Costa Mesa

This one is for our readers only. A single level single family home in Mesa Verde is not yet on the market and will not appear on the MLS until the seller is ready, which may be soon. The interior has been nicely updated and the home has a new roof.

Mesa Verde is one of the most desirable neighborhoods in Costa Mesa, known for its tree-lined streets, proximity to the golf course, and strong sense of community. Single level homes in the neighborhood are consistently in demand and rarely sit long once they hit the market.

If you are interested in seeing this property before it hits the market, call us directly. This is the kind of opportunity that does not last once it goes public.

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: July 27, 2026 - Rising Days On Market but Strong Closings

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

Market Trends

New Home Sales and the Builder Problem

June new home sales came in at a seasonally adjusted annual rate of 628,000, up 1.6% from May but down 5.6% from June 2025. The median price of a new home fell to $398,300, the lowest point since last July, and 2.7% below where it was a year ago. There are currently 9.3 months of new home supply on the market nationally, which is elevated. A balanced market is typically around 6 months.

Here in the West, the drop was sharper. New home sales in the region fell from 134,000 in May to 104,000 in June.

You might think that with a national housing shortage of roughly 1.2 million units, builders would be racing to build. The reality is more complicated, and it comes down to margins. Over the past five years, multifamily construction costs have risen more than 30% and labor costs are up more than 20%. Major builders are feeling it. D.R. Horton's profit margin has dropped from 23.6% to 20%. Lennar has fallen from 22.5% to 17.5%. PulteGroup is down from 28.8% to 26.2%. Builders are in the business of making money, not solving housing policy problems. When margins compress and buyers can't afford the finished product at the price it costs to build it, production slows.

This is the tension at the center of the housing shortage. The need is real. The demand at the price point builders need to hit to be profitable is not always there. California is trying to force the supply side of that equation through mandates, but mandates don't fix the math for a builder staring at a project that barely pencils out.

For Orange County, where land costs and permitting costs are layered on top of already elevated construction costs, you might expect the math to be even harder. But there is a flip side. Developers have flocked to Orange County precisely because the finished product commands a premium that most markets in the country cannot match. A condo that might sell for $300,000 in Indianapolis sells for $800,000 to $1,000,000 here. That spread between cost and sale price, even with higher land and permitting costs, can produce better margins than building in middle America where sale prices are lower and the cushion is thinner. That is part of why Orange County is seeing so much development activity despite the complexity of building here. The profit potential on a well-located project is simply higher than in most of the country, and developers follow the money. We are tracking how developers are navigating this across the county here: New Developments in Orange County.

Mortgage Rates

The 10-year Treasury yield has climbed more than most expected this summer, closing recently around 4.55%. Normally that kind of move would push the 30-year fixed mortgage rate closer to or above 7%. Instead, the 30-year has stayed in the mid-to-upper 6% range, currently around 6.55%.

The reason is the spread between the two has widened. Historically the 30-year mortgage runs about 170 basis points above the 10-year Treasury. That spread is now around 200 basis points, meaning mortgage lenders are accepting a tighter margin to keep rates more competitive and keep buyers in the market. That compression has acted as a partial buffer against the rising yield.

The effect is showing up in the data though. Nationally, mortgage applications and pending sales are still running higher year over year, but both pulled back slightly over the past week. In Orange County, days on market ticked up across all price bands this week, and the $1M to $2M range saw the biggest move, from 33 to 36 days. The overall market remains solid with 466 closings and 1,910 properties under contract, but the rate environment is worth watching as the 10-year continues to move.

Get This Report In Your Inbox Every Week

If you find this report useful, the easiest way to stay current on the Orange County market is to have it delivered directly to you each Monday after I write it. No sales pitch. Just the data, straight from the MLS, with honest analysis from a broker who lives and works here.

Subscribe to the Weekly Housing Report

Orange County Inventory Statistics

Orange County inventory pulled back slightly to 5,142 active listings from 5,165 last week. The only other week inventory declined this year was the July 4th week, when the holiday compressed new listing activity. This week's dip came without that excuse, as new listings came in at a normal 703 and closings jumped to 466. That combination, steady new supply and strong closings, is what pulled the number down. U.S. single family inventory continued to rise nationally to 865,223 from 859,359.

Pending and under contract listings bounced back to 1,910 from last week's 1,898, moving back above the 1,900 mark.

Orange County Days on Market Statistics

Average days on market ticked up to 61 from 60. Median days on market rose to 41 from 40. Both metrics have been edging higher over recent weeks, consistent with a market absorbing more inventory at a measured pace.

By price range: homes under $1 million hold at a median of 41 days on market with 1,832 active listings, unchanged from last week. The $1 million to $2 million range jumped to a median of 36 days on market from 33, with 1,882 active listings. That three-day increase in a single week is the most movement that segment has seen recently and is worth noting given it is the county's most active price band. Homes above $2 million moved to a median of 53 days on market with 1,444 active listings, up from 51 days.

Orange County Key Housing Statistics

Single family list prices held essentially flat. The median came in at $1,850,000, up just $1,000 from last week, and the average rose to $3,530,163 from $3,459,433. On the closed side, the SFR median pulled back to $1,465,000 from last week's elevated $1,575,000, and the average closed price rose to $2,234,243 from $2,164,270. Last week's closed median was likely influenced by a heavier mix of higher-priced transactions. This week's data looks more typical.

Condo and townhome list prices held flat at a median of $850,000 for the third straight week. The average eased slightly to $1,086,549 from $1,092,714. Closed prices softened modestly, with the median falling to $787,000 from $799,900 and the average to $873,992 from $908,848.

The sold-versus-list price gap held steady at the high end. Homes above $2.5 million sold for an average of $226,539 below asking, or 4%, unchanged from last week. Homes below $2.5 million improved slightly, selling for an average of $6,041 below asking, or 0.5%, better than last week's 0.7% gap.

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

Costa Mesa Market Snapshot

Single Family Homes

There are 70 active single family listings in Costa Mesa with a median asking price of $1,754,495 and a median price per square foot of $927.15. Active listings have a median of 35.5 days on market.

The sold data tells the real story of where the Costa Mesa SFR market is clearing. Of 214 single family homes that sold over the past six months, the median sale price was $1,650,000 at a median price per square foot of $989.90, with a median of just 11 days on market. Note that the sold price per square foot is actually higher than the active median of $927.15. That means homes selling quickly in Costa Mesa tend to be smaller and more efficiently priced per foot, while the current active pool carries larger homes that take more time to move. The 27 homes pending or under contract are working at a median of $1,749,000, very close to the active median, with a median of 27 days on market before going under contract.

The expired and canceled data adds important context. Over the past six months, 19 single family listings expired with a median list price of $2,150,000, sitting an average of 118 days before coming off the market. Another 31 were canceled at a median of $1,999,000 after a median of 43 days, and 10 were withdrawn at a median of $2,042,000. That is 60 sellers who tested the $2 million and above range in Costa Mesa and did not find a buyer. The market below $1.75 million moves in under two weeks. Above $2 million, Costa Mesa requires real patience or a price adjustment.

Condos and Townhomes

There are 40 active condo and townhome listings in Costa Mesa with a median asking price of $882,000 and a median price per square foot of $696.90, sitting at a median of 38.5 days on market. Nine are pending or under contract at a median of $930,000.

The condo and townhome market in Costa Mesa shows an unusual dynamic. The active median of $882,000 is actually below the six-month sold median of $940,000. The price per square foot between active and sold is nearly identical at $697 to $700. What this tells you is that the current active inventory skews toward smaller or lower-priced units, while what has been selling over the past six months has trended slightly larger and higher priced. Median days on market for sold condos and townhomes was 14 days, well below the active median of 38.5 days.

Market Reports: All Properties & Condos and Townhomes

Deal of the Week: Off-Market Single Level Home in Mesa Verde, Costa Mesa

This one is for our readers only. A single level single family home in Mesa Verde is not yet on the market and will not appear on the MLS until the seller is ready, which may be soon. The interior has been nicely updated and the home has a new roof.

Mesa Verde is one of the most desirable neighborhoods in Costa Mesa, known for its tree-lined streets, proximity to the golf course, and strong sense of community. Single level homes in the neighborhood are consistently in demand and rarely sit long once they hit the market.

If you are interested in seeing this property before it hits the market, call us directly. This is the kind of opportunity that does not last once it goes public.

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: July 20, 2026 - Inventory Climbs, Foreclosures Remain Low, and the Building Boom Continues

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

Market Trends

Foreclosure activity across the country rose 21% in the first half of 2026 compared to the same period last year, with 227,548 properties receiving foreclosure filings. June alone saw lenders start foreclosure on more than 26,000 properties, up 20% year over year.

The states with the highest rates are Florida, South Carolina, and Indiana. What those states have in common is that they did not see the same level of home value appreciation over the past four years that California and much of the West Coast experienced. When equity is thin, options are thin.

FHA and VA loans are driving most of the increase. FHA loans require as little as 3% down and VA loans can go to zero down. That means many of those borrowers built little or no equity at the time of purchase. When financial stress hits, they have less cushion and fewer options. A policy change that limited FHA borrowers to one permanent loss-mitigation option in a 24-month window pushed more loans into foreclosure rather than workout solutions. The VA had a similar issue after a key assistance program was discontinued before a replacement was ready.

Orange County tells a very different story. Foreclosure activity here remains at historic lows. The reason is straightforward. Home values in Orange County have risen substantially over the past four years. An owner facing financial hardship here has real equity to work with. Selling the home is almost always a better outcome than losing it, and most owners in distress here are choosing to sell. In states like Florida, South Carolina, and Indiana, that option often does not exist in the same way because the appreciation simply has not been there and demand has been slower to increase.

More Orange County Development - Housing

Orange County is going through a change that is bigger than anything a normal real estate cycle produces. The state has required the county to plan for more than 180,000 new homes by 2029, and that construction is under way. From Huntington Beach to San Clemente to Fullerton and Rancho Mission Viejo, projects that were just plans on paper two years ago are now breaking ground.

The state is not just mandating. It is now enforcing. California recently sued Costa Mesa over its housing element, a sign that cities which drag their feet on compliance will face legal and financial consequences. We covered what that lawsuit means for Costa Mesa and the broader county here: California Sues Costa Mesa Over Housing Element.

On the national level, new housing starts jumped 19% in June to a seasonally adjusted annual rate of 1,427,000 units. Almost all of that gain came from multifamily construction, which surged 76% after a sharp drop the month before. Single family starts were essentially flat at 895,000 units. The national picture points to builders adding apartments and mixed-use density faster than they are adding single family homes, which mirrors exactly what is happening across Orange County.

At the same time, resale inventory is rising here too. Both things are happening at once. The question nobody has a clean answer to yet is whether the economy can actually absorb all of it.

Orange County actually has a surplus of jobs in healthcare, biotech, and technology. The work is here. The problem is that a large portion of the workforce driving those jobs commutes in from outside the county because they cannot afford to live here. That is exactly the dynamic the state is trying to fix by mandating new housing. The theory is that more housing supply close to job centers reduces commute pressure and keeps workers in the county.

It is also worth noting that the 180,000 units being mandated are not all for-sale homes. The mix of for-sale and for-rent properties across the new development pipeline is roughly split, with a significant portion being rental units. That matters because rental housing and for-sale housing serve different segments of the market and affect existing property values in different ways. A large apartment project coming into a neighborhood has a different impact on nearby resale home prices than a for-sale condo development would.

But the math still has to work either way. For someone working in biotech in Irvine or healthcare in Anaheim to buy a home in Orange County, wages need to support prices that start at $1 million for a modest single family home. High paying jobs exist here. The question is whether there are enough of them, and whether the new units being built will be priced in a range those workers can actually reach.

The state is mandating the building. Whether the market creates enough qualified buyers and renters to fill 180,000 new units without putting pricing pressure on everything that already exists here is the question worth watching closely.

For anyone who owns a home in Orange County right now, this is the story to follow. We are tracking every major new project across the county, including the developers, the financing, the incentives, and which cities are moving and which are stalling: New Developments in Orange County.: New Developments in Orange County.

Get This Report In Your Inbox Every Week

If you find this report useful, the easiest way to stay current on the Orange County market is to have it delivered directly to you each Monday after I write it. No sales pitch. Just the data, straight from the MLS, with honest analysis from a broker who lives and works here.

Subscribe to the Weekly Housing Report

Orange County Housing Inventory Statistics

Orange County inventory climbed to 5,165 active listings, up from 5,104 last week and a new high for 2026. New listings came in at 715, pulling back from last week's 879 surge but still running above the pace seen earlier in the year. The post-July 4th burst of new supply is settling into what looks like a sustained higher level of listing activity.

Pending and under contract listings eased slightly to 1,898 from 1,916. Closings came in at 437, up from 423 last week. Demand is holding, but supply continues to outpace it, which is why inventory keeps building week over week.

Orange County Days on Market Statistics

Average days on market held at 60 for the second straight week. Median days on market also held at 40, unchanged. The market is stable in terms of pace, even as total inventory continues to rise.

By price range: homes under $1 million have a median of 41 days on market with 1,824 active listings, up two days from last week. The $1 million to $2 million range holds at a median of 33 days on market with 1,918 active listings. Homes above $2 million ticked down one day to a median of 51 days on market with 1,446 active listings.

Orange County Key Housing Statistics

Single family list prices continued to ease. The median fell to $1,849,000 from $1,869,000 and the average dropped to $3,459,433 from $3,508,645. The continued flow of new listings is pulling both numbers down as more moderately priced homes enter the active pool.

On the closed side, the SFR median sale price jumped to $1,575,000 from $1,460,000 last week, a $115,000 increase. The average closed price also rose to $2,164,270 from $1,986,963. This week's closings skewed toward higher priced transactions. One week does not make a trend, but it is a positive data point for sellers.

Condo and townhome list prices were essentially flat. The median held at $850,000 and the average eased slightly to $1,092,714 from $1,098,806. Closed prices were steady as well, with the median at $799,900 up from $790,000 and the average at $908,848 down slightly from $923,897.

The sold-versus-list price gap narrowed in both segments. Homes above $2.5 million sold for an average of $192,045 below asking, or 4%, a slight improvement from last week's 4.2%. Homes below $2.5 million sold for an average of $8,780 below asking, or 0.7%, also improving from last week's 1%. Both gaps are moving in the right direction for sellers, even if modestly.

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

Huntington Beach Market Snapshot

Single Family Homes

There are 174 active single family listings in Huntington Beach with a median asking price of $2,199,000 and a median price per square foot of $901.65. Active listings have a median of 37 days on market.

The pending and under contract side tells the real story of where the market is clearing. There are 81 homes in the pipeline at a median price of $1,535,000, nearly $664,000 below the active median. And of the 493 single family homes that sold, the median closed price was $1,550,000 at a median price per square foot of $860, with a median of just 12 days on market. The pending median and the sold median are within $15,000 of each other, which shows exactly where buyers and sellers are actually meeting.

The gap between the active median and the sold median is not a sign of a soft market. It reflects the makeup of what is currently listed. The active pool carries a heavier concentration of larger, higher-priced homes that take longer to find the right buyer. Homes priced at or below $1,550,000 in Huntington Beach are moving in under two weeks. Six more single family homes are in coming soon status at a median of $1,699,450.

Condos and Townhomes

There are 113 active condo and townhome listings with a median asking price of $820,000 and a median price per square foot of $688.14, sitting at a median of 57 days on market. Forty-six are pending or under contract at a median of $804,500.

Of the 246 condos and townhomes that closed, the median sale price was $790,000 at a median price per square foot of $688, with a median of 21 days on market. Unlike the single family side, the condo and townhome market in Huntington Beach shows very tight alignment between active and sold pricing. The price per square foot on active listings and closed sales is essentially identical at $688. The active inventory is not overpriced relative to what is closing. The longer days on market, 57 days active versus 21 days sold, reflects the time it takes to find the right buyer in this segment rather than a pricing problem. Four condos and townhomes are in coming soon status at a median of $945,000.

Huntington Beach Market Reports: All Properties & Condos and Townhomes

Deal of the Week: 7246 Seashark, Huntington Beach (Beachwalk)

This Beachwalk home is one of the larger options in the community and one of the better values on a price per square foot basis in Huntington Beach right now. Listed at $1,499,850, it comes in at $643.71 per square foot, below the Huntington Beach condo and townhome market median of $688 per square foot for both active and sold listings.

The home is 2,330 square feet with 4 bedrooms, 2 full baths, and a half bath. It has two common walls, typical for Beachwalk, but also a private yard on a 2,613 square foot lot, which separates it from most attached properties in the area that offer little to no private outdoor space. There is also a view.

At 82 days on market, this one has been sitting longer than most homes moving in Huntington Beach right now. That runway, combined with pricing already below the neighborhood per square foot average, gives a buyer room to have a conversation. Four bedrooms, a private yard, and a view in a coastal Huntington Beach community under $1.5 million is not a combination that shows up often.

Featured Listing: 2175 Pacific Ave #G1, Costa Mesa

This Costa Mesa townhome is listed with Orange County Real Estate, Inc. and represents solid value in a market where entry-level attached properties with views are increasingly hard to find under $900,000.

Priced at $899,950, the home is 1,322 square feet with 2 bedrooms, 2 full baths, and a half bath, coming in at $680.75 per square foot. It has a view and sits within a large complex on Pacific Avenue in west Costa Mesa, one of the more sought-after pockets of the city given its proximity to the coast and easy access to Newport Beach.

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: July 13, 2026 - Orange County Inventory Hits 2026 High as New Listings Surge

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

Market Trends

Orange County saw 879 new listings hit the market this week. That is the most in a single week all year. Total active inventory climbed to 5,104, also the highest of 2026.

While supply was rising here, the national picture moved the other way. U.S. single family inventory dropped from 852,241 to 844,011. A big part of that is happening in the South, which makes up more than half of all homes listed for sale in the country. That region has started to see fewer homes come on the market compared to last year. On top of that, millions of homeowners nationwide are locked into mortgage rates below 5% and simply don't want to sell. Moving means trading a low rate for a higher one, so many are staying put. Nationally, the median days on market is now 63, up 7 days from a year ago.

Here in Orange County, average days on market actually fell this week from 62 to 60, even though inventory went up. That seems backwards, but it makes sense when you look at how the number works. When 879 homes hit the market in one week, every single one of them starts at day zero. That many fresh listings pulls the average down. It doesn't mean homes are selling faster. It just means a lot of new listings haven't had time to sit yet.

More Orange County Development - Housing

Orange County is going through a change that is bigger than anything a normal real estate cycle produces. The state has required the county to plan for more than 180,000 new homes over the coming years, and that construction is now actually starting. From Irvine to Westminster to Huntington Beach, projects that were just plans on paper two years ago are now breaking ground.

At the same time, resale inventory is rising. Both things are happening at once. The question nobody has a clean answer to yet is whether the economy can actually absorb all of it.

Orange County is one of the best places to live in America. The weather, the coastline, the schools, the quality of life are hard to match. But it is simply too expensive for most people. The median home price here is nearly four times the national median. Starter homes in Orange County now start at $1 million. That is not a starter home by any traditional definition.

So who buys the 180,000 new units the state is demanding be built? Lower income residents, the people who would typically be buying entry level homes, have largely already been pushed out. Many have moved to the Inland Empire, to Arizona, to Texas, or further. The pipeline of first time buyers who grew up here and want to stay here is getting thinner every year.

For the new supply to be absorbed, Orange County needs job growth that pays wages high enough to support these prices. There are major projects coming, including life sciences, tech, and healthcare expansion across the county. But the honest question is whether enough high paying jobs will arrive fast enough to create the demand needed to fill 180,000 new units without significant pricing pressure on everything that already exists here.

The state is mandating the building. The market may not be mandating the demand. That gap is worth watching closely.

For anyone who owns a home in Orange County right now, this is the story to follow. New supply landing in your neighborhood or your price range will affect your value. Some areas will benefit. Others will feel pressure. We are tracking every major new project across the county, including the developers, the financing, the incentives, and which cities are moving and which are stalling: New Developments in Orange County.

Get This Report In Your Inbox Every Week

If you find this report useful, the easiest way to stay current on the Orange County market is to have it delivered directly to you each Monday after I write it. No sales pitch. Just the data, straight from the MLS, with honest analysis from a broker who lives and works here.

Subscribe to the Weekly Housing Report

Orange County Housing Inventory Statistics

Orange County inventory rose to 5,104 active listings, up from 4,842 last week. That is the highest count of the year. The jump came from 879 new listings, the most in any single week in 2026. Homes under contract held nearly flat at 1,916 from 1,922, which tells you demand did not jump alongside supply.

Closings came in at 423, down from 478 last week. That dip is normal after a holiday week where fewer buyers and sellers were active. Expect that number to steady out in the coming weeks.

Orange County Days on Market Statistics

Average days on market dropped to 60 from 62. Median days on market held at 40. As noted above, the drop in the average is mostly a result of 879 new listings entering the market at day zero all at once, not a sign that homes are selling faster.

By price range: homes under $1 million have a median of 39 days on market with 1,801 active listings, down one day from last week. The $1 million to $2 million range holds steady at a median of 33 days on market with 1,869 active listings. Homes above $2 million dropped to a median of 52 days on market with 1,449 active listings, down from 54.

Orange County Key Housing Statistics

Single family home list prices came down this week. The median dropped to $1,869,000 from $1,899,000 and the average fell to $3,508,645 from $3,613,590. The wave of new listings this week brought more mid-priced homes into the active pool, which pulled both numbers down. On the sold side, the SFR median closed at $1,460,000, down from $1,472,500, and the average closed price came in at $1,986,963, down from $2,153,581.

Condos and townhomes followed the same direction. Median list price eased to $850,000 from $859,000 and the average dropped to $1,098,806 from $1,105,130. Closed prices pulled back as well, with the median at $790,000 down from $848,000 and the average at $923,897 down from $988,447.

On the sold versus list price gap: homes above $2.5 million sold for an average of $222,342 below asking, or 4.2%, wider than last week's 2.7%. Homes below $2.5 million sold for an average of $13,530 below asking, or 1%, essentially flat from last week's 0.9%. Both numbers are within a normal range. The high end continues to see more pushback at the negotiating table.

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

San Clemente Market Snapshot

Single Family Homes

There are 78 active single family listings in San Clemente with a median asking price of $2,847,000 and a median price per square foot of $844.78. Active listings have a median of 39 days on market.

At first glance, the gap between the active median and what's actually closing looks wide. Of the 236 single family homes that sold, the median sale price was $1,922,500, nearly $925,000 below the active median. But look at the price per square foot on closed sales: $847.38, almost identical to the active median of $844.78. The gap between active and sold pricing in San Clemente isn't about overpricing. It's about size. The homes currently listed are simply larger and more expensive properties. Buyers looking in the $1.9 to $2 million range are finding homes and closing fast. The median days on market for sold single family homes was just 10 days.

That speed is confirmed by the pending and under contract side. There are 43 homes in the pipeline at a median price of $1,990,000, with a median of 13 days on market before going under contract. San Clemente's single family market at the $2 million and below range is active and moving quickly. Seven more homes are in coming soon status at a median of $2,995,000.

Condos and Townhomes

There are 38 active condo and townhome listings with a median asking price of $1,395,000 and a median price per square foot of $893.96, sitting at a median of 41.5 days on market. Sixteen are pending or under contract at a median of $1,149,500.

Of the 71 condos and townhomes that closed, the median sale price was $1,075,000 at a median price per square foot of $745.21, with a median of 14 days on market. Unlike the single family side, the condo and townhome active inventory is priced above where the market is clearing on a per square foot basis, about $148 per square foot above the closed median. Sellers in this segment asking top dollar are seeing longer market times, while properties priced closer to the $1.1 million range are finding buyers in two weeks. Three condos and townhomes are in coming soon status at a median of $1,900,000.

San Clemente Market Reports: All Properties & Condos and Townhomes

Deal of the Week: 3007 Vina Vial, San Clemente

This Forster Ranch single family home just hit the market four days ago and is already worth a close look based on price per square foot alone. Listed at $1,845,000, the home comes in at $598.44 per square foot. The San Clemente single family median, both active and sold, is sitting right around $845 to $847 per square foot. That puts this home roughly $247 per square foot below where the broader San Clemente market is trading.

The home offers 3,083 square feet with 4 bedrooms, 3 full bathrooms, and a half bath on a 6,600 square foot lot. It has a view and was built in 1992. Forster Ranch is one of San Clemente's more established inland neighborhoods, known for its hillside streets, good schools, and easy access to the 5 freeway without being right on top of it.

At this price per square foot, buyers getting more home for less money per foot than nearly anything else currently available in San Clemente. Four days on the market and priced well below the neighborhood per square foot average is a combination that tends not to last long.

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: July 6, 2026 - Inventory Pulls Back After Holiday Weekend. What the $1M to $2M Market Is Telling Us.

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

Market Trends

In the $1 million to $2 million price range, 86% of active listings have been on the market for less than 90 days. Only 241 of 1,768 total listings in that segment are sitting past the 90-day mark. The median days on market for that range is 33. For a county with nearly 5,000 active listings and rising days on market across the board, that level of activity in a single price band stands out.

The question worth asking is why that range moves so fast. Part of the answer is simple: in Orange County, $1 million to $2 million is where the single family home market starts for most buyers. This isn't a luxury segment. It's the entry point for families who want a yard, a garage, and a school district. Demand from that buyer pool is durable because it's need-driven, not speculative.

But families aren't the only ones pushing into that range. A growing segment of buyers in Orange County are downsizers who are not actually downsizing their lifestyle. Empty nesters selling larger homes in more expensive neighborhoods are moving into well-located condos and townhomes closer to the coast, often in the $1 million to $1.5 million range. They're trading square footage for walkability, proximity to the beach, and lower maintenance. We wrote about that shift here: Embracing Change: The Journey of Downsizing in Orange County.

When you combine first-time family buyers coming up from below and equity-rich downsizers coming down from above, that $1 million to $2 million range absorbs demand from two directions at once. That's why it moves.

More Orange County Development

One groundbreaking that didn't make last week's report is worth adding. Gateway Village in Irvine broke ground on 1,138 new homes, one of the larger single-site residential projects in the city's recent history. Irvine continues to absorb a significant share of Orange County's new housing supply, and a project at this scale adds meaningful inventory to a city that has been one of the county's most consistently active markets. More on the project here: Irvine Gateway Village New Homes 2026.

Also worth noting, Hoag Health System purchased the iconic Ziggurat building in Laguna Niguel. The sale will likely result in a medical facility rather than residential development. It's a signal that Orange County is planning ahead for healthcare infrastructure, as older facilities across the county will not be able to handle the growing demand that comes with an aging and expanding population. A landmark building finding its highest use as medical space says something about where the county is headed. More here: Hoag Ziggurat Laguna Niguel.

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Orange County Housing Inventory Statistics

Orange County inventory eased to 4,842 active listings from 4,972 last week. The pullback is real but needs context. New listings dropped to 500 from 724, a drop that tracks directly with the July 4th holiday compressing activity. With open houses running well below their typical 2,500 weekend average, fewer sellers launched and fewer buyers toured. Closings came in at 478, up from 463, which helped tip inventory lower. A rebound in new listings is likely this week as the market catches up.

Pending and under contract listings fell to 1,922 from 2,036, another number that reflects the holiday slowdown more than any fundamental shift in demand.

One stat worth highlighting this week: in the $1 million to $2 million range, there are 1,768 total active listings and only 241 have been on the market longer than 90 days. That leaves 1,527, or about 86%, under the 90-day mark. At this price point, if a home has been sitting past 90 days, price or condition is almost always the story. You can see the properties over 90 days listed here.

Orange County Days on Market Statistics

Average days on market ticked up to 62 from 60. Median days on market rose slightly to 40 from 39.

Breaking it down by price segment: homes under $1 million have a median of 40 days on market with 1,695 active listings, up from 38 days last week. The $1 million to $2 million segment sits at a median of 33 days on market with 1,768 active listings, up from 31 days. The $2 million and above segment has a median of 54 days on market with 1,395 active listings, up from 52 days.

All three price bands saw median days on market inch higher, but the absolute numbers continue to tell different stories. Under $2 million, homes are moving. Above $2 million, patience is required on both sides of the transaction.

Orange County Key Housing Statistics

Single family home list prices held steady at the median, coming in again at $1,899,000, while the average ticked up slightly to $3,613,590 from $3,577,644. On the closed side, the SFR median dipped modestly to $1,472,500 from $1,477,500, while the average closed price rose to $2,153,581 from $2,047,125, reflecting some higher-end transactions closing this week.

Condos and townhomes softened slightly. Median list price eased to $859,000 from $869,450, and average list price fell to $1,105,130 from $1,118,389. Closed prices followed the same direction, with the median dropping to $848,000 from $893,550 and the average closing lower at $988,447 from $1,007,067.

The sold-versus-list comparison produced the most notable shift of the week. Homes priced over $2.5 million sold for an average of $148,144 below list, or 2.7%, a dramatic improvement from last week's $418,969 gap at 7%. That's a meaningful signal that sellers in the high end found buyers closer to asking this week, or that the mix of closings skewed toward better-priced properties. One week doesn't make a trend, but it's worth watching. Homes under $2.5 million sold for an average of $11,282 below list, or 0.9%, widening slightly from last week's 0.4% gap. That segment remains effectively balanced.

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

Newport Beach and Corona Del Mar Market Snapshot

Single Family Homes

There are 231 active single family listings with a median asking price of $6,795,000 and a median price per square foot of $2,034. Active listings are sitting at a median of 65 days on market.

Of the 283 single family homes that closed in the last 6 months, the median sale price was $4,612,350 at a median price per square foot of $1,650, with a median of just 19 days on market. That's a $2.18 million gap between the median active list price and the median closed price, and a $384 per square foot spread. The 53 homes currently pending or under contract are working at a median of $4,795,000, much closer to where closed sales land, with a median of 57 days on market. Seven more single family homes are in coming soon status at a median of $7,495,000.

The gap isn't a sign the market is broken. Newport Beach and Corona del Mar carry a persistent tier of aspirational pricing at the high end that pulls the active median well above where transactions are actually happening. Homes priced in line with comparable sales are moving. Homes priced above the market are sitting and inflating the active median.

Condos and Townhomes

There are 84 active condo and townhome listings with a median asking price of $1,945,000 and a median price per square foot of $1,201, sitting at a median of 52 days on market. Seventeen are pending or under contract at a median of $1,995,000.

Of the 153 condos and townhomes that closed, the median sale price was $2,142,000, actually above the current active median, with a median price per square foot of $1,227 and a median of 30 days on market. That dynamic suggests the current active inventory skews toward smaller or less premium units relative to what has been closing. Five additional condos and townhomes are in coming soon status at a median of $2,995,000.

As with single family homes, properties priced correctly are moving at roughly half the days on market of the active pool. Price correctly and properties move. Price for the ceiling and expect a long wait.

See the detailed market report for Newport Beach and Corona Del Mar

Deal of the Week: 330 Onyx Avenue, Balboa Island, Newport Beach

New construction on Balboa Island is rare. New construction with a 3-car garage on Balboa Island is almost unheard of. 330 Onyx Avenue was built in 2023, comes in at 3,492 square feet with 4 bedrooms, 2 full and 2 half baths, and is listed at $8,680,000, or $2,485 per square foot.

The 3-car garage is the headline amenity on an island where parking defines daily life. For buyers who have avoided Balboa Island precisely because of parking constraints, this property removes that friction entirely. The home also carries a view and sits on a 3,398 square foot lot, which is a workable footprint for the island.

At $2,485 per square foot, the property is priced above the Newport Beach and Corona del Mar active SFR median of $2,034 per square foot, which is expected for new construction in one of the most sought-after pockets of the coast. The home has been active for 61 days, right in line with the broader active market median for this segment.

For buyers looking for new construction in Newport Beach without the wait, this is one of the few move-in ready options currently available on the island.

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